P l a n n i n g H e r i t a g e Specialist & Independent Advisors to the Property Industry
Built Heritage Statement
Land at Barton in Fabis
Nottingham NCC Received 25/07/2017 Nottinghamshire
Greenfields Associates
August 2015
Author: CONTENTS Pages James Edwards BSc (Hons) MSc DipTP MRTPI 1.0 Introduction 3
2.0 Legislative And Planning Policy Framework
2.1 National Planning Legislation and Guidance 4
2.2 Local Planning Policy and Guidance 6
3.0 Architectural and Historic Appraisal Approved by: 3.1 Historic Development of Barton in Fabis and Site 8 Jonathan Smith BA (Hons) MA PGCE MCIfA IHBC 3.2 Site Assessment 11
3.3 Assessment of Heritage Assets 12
4.0 Proposals and Assessment of Impact
Report Status: 4.1 Proposals 20
3rd DRAFT 4.2 Assessment of Impact 21 5.0 Conclusions 24
Issue Date:
August 2015 Received
CgMs Ref:
NCC 25/07/2017
JE/HB/20171/iii
© CgMs Limited
No part of this report is to be copied in any way without prior written consent.
Every effort is made to provide detailed and accurate information, however, CgMs Limited cannot be held responsible for errors or inaccuracies within this report.
© Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office.
Licence No: AL 100014723
1.0 LAND AT CREEDY BRIDGE, CREDITON
1.0 INTRODUCTION
This Built Heritage Statement has been researched and prepared by CgMs Consulting on behalf of Greenfields Associates to support a proposed mineral excavation planning application on land at Barton in Fabis, Nottinghamshire (hereafter referred to as ’the Site’). The Site is approximately 82 hectares in extent and is centred on NGR SK 53025 33792 (Figure 1). The Site is understood to have been promoted for allocation for minerals extraction through the Emerging Nottinghamshire Minerals Local Plan to 2030.
There are no designated or non-designated built heritage assets or Registered or Non-Registered Parks and Gardens within the Site, but a number of designated and non-designated heritage assets are located in the vicinity of the Site which may face impact from the proposed development. This includes the Grade II Registered Park and Garden of Clifton Hall, the Grade I listed Clifton Hall itself and several listed Churches.
This Built Heritage Statement considers the potential impacts of the proposed development on the historic built environment, with an assessment of all built heritage assets (both designated and non-designated) within the vicinity of the Site which may be impacted by the proposed development.
This report addresses the requirement under Paragraph 128 of the National Planning Policy Framework (NPPF) for the applicant to explain the significance
of the particular heritage assets that may be affected, including consideration Received of their settings, and demonstrate the impact that the proposal will have upon that significance.
All archaeological considerations are covered in a separate report prepared NCC 25/07/2017 by CgMs.
This report makes reference to the relevant legislative framework contained within the Planning (Listed Buildings and Conservation Areas) Act 1990, as well as national and local planning policy. In addition, relevant Historic England Guidance has been consulted to inform the judgements made. It is further based on the findings of detailed historical research, a site walkover survey and assessment conducted from publicly accessible locations around the Site, map studies and the application of professional judgement.
All photographs, plans and drawings are included for illustrative purposes only.
Figure 1: Site Location (Source: Street Map and Ordnance Survey).
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2.O LEGISLATIVE AND PLANNING POLICY FRAMEWORK
2.1 NATIONAL PLANNING LEGISLATION AND GUIDANCE
The current policy regime identifies, through the National Planning Policy should be restricted to some degree. historic environment are informed and sustainable. Framework (NPPF), that applicants should consider the potential impact of development on Heritage Assets. This term includes both designated heritage Section 7 of the NPPF, ‘Requiring Good Design’ (Paragraphs 56 to 68), reinforces the The guidance describes a range of heritage values which enables the assets, which possess a statutory designation (for example listed buildings, importance of good design in achieving sustainable development by ensuring the significance of assets to be established systematically, with the four main Conservation Areas, and Registered Parks and Gardens), as well as non- creation of inclusive and high quality places. Paragraph 58 states that new design 'heritage values' being: designated heritage assets. should respond to local character and history. Evidential value: which derives from the potential of a place to yield evidence Legislation regarding buildings and areas of special architectural and historic Section 12, ‘Conserving and Enhancing the Historic Environment’ (Paragraphs 126- about past human activity. interest is contained within the Planning (Listed Buildings and Conservation 141) relates to developments that have an effect upon the historic environment. Areas) Act 1990. This is the guidance to which local authorities need to refer when setting out a Historical value: which derives from the ways in which past people, events strategy in their Local Plans for the conservation and enjoyment of the historic and aspects of life can be connected through a place to the present. The relevant legislation in this case extends from Section 66 and Section 72 of environment. This should be a positive strategy where heritage assets should be the 1990 Act. Section 66 states that special regard must be given by the conserved in a manner appropriate to their significance. For clarification, the NPPF Aesthetic value: which derives from the ways in which people draw sensory planning authority in the exercise of planning functions to the desirability of provides definitions of terms relating to the historic environment in a glossary in and intellectual stimulation from a place. preserving or enhancing listed buildings and their settings, while Section 72 Annex 2. Communal value: which derives from the meanings of a place for the people refers to the special regard to be given to the preservation and/or who relate to it, or for whom it figures in their collective experience or enhancement of conservation areas. Of particular relevance to this report are Paragraphs 132-135 which are concerned with the potential impacts of a proposed development on the significance ofa memory. The meaning and effect of these duties have been considered by the courts in heritage asset. Paragraph 132 states that where a development is proposed, great Overview: Historic Environment Good Practice Advice in Planning recent cases, including the Court of Appeal’s decision in relation to Barnwell weight should be given to the asset’s conservation and that the greater an asset’s Manor Wind Energy Ltd v East Northamptonshire District Council [2014] significance, the greater this weight should be. Paragraph 134 emphasises that The PPS5 Practice Guide was withdrawn in March 2015 and replaced with EWCA Civ 137. where a proposed development will lead to less than substantial harm to the
three Good Practice Advice in Planning Notes (GPAs) published by EnglishReceived significance of an asset, this should be weighed against the public benefits of the Heritage (now Historic England). GPA1: The Historic Environment in Local The Court agreed within the High Court’s judgement that Parliament’s scheme, bearing in mind the great weight highlighted in Paragraph 132. Plans provides guidance to local planning authorities to help them make well intention in enacting Section 66 (1) was that decision-makers should give informed and effective local plans. GPA2: Managing Significance in Decision-
‘considerable importance and weight’ to the desirability of preserving (i.e. Planning Practice Guidance (PPG) (March 2014) NCC 25/07/2017 Making includes technical advice on the repair and restoration of historic keeping from harm) the setting of listed buildings. National planning guidance has subsequently been adopted in order to guide the buildings and alterations to heritage assets to guide local planning authorities, National Planning Policy Framework (NPPF) (March 2012) application of the NPPF. It reiterates that conservation of heritage assets ina owners, practitioners and other interested parties. GPA 3: The Setting of manner appropriate to their significance is a core planning principle. Heritage Assets replaces guidance published in 2011. The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how these are expected to be applied. Key elements of the guidance relate to assessing harm. It states that substantial At present there are some gaps in guidance, formerly provided by PPS5 When determining Planning Applications the NPPF directs LPAs to apply a harm is a high bar that may not arise in many cases and that while the level of harm Practice Guide. It is hoped that these gaps will be filled by the emerging GPA presumption in favour of sustainable development; the ‘golden thread’ which will be at the discretion of the decision maker, generally the degree of substantial 4: Enabling Development and Heritage Assets, and the two Historic is expected to run through the plan-making and decision-taking activities. This harm will only be at a level where a development seriously affects a key element of Environment Advice Notes entitled Conservation Area Designation, Appraisal encourages LPAs to approve development proposals that accord with the an asset’s special interest. It is the degree of harm, rather than the scale of and Management (HEA 1) and Making Changes to Heritage Assets (HEA 2), for development plan without delay. development that is to be assessed. which the consultation process finished on 17 April 2015.
Where a development plan is absent, silent or out-of-date, permission should Conservation Principles, Policies and Guidance (English Heritage, 2008) Historic Environment Good Practice Advice in Planning: Note 1 (GPA1): The be granted except where adverse impacts would significantly and Historic Environment in Local Plans demonstrably outweigh those benefits, when assessed against NPPF policies Conservation Principles outlines Historic England’s approach to the sustainable This advice note focuses on the importance of identifying heritage policies as a whole; or where specific policies contained within the NPPF (including management of the historic environment. While primarily intended to ensure within Local Plans. The advice echoes the NPPF by stressing the importance of those with regard to designated heritage assets) indicate that development consistency in Historic England’s own advice and guidance, the document is recommended to LPAs to ensure that all decisions about change affecting the
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2.0 LEGISLATIVE AND PLANNING POLICY FRAMEWORK
2.1 NATIONAL PLANNING LEGISLATION AND GUIDANCE formulating Local Plans based on up-to-date and relevant evidence on either the definition of setting or the way in which it should be assessed. economic, social and environmental characteristics and prospects of the area, including the historic environment. Setting is defined as ‘the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve’. The Historic Environment Good Practice Advice in Planning: Note 2 (GPA2): guidance emphasises that setting is not a heritage asset or a heritage designation and Managing Significance in Decision-Taking in the Historic Environment that its importance lies in what it contributes to the significance of the heritage asset itself. Elements of setting may make a positive, negative or neutral contribution to This document provides advice on numerous ways in which decision making the significance of a heritage asset. in the historic environment could be undertaken, emphasising that the first step for all applicants is to understand the significance of any affected While setting is largely a visual concept, with views considered to be an important heritage asset and the contribution of its setting to that significance. In line consideration in any assessment of the contribution that setting makes to the with the NPPF and PPG, the document states that early engagement and significance of an asset, setting, and thus the way in which an asset is experienced, expert advice in considering and assessing the significance of heritage assets can also be affected by other environmental factors, including historic associations. is encouraged. The advice suggests a structured, staged approach to the assembly and analysis of relevant information: This document states that the protection of the setting of a heritage asset need not prevent change and that decisions relating to such issues need to be based on the 1) Understand the significance of the affected assets; nature, extent and level of the significance of a heritage asset. It is further stated that the contribution made to an asset’s significance by their setting will vary depending 2) Understand the impact of the proposal on that significance; on the nature of the asset and its setting. Different heritage assets have the capacity to accommodate change differently within their settings, possibly without harming 3) Avoid, minimise and mitigate impact in a way that meets the the significance of the asset (or even enhancing its significance) and, therefore, objectives of the NPPF; setting should be assessed on a case-by-case basis. Although not prescriptive in Received setting out how this assessment should be carried out, Historic England recommend 4) Look for opportunities to better reveal or enhance significance; using a ‘5-step process’ to assess any effects of a proposed development on the setting and significance of a heritage asset: 5) Justify any harmful impacts in terms of the sustainable development objective of conserving significance balanced with the need for NCC 25/07/2017 1) Identifying the heritage assets affected and their settings; change; and 2) Assessing whether, how and to what degree these settings make a 6) Offset negative impacts to significance by enhancing others through contribution to the significance of the heritage asset(s); recording, disseminating and archiving archaeological and historical interest of the important elements of the heritage assets affected. 3) Assessing the effect of the proposed development on the significance of the asset(s);
4) Maximising enhancement and minimising harm; and Historic Environment Good Practice Advice in Planning: Note 3 (GPA3): The Setting of Heritage Assets 5) Making and documenting the decision and monitoring outcomes.
This advice note focuses on the management of change within the setting of heritage assets. This guidance updates that previously published by English Heritage (The Setting of Heritage Assets 2011) in order to ensure that it is fully compliant with the NPPF and is largely a continuation of the philosophy and approach of the 2011 document. It does not present a divergence in
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2.0 LEGISLATIVE AND PLANNING POLICY FRAMEWORK
2. 2 LOCAL PLANNING POLICY AND GUIDANCE
Local Policy publicly available. Where there is to be a loss in whole or in part to the b) the proposals respect the character of the building by virtue of their design, significance of an identified historic asset then evidence should first be The Local Planning Authority for the Site is Rushcliffe Borough Council, in the scale, siting and materials and that additions do not detract from its architectural recorded in order to fully understand its importance; and main part, with a small portion of the northern reaches of the Site being or historic character. within the remit of Nottingham City Council. These local authorities have f) considering the need for the preparation of local evidence or plans. Proposals for development affecting the setting of a listed building, will only be responsibilities for the prescribing of the local development framework and permitted where they are acceptable in terms of scale, massing, form, siting, 4. Particular attention will be given to heritage assets at risk of harm or loss policies for the Site. At a regional level, Nottinghamshire County Council also design and materials proposals for changes of use of a listed building will be of significance, or where a number of heritage assets have significance as a has responsibility for managing and prescribing minerals based policies and treated sympathetically where this would result in the preservation of the group or give context to a wider area. development management through their Adopted Local Plan and the architectural or historic interest of the building and its setting. emerging Minerals Local Plan. Within the Rushcliffe Borough area the Local
Plan is currently formed of the Adopted Non-Statutory Local Plan (2006) and Saved Policies of the Nottingham Local Plan (2005) the Core Strategy (Part 1). For the Nottingham City Council area the relevant Rushcliffe Borough Council Core Strategy (December 2014): BE10: Development within the Curtilage, or Affecting the Setting, of a Listed policy document is the Saved Policies of the Nottingham City Council Local POLICY 11: HISTORIC ENVIRONMENT Building Plan (2006) and the Aligned Core Strategy (Part 1) (2014). In respect of minerals specific policies the Adopted Minerals Local Plan forms the main 1. Proposals and initiatives will be supported where the historic environment and Planning permission for development within the curtilage, or affecting the thread of development management in this sphere until such time as the heritage assets and their settings are conserved and/or enhanced in line with their setting, of a listed building will not be granted if it would be detrimental to emerging Minerals Local Plan (to 2030) which is at an early stage is adopted. interest and significance. Planning decisions will have regard to the contribution the appearance or character of the building, or to its setting. The relevant adopted policies (and relevant parts thereof) are outlined heritage assets can make to the delivery of wider social, cultural, economic and below: environmental objectives. BE14: Historic Parks and Gardens 2. The elements of Rushcliffe’s historic environment which contribute towards the unique identity of areas and help create a sense of place will be conserved and, Planning permission will not be granted for development that would be
Rushcliffe Borough Council Adopted Non-Statutory Local Plan (2006): Received where possible, enhanced with further detail set out in later Local Development detrimental to the character, setting or appearance of a registered Park or EN2 – Conservation Areas Documents. Elements of particular importance include: Garden of Special Historic Interest, or the Nottingham Castle Grounds.
Planning permission for development including changes of use and a) industrial and commercial heritage such as the textile heritage and the alterations or extensions to existing buildings within a designated NCC 25/07/2017 Grantham Canal; Nottingham City Council Aligned Core Strategy (Part 1) (December 2014): conservation area, or outside of but affecting its setting, or views into or out b) Registered Parks and Gardens including the grounds of Flintham Hall, Holme of the conservation area will only be granted where: Policy 11: Historic Environment Pierrepont Hall, Kingston Hall and Stanford Hall; and a) the proposal would preserve or enhance the character or appearance of 1. Proposals and initiatives will be supported where the historic c) prominent listed buildings. the conservation area by virtue of its use, design, scale, siting and materials; environment and heritage assets and their settings are conserved and/or 3. A variety of approaches will be used to assist in the protection and enjoyment of enhanced in line with their interest and significance. Planning decisions will b) there will be no adverse impact upon the form of the conservation area, the historic environment including: have regard to the contribution heritage assets can have to the delivery of including its open spaces (including gardens), the position of existing wider social, cultural, economic and environmental objectives. buildings and notable features such as groups of trees, walls and other a) the use of appraisals and management plans of existing and potential structures; and there will be no loss of part or all of an open space which conservation areas; 2. Elements of the historic environment which contribute towards the contributes to the character or appearance of the conservation area. unique identity of areas and help create a sense of place will be conserved b) considering the use of Article 4 directions; and, where possible, enhanced, with further detail set out in part 2 Local EN4 – Listed Buildings c) working with partners, owners and developers to identify ways to manage and Plans. Planning permission for extensions and alterations to, and conversions of make better use of historic assets; Elements of particular importance include: listed buildings, will only be granted where: d) considering improvements to the public realm and the setting of heritage assets a) the industrial and commercial heritage such as the textile and coal mining a) it can be shown that the features of architectural or historic interest will within it; heritage and the various canals; be preserved: e) ensuring that information about the significance of the historic environment is
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2.0 LEGISLATIVE AND PLANNING POLICY FRAMEWORK
2. 2 LOCAL PLANNING POLICY AND GUIDANCE b) the literary heritage associated with DH Lawrence, Lord Byron and Alan would cause an unacceptable level of harm to the character, appearance, Sillitoe; condition or setting of conservation areas, listed buildings, historic battlefields and c) Registered Parks and Gardens and important historic landscape features historic parks and gardens. such as Sherwood Forest, ancient or mature woodland and ridge and furrow field patterns; Emerging Nottinghamshire County Council Minerals Local Plan to 2030 Preferred d) historic features within Nottingham City Centre such as the medieval Approach 2013 street patterns, the networks of caves under the City Centre, the Park Estate and Lace Market; and POLICY SP6 – THE BUILT AND NATURAL ENVIRONMENT e) prominent Listed Buildings and Scheduled Monuments with a wider All mineral development proposals will be required to deliver a high standard of visual and economic benefit such as Nottingham Castle, Wollaton Hall, environmental protection and enhancement and ensure that new development Newstead Abbey, Bennerley Viaduct and buildings D6 and D10 on the Boots does not adversely impact on the following unless it can be demonstrated that campus. there is an overriding need for a development and any impacts can be fully mitigated and/or compensated for: 3. A variety of approaches will be used to assist in the protection and enjoyment of the historic environment including: International, national, regional and local nature conservation sites and priority habitats and species as identified in the Nottinghamshire LBAP; a) the use of appraisals and management plans of existing and potential Conservation Areas; Sites of geological interest; b) considering the use of Article 4 directions; Historic (designated and non-designated), archaeological and cultural assets; c) working with partners, owners and developers to identify ways to Landscape and townscape character; Received positively manage and make better use of historic assets; Best and most versatile agricultural land and soil; d) considering improvements to the public realm and the setting of heritage Flood risk; assets within it; Infrastructure; NCC 25/07/2017 e) ensuring that information about the significance of the historic Highways; environment is publicly available; Community amenity; and f) where there is a loss in whole or in part to the significance of an identified historic asset then evidence should be recorded of its importance; and Water quality and air quality. g) considering the need for the preparation of local evidence or plans.
4. Particular attention will be given to heritage assets at risk of harm or loss Nottingham City Council has produced a Clifton Conservation Area Policy Guidance of significance, or where a number of heritage assets have significance as a (1997) which although largely out of date and subsequently carrying reduced weight group or give context to a wider area. in decision making has been referred to.
Nottinghamshire County Council Adopted Minerals Local Plan (December 2005)
POLICY M3.25 Listed Buildings, Conservation Areas, Historic Battlefields and Historic Parks and Gardens.
Planning permission will not be granted for minerals development which
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3 .O ARCHITECTURAL AND HISTORIC APPRAISAL
3 .1 HISTORIC DEVELOPMENT OF BARTON IN FABIS AND SITE
Evidence of settlement in Barton in Fabis has been recorded as early as date, Barton was referred to as Barton-in-the-Trent in the early 14th century. estate, the seat of which was the imposing Clifton Hall to the northeast of the 10,000 to 5,000 BC with the identification of a Neolithic stone head and mace. Agriculture was an important economic driver in the area during this period. Indeed it village, with the marriage between members of both the Sacheverell and the Crop marks near to the village suggest that there also existed an Iron Age was increasingly known for its production of beans and subsequently became known Clifton family (Fig.2). Much of the landscape surrounding the village was set settlement in the near vicinity. Similarly, to the southeast of the village atop as Barton-in-Le Benes. Its bean production was understood to be well regarded over to common land. Indeed Barton Moor and Clifton Pasture, some Brands Hill, evidence of fortifications are understood to indicate the presence during the reign of Henry VII. This place name was, however, altered again to distance to the east of the village beyond Brands Hill, are still understood to of an ancient British pre-Roman camp. During the Roman period, activity in differentiate this settlement from another village of the same name in Leicestershire be the largest unenclosed pasture in the country, where the wider the area was no less evident with the presence of two Roman villas in the becoming Barton-in-Fabis, Fabis meaning ‘beans’ in Latin. surrounding landscape was progressively enclosed during the medieval near vicinity of the village. It is understood that part of what now constitutes period. That said, much of the surrounds of Barton-in-Fabis remained in Barton parish formed a smaller parish referred to as Garbythorpe Whilst agriculture remained an important activity for the village, quarrying for common land for grazing of livestock, including land at the end of Chestnut (subsequently merging with Barton in the 18th century). The inclusion of the gypsum was noted around the village on nearby hillsides in the 15th century. By the Lane in the village and land surrounding Brands Hill Wood which were still Danish word ‘Thorpe’ in this place name suggests that it may have been 17th century the popularity of gypsum plaster had seen the quarrying activity take on used in this way until World War II. Much of the surrounding landscape near occupied by the Danes in the 10th century under Dane Law. a more organised structure around the village with its own mine in the Gotham Hills to the River Trent was historically water meadows and subsequently prone to south of the village by the early 20th century. A trial pit was also noted in Brands Hill flooding resulting in numerous floods within the village itself. The earliest records of the settlement itself refer to the name Bereton, which Wood southeast of the village, but no further activity was seen here. Gypsum was itself is understood to be a Saxon word meaning outlying farm or grange. By transferred to the River Trent for onward movement to Newark from Barton Quay, The village and surrounds are noted to have played an important role in the the Domesday Book, Barton was known to have a population of 200 people although activity from this quay had declined by the 20th century when the village Civil War with Charles Stuart have been understood to have crossed the River and eleven plough teams. Whilst no reference is made to a church in the had its own mine. Trent at Barton Ferry in his eagerness to avoid Nottingham to the north in Domesday Book of 1086, key events in the history of the village include 1646. By the close of the 17th century the village was understood to have extensive fire damage to the Church and flooding in 1268 and 1346 The Manor of Barton-in-Fabis was owned by the Sacheverell family from the early been occupied by only 86 inhabitants but by this time having two inns. respectively suggest that within the next two centuries a church was tobe 16th century having previously been in the Stoteville and Grey families. Very little Barton Ferry has historically played an important role in the wider interest in constructed. These events however resulted in a new church being evidence of the Manor of Barton remains, its most tangible evidence being the Grade Barton-in-Fabis for, whilst the pubs in the village had closed by the turn of the constructed which has itself evolved into the current Church . Following this II listed and Scheduled Monument of the Dovecote at Manor Farm. Later stables now 20th century, the popularity of tea rooms in the village for residents of Received form Manor Farmhouse. The Manor of Barton merged eventually with the Clifton Nottingham and surrounds north of the River Trent was well known. Indeed NCC 25/07/2017
Figure 2: Clifton Hall from a 1676 Engraving by Hollar (Source: Nottingham .ac.uk) Figure 3: Extract from Chapman’s Map of Nottingham 1774 with approximate site location Figure 4: Extract from 1815 Stevens Map (Source: British Library) with approximate site in red location
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3 .O ARCHITECTURAL AND HISTORIC APPRAISAL
3 .1 HISTORIC DEVELOPMENT OF BARTON IN FABIS AND SITE the Barton Ferry facilitated direct access to the village from the northern bank that was often used on earlier mapping, an avenue from Clifton Hall southwest 7) shows the extent of historic gravel extraction on the north side of the River of the river. Whilst the popularity for tea rooms in the village ceased in the towards Barton-in-Fabis cannot be discounted and the route certainly follows a Trent, almost to the present extent. This area is now the Attenborough mid-20th century, the ferry continued for a period providing a service to present bridleway. It is, however, not noted to have had the grandeur and status Nature Reserve. Within the Site mature boundary tree planting is noted residents until the 1960s. accorded to Clifton Grove to the north of Clifton Hall, which was the principal tree- between some of the fields. However, several of the field boundaries appear lined access into Clifton Hall and gardens. The Steven’s mapping (1815) (Fig. 4) to have been removed. It is suggested that the wooded ridgeline remains as In the post-war period the Clifton estate, including the lands of Barton-in- identifies the Site as being in several large field parcels. A wooded ridge is present as previous, although this map edition suggests that it is much more sparsely Fabis, were acquired by Nottingham City Corporation. The Hall became an is the possible avenue of trees running along the base of the ridgeline and through populated with trees which was unlikely to be the case, particularly in respect education establishment before being subdivided to several residential units the Site as it rises towards Brands Hill summit. At this time, the settlements of Clifton of Clifton Wood part of the designed landscape of Clifton Hall northwest of in 2001. The whole of Barton-in-Fabis parish was put up for sale by the and Attenborough are isolated villages. the site along this ridgeline. corporation and was subsequently subdivided into multiple ownership. The wider part of the Clifton estate to the northeast of Clifton Hall was utilised for By the late 19th century the Site appears enclosed into twenty-one separate field The 1983 and 2015 OS Map extracts (Figs. 8 & 9) respectively also show the what, at the time, was the largest council estate in Europe, and which still parcels. Woodland is present on the slopes of the ridgeline to the southeast of the gradual creep of built development, notably around Clifton village towards exists today as the settlement of Clifton. At this time, perhaps with the Site including sporadic tree coverage running across the Site at the point it rises the Site. The continued removal of field boundaries has seen a reduction in subdivision of lands around Barton, an increased desire to provide greater towards the summit of Brands Hill. Any avenue of trees has subsequently been the number of field parcels to below ten. security to the village prompted the construction of the present day flood subsumed into the wider encroachment of woodland along this ridge. At this time bank in 1968, which is noted around parts of the village liable to flooding. The lands across the River Trent within the Attenborough Parish has also been enclosed, The 2015 OS map does not however detail the new dual carriage way east of flood bank divides the Site from the village. but areas of extant water meadow are still noted close to the banks of the river. the Site which has drawn road traffic to and from Nottingham further away form the Site but has provided extensive landscaping and engineering works Whilst it remains difficult to fully interpret the Site on the earlier mapping it is By 1955 (Fig. 6), built development is noted to encroach upon Attenborough and also in the form of a new roundabout east of the Site. evident that either a tree-lined avenue or woodland ran to the southeast of the first evidence of gravel extraction is noted to the east of this village. The Site still the Site along the present wooded ridge in the 18th century (1774 Chapman remains as per the late 19th century, including the limited tree coverage along the Map of Nottinghamshire (Fig.3)). This area of trees crosses the Site where it foot-slopes as the Site rises towards the Brands Hill summit. Additional tree planting rises up to the summit of Brands Hill. The detailed interpretation of the Site is noted adjacent to the eastern reaches of the Site towards Mill Hill. A small building Received specifically through this map is not possible. Recognising the artistic license is also present south of Barton Island on the banks of the river. The 1971 OS map (Fig. NCC 25/07/2017
Figure 5: Extract from 1883-1885Ordnance Survey Map. 1:10,000. Figure 6: Extract from 1955 Ordnance Survey Map. 1:10,000 Figure 7: Extract from 1971 Ordnance Survey Map. 1:10,000
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3 .O ARCHITECTURAL AND HISTORIC APPRAISAL
3 .1 HISTORIC DEVELOPMENT OF BARTON IN FABIS AND SITE
Figure 8: Extract from 1983 Ordnance Survey Map. 1:10,000 Received NCC 25/07/2017
Figure 9: Extract from 2015 Ordnance Survey Map. 1:10,000.
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3 .O ARCHITECTURAL AND HISTORIC APPRAISAL
3 .2 SITE ASSESSMENT
The main body of the Site lies on the flood plain of the River Trent to the Beyond the River Trent to the north, further historic gravel workings are present; flood plain. The River Trent boundary does, however, have high levels of tree northeast of the village of Barton-in-Fabis (Fig. 10 & 11). The flood plain is these now form the Attenborough Nature Reserve. Areas of land above water level coverage and there are instances, given the scale of the overall Site, where bounded to the southeast by a largely wooded, steep-sided ridgeline which are noted, including the tow-path along the River Trent. Greater Nottingham now there are high levels of mature tree coverage which limit some views into and runs southwest to northeast. This comprises a number of hills including encroaches into the wider landscape north and northwest of the Site beyond the through the Site. In respect of the visual envelope of the Site, from within Brands Hill and forms an edge to the River Trent river valley. It is bounded to River Trent and the nature reserve, including the former isolated settlement of the Site views are limited to the east, north and west by the tree coverage northwest by the River Trent which the Site abuts on all of this flank. On the Attenborough, now subsumed into the city’s suburbs. Views are granted over parts and specifically, to the east, by the robust wooded ridgeline. This channels southern flank, the Site is bounded by the 1968 flood bank. On the northern of the city from the Site, notably the elevated ground, but also to a much smaller views not only to the southwest but also to the northeast into the distance. flank, the Site is bounded by further field parcels. degree from within the flood plain section of the Site. To the southwest lies the village of Barton-in-Fabis and beyond the Gotham Hills. Ratcliffe Power Station, lying A number of bridleways and footpaths are present within the Site which lead The Site comprises nine field parcels most of which lie in the flood plain. a moderate distance from the Site and to the southwest appears as a visually very from Barton-in-Fabis. One path leads from Chestnut Lane north to the River Some of these field parcels have subsequently been sub-divided further into dominant mass of cooling towers and chimneys on the horizon. The wider rural Trent’s banks in the south-westernmost field parcels of the Site. A footpath paddocks or have been left in part outside of cultivation. Two field parcels lie aspect, which is channelled by the ridgeline forming the edge of the river valley over runs northwest through the Site towards Rough Wood to meet with a bridle on the upper slopes and summit of Brands Hill ridge-line in the south-eastern Barton-in-Fabis and beyond, is eroded somewhat by the presence of the power way (outside, but adjacent to, the Site), which runs along the foot of the part of the Site (Fig 12). Many of the fields within the Site are interlocking station. To the southeast of the Site beyond the summit of the ridgeline and wooded ridgeline to the east of the Site. with field access into neighbouring fields only. Access into the Site is, importantly Brands Hill, the topography drops away on to extensive areas of low level however, provided from the A453 and via Chestnut Lane in Barton-in-Fabis. landscape below the level of this ridgeline. The A453 which abuts the Site on its south The parcels are primarily laid to pasture on the flood plain with a small area -eastern extremity appears to have been downgraded in importance with the of scrub/meadow to the eastern flank of the Site. On the upper slopes to the completion of a new dual carriageway, set further southeast of the Site boundary and east, the land is in grazing and on the summit in arable planting with a small with a new roundabout providing access onto the old A453 and Barton-in-Fabis. area of unmanaged grassland. The Site is largely considered open throughout the extent of its coverage of the Trent Received NCC 25/07/2017
Figure 10: The Site looking towards Barton in Fabis and Ratcliffe Power Station beyond Figure 11: View North-west over Site from Brandshill summit towards Attenborough Figure 12: View south-west towards summit of Brandshill in Site
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3 .3 ASSESSMENT OF HERITAGE ASSETS
Within 1 km of the Site there are 56 built heritage assets ranging from Grade I listed buildings to buildings considered within this report as non-designated Attenborough Conservation Area Church of St heritage assets. Additionally, three conservation areas fall, in part, within a 1 Mary the Virgin km radius of the Site, as well as one registered park and garden and one Church of St Mary the Virgin Scheduled Monument. Clifton Hall Most of the identified built heritage assets fall north of the River Trent in and around Attenborough and within the Attenborough Conservation Area. This includes the Church of St. Mary the Virgin (Grade I listed) and Ireton House Clifton Conservation Area (Grade II listed). The now-suburbanised environment in which they are located with high levels of built development (with its associated existing noise and activity) and extensive mature tree planting creates visual and audible screens to any activity further afield. The proposed development is Ireton House unlikely to impact upon the setting and significance of these heritage assets. The Conservation Area within which many of the built heritage assets reside is Clifton Hall RPG largely inward-looking with only the spire of St. Mary the Virgin Church standing out above the mass of tree planting within and throughout the nature reserve (viewed from higher reaches of the Site), offering any clear indication of an historic settlement here.
Erewash Bridge Outside of the built environment lie the listed Erewash footbridge and Towpath footbridge (both listed Grade II) which sit along the edge of the Received River Trent and form part of a network of footpaths along the bank of the river and into the Attenborough Nature Reserve. Whilst they remain the closest designated heritage built structures to the Site, their principal setting is the River Trent which they serve, although the surrounding landscape NCC 25/07/2017 beyond, including the Site, forms part of the wider setting. The extensive Site flooding of the landscape to form the Attenborough Nature Reserve forms the greater part of their extended setting which plays a very small role in understanding their significance. This setting has already been largely altered through the historic gravel extraction. For the above reasons it is suggested that built heritage on the northern side of the River Trent, including the wider Attenborough Conservation Area, will not be further considered in this report. 20 & 24 Brown Lane The Forge Noting the relatively close proximity of Barton-in-Fabis to the Site, it is considered that there are very few built heritage assets which share any degree of intervisibility with the Site within the village. There may, however, be impacts arising from noise and disturbed particulates (dust) affecting how these assets are experienced in their wider extended setting. Several built Church of St George, heritage assets will be considered in separation (see below) but given the The Rectory and 27 Manor Farm Dovecote broadly similar setting that all the built heritage assets within the relatively Rectory Place enclosed village share, and to avoid unnecessary repetition, the assessment of their setting and significance and any impacts upon their setting and Figure 13. Heritage Assets Plan
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3 .3 ASSESSMENT OF HERITAGE ASSETS significance will be, where practicable, considered collectively as part ofa The following section contains a detailed assessment of the significance of the them is included. The demolition of the manor house and conversion of ‘Wider Village’ group. identified built heritage assets . former stables of the manor house to form the present farmhouse has diminished the relationship between the heritage asset and it historic manor In respect of the Grade II listed Clifton Hall Registered Park and Garden, with Dovecote at Manor Farm house association. of the dovecote. Similarly this is allied to the surrounding associated listed structures within, and the Clifton Village Conservation Area, The Dovecote at Manor Farm is a scheduled monument and also Grade II listed modern buildings and conservatories which impact negatively on the setting consideration will be given to their significance collectively as those aspects (referred to as a pigeoncote). The Scheduled Monument is known to include the of the heritage asset. By virtue of its role in the manor house operations it has which may be impacted by the proposed development broadly encompass standing and below ground remains of the dovecote. The Dovecote is located in the a tenuous historic functional association with the Site as the Site fell within the same extent. Further detail is contained below. Again, to avoid yard of Manor Farm adjacent to a farm shop and café and was constructed in the late the extent of the manor of Barton-in-Fabis. It is not understood to be an unnecessary repetition, the Grade I listed Clifton Hall and the closely 17th century (1677) by William Sacheverell, Lord of the Manor at this time. The operational dovecote. associated Grade I listed Church of St. Mary the Virgin (Clifton) will be considered together as their setting and significance are strongly attributed to Sacheverell Coat of Arms is noted internally within the building as is a date inscription The Dovecote is primarily experienced from within its immediate setting of the Registered Park and Garden and indeed Conservation Area which with the initials WS on a nest box within. The building was later restored by the farm and retail complex within Manor Farm. The level of built surrounds them. Given their shared setting the consideration of any impacts Nottinghamshire County Council in 1980. The Dovecote is octagonal in plan, is development, mature tree screening and relatively diminutive scale of the from the proposed development will also be considered collectively. constructed in red brick with a stone band running around it part way up the face of dovecote mean that it cannot be seen easily from its intermediate setting and the building. A conical roof is capped with tiles and a plain tile and wood louvre with its extended setting including the surrounding field parcels. Visibility is likely Subsequently, the setting and significance of the following heritage assets will an operational trap door. Ashlar stone is present around the door with stone steps to be non-existent from the Site. Indeed from the surrounding fields between be considered either individually or collectively as part of this report: leading up to it. Internally 1200 nest boxes were present on all walls internally but Manor Farm and the Site viewing back towards the heritage asset, the scale these boxes now only cover five of the eight walls. The nest boxes are constructed of of tree planting is such that it is very difficult to understand the agricultural Barton-in-Fabis Village Group locally sourced gypsum plaster (with straw) raised above ground by 1 metre. They operation that may exist beyond the screening at Manor Farm. In respect to were pre-cast before being erected in the Dovecote. It is understood that all the the wider interpretation the site clearly held an historic value as being part of Dovecote at Manor Farm (Grade II listed) (NHL ref. 1248688) also modern farm yard surfaces are excluded from the scheduling but the ground beneath the wider surrounds of the manor house and therefore, by association, the Scheduled Monument (NHL ref. 1016930) 500m SW of the Site.
manor house but this has been much diminished by the subdivision of landReceived Church of St. George (Grade I listed) (NHL ref. 1248685) 400m SW of and the loss of the manor house. It is not suggested that the Site exhibits any the Site. communal value in respect of its setting. The Site does not subsequently form part of the extended setting. NCC 25/07/2017 20 Brown Lane (Grade II listed) (NHL ref. 1248684) 300m SW of the The significance of the Dovecote relates primarily to its architectural and Site and 24 Brown Lane (Non-designated heritage asset) 300m SW of historic special interest forming part of the historic manor house operations. the Site. Its significance has been eroded somewhat by the loss of almost all of the Wider Village – other listed buildings and non-designated heritage original surrounding built development to be replaced with, largely assets including The Rectory (Grade II listed) and the Forge. unsympathetic post-war development. Its setting, whilst once a positive visual and possibly historic and associative addition, plays a very small part in Clifton Village Group understanding its significance now with the loss of all surrounding historic built form associated with the manor house. As such the Site can be said to Clifton Hall (Grade I listed) (NHL ref. 1247639) 930m NW of the Site presently have no impact upon the setting and a negligible impact upon its with the Church of St. Mary the Virgin (Grade I listed) 990m NW of significance with any limited contribution on account of the historic ties the Site. between the Site and the manor to which the dovecote was associated.
Clifton Hall Registered Park and Garden (Grade II listed) (NHL ref. 1001692) with associated listed structures contained within and the Church of St. George Clifton Village Conservation Area. 160m NW of the Site. The Church of St George was constructed in the 14th century following the Figure 14: Manor Farm Dovecote destruction of the earlier church through fire and flooding. It was later altered
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3 .3 ASSESSMENT OF HERITAGE ASSETS in the 15th and 17th century with further restoration in the late 19th century appearing at certain vantage points through the narrow lanes, mature tree planting original building is four-bays over a rectangular plan. Brick chimney stacks are likely by T.C Hine. The Church is constructed in dressed, coursed rubble and within and around its curtilage and the built form of the village. From further afield in noted to the roof of the principal building. The principal building is one and a ashlar with a slate roofing atop. A brick chimney stack is noted on the nave the extended setting, which includes the Site, only the spire is identifiable onthe half storeys in height with the additional single storey later annex attached. also. The Church comprises a tower with spire, a four–bay nave, south aisle landscape amongst trees which in its own right affords a degree of value as a Two Yorkshire sash windows are present to the front elevation which fronts and south porch and chancel. The tower comprises a single stage 14th reference point on the wider settlement and also as, historically, the most prominent directly onto Brown Lane. Visible structural timbers are present on the front century component with a later 15th century spire with four lucernes. A building on the landscape in this direction. The progressive encroachment of elevation which are understood to be the remains of two posts and two predominance of two-light arched windows is noted throughout the Church Nottingham to the northern side of the Trent and the Ratcliffe Power Station set braces. The property shares a group value with other identified built heritage exterior although several three-light arched windows are evident as well as a some distance west of Barton-in-Fabis appears now however on the sky-line and the assets in the village. The property is likely to have been a rural worker number of small rectangular windows notably in the tower. These windows power station is very overbearing on what would have been a rural landscape framing dwelling, possibly agricultural. As such, a limited historic functional range from 14th century examples through to later 17th century additions. the isolated settlement of Barton in Fabis. Its cooling towers and chimneys are association with the surrounding landscape including the Site may be evident. Minor architectural detailing is noted with several windows, including cusped disproportionately large on the skyline and draw the viewer away from the Historically the building has been altered somewhat which, whilst it does panel tracery, hood moulds and label stops. Similar levels of architectural diminutive church spire, in this context. Set as the backdrop to the Church and with erode some of the historic significance of the original building, provides some detailing is evident around doors with remains of three colonnettes with the extensive tree coverage through the village the Church can be difficult to see and value in understanding the evolution of the building, local vernacular fillets and moulded capitals. An inscription is noted on the porch constructed appreciate. Its setting primarily from within the village therefore remains a positive architecture and design and material tastes over the centuries. in 1693 reading “RS:HP HW 1693”. visual addition. The extended setting whilst valuable for its role in setting the rural No 24, like No 20 Brown Lane, exhibits similar rural worker dwellings designs context is a very small component of the overall setting in which it is experienced and Internally high levels of architectural detailing including trefoil panels with in its relatively diminutive scale, fronting directly onto the street. It too has an has been latterly impacted by recent built development both of Nottingham, to the crocketted finials and a glazed screen constructed from the 16th century rood annex to the south-east extension which would appear to have previously north, but also of Ratcliffe power station. The Site can be said to have a negligible screen. Internal tablets and benefactor board and a tomb to the Sacheverell been a non-domestic attached building. No 24 is not a listed building rather it impact upon the setting and significance of the Church. family are noted. 17th , 18th and 19th century furniture is evident. is worthy of non-designated heritage asset status. Both buildings however The significance of the Church of St. George lies primarily in the architectural and appear to have been constructed by the 18th century with an historic timber The Church is primarily viewed within its immediate and intermediate setting historic special interest of its fabric, this includes some aesthetic value in its typical frame construction later infilled with red-brick. A plain tile roof is present onReceived of the surrounding burial ground and also the wider village. The enclosed historic evolution of a religious house adopted vernacular design and construction nature of the village means that it sits relatively discretely in these settings materials. Evidential value is noted in respect of the design and continued alteration of the church and role it played in the village which subsequently accords it a strong NCC 25/07/2017 communal value. The Church shares a group value with other designated and non- designated heritage assets in the village notably the adjacent Rectory. The setting of the church makes some contribution to the significance of the listed building, in that the church sits within the centre of the village and is clearly the most dominant building within the settlement. Setting, already much altered with later built development in the extended setting, makes however only a very small contribution to the significance of the building.
20 and 24 Brown Lane
The Grade II listed 20 Brown Lane was constructed in the mid 17th century with later alterations comprising the use of red-brick infill to the original timber frame in the 18th and 19th centuries. A plain tile roof is noted to the building. A later annex to the south-eastern gable-end of the principal building is present, likely constructed in the
Figure 15: Church of St George, Barton in Fabis (Source: Images of England) late 20th century. An historic front door has since been blocked up with the addition Figure 16: 20 Brown Lane, Barton in Fabis of the annex which provides a further single fixed light and a new door. The principal
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3 .3 ASSESSMENT OF HERITAGE ASSETS the principal dwelling building with a later double Roman tile roof on the setting it is less easy to appreciate the dwellings, forming a mass of development the simpler agrarian designs of farm buildings which are mingled amongst the annex which has now been converted to residential use. An historic front rather than exhibiting any particular significant traits. Further, within the extended established village. The village exhibits a very enclosed nature when within it door appears to have been blocked up in the centre of the original dwelling setting, which is likely to share a degree of glimpsed intervisibility with the cottages, given a relatively high density of built form and mature tree coverage. house. Later 20th century windows are also noted. Two brick gable-end comprising the surrounding rural landscape including the Site, views of the buildings Several buildings within the village are identified as designated heritage chimney stacks are present. Architecturally the property is a simple design are very incidental and one cannot readily experience them other than their assets exclusive of those already considered. These include the 17th century with little architectural flourish commensurate with its fairly low status as a contribution in the wider village mass. Only the south-western most reaches of the former farmhouse 27 Rectory Place (NHL ref.1250095 Grade II listed) and the dwelling house for rural workers. It has also undergone a number of Site will have any intervisibility with these assets. Setting is a positive visual addition 17th century Grade II listed, The Rectory (NHL ref. 1248686) in the core of alterations including the extension of domestic use into an adjacent non- emphasising the rural character of the dwellings but it makes a relatively small the village. Several buildings are also worthy of non-designated heritage asset domestic building. These alterations have impacted upon the overall contribution to the overall significance of the building. The Site can subsequently be status including The Forge, Chestnut Farmhouse and North House and Manor significance of the original building(s) with the inevitable loss of building said to form a very small part of the wider extended setting and makes a negligible Farmhouse. The Forge is understood to be one of the older buildings in the fabric. The later use of brick infill, likely undertaken in the 18th and 19th impact upon the setting and significance of these heritage assets. village (likely 17th century origins) having possibly historically served as the century, again shows the changing tastes and technological advancements in The significance of 20 Brown Lane relates primarily to the architectural and historic village forge, inn and post office. The Sacheverell Coat of Arms was noted to building technology. It shares a group value with other noted built heritage special interest of the property. The significance of 24 Brown Lane relates primarily have previously existed on the external wall facing onto the lane leading into assets including 20 Brown Lane which sits in near proximity and collectively to the architectural and historic interest of the property. Some aesthetic value is the village. These built heritage assets share a collective group value and appear to have formed a peripheral body of development within the village attributed to both properties on account of their contribution to the village clearly show the evolution and development of the village, characterising on the northern extent of the settlement prior to the later infill development, character in their design. Both properties show the evolution of tastes in domestic amongst other things the differing dwelling types for different social stratums much post-war. buildings, both in design and materials used. Their simple design reflects the local within the village, notably the grander Rectory and 27 Rectory Place relative No 20 and 24 Brown Lane, by virtue of their relatively diminutive scale, are rural vernacular. A degree of historic functional association is noted with the Site if to the more subservient rural workers cottages. The later post-war buildings primarily experienced within their immediate setting of their curtilages and the properties were agricultural dwellings serving the wider landscape. The setting of are built in a more generic design with limited architectural detailing. These the immediate street outside. Further into the village beyond this immediate the properties in the village is a positive visual addition but does not form a key do not detract from the overall village, being largely constructed in a red brick
contributor to the overall significance. The Site falls within the very extended setting with large landscaped curtilages, they add to the denser, but landscapedReceived of the properties where there is only limited intervisibility from a small part of the Site only.
NCC 25/07/2017
Barton-in-Fabis Wider Village
Barton in Fabis remains a relatively tightly-knit village built around the Church of St. George in the centre. A number of lanes spur off a road circling the church. The village comprises a mixture of pre-war built development with post-war infill . Built density appears to broadly drop as one progresses out of the village core on the spur lanes from the centre of the village including along Brown Lane. The character of the village is one of a mixture of building ages likely from the 17th century onwards (exclusive of the Church).
The largely residential settlement still has three operational farms including Chestnut Farm and Manor Farm which define the village as one of an agricultural character. The predominant facing material is red-brick (painted and exposed) and in some cases brick infill around a timber frame. A range of roofing materials are noted including slate and tile (plain and Roman). Building designs extend from the smaller Figure 17: 24 Brown Lane, Barton in Fabis vernacular cottage arrangement with simple architectural detailing to the grander buildings including 27 Rectory Place. This architecture is subtly complemented by Figure 18: North House and Chestnut Farmhouse, Barton in Fabis
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3 .3 ASSESSMENT OF HERITAGE ASSETS urban morphology and the sense of enclosure that one experiences from all architectural and historic special interest of these buildings. Likewise the non- stewardship the Nottingham City Corporation with an unsympathetic but the most peripheral aspect of the village and is a key characteristic of the designated heritage assets, their architectural and historic interest. The built extension for the service of a school which had been operational in the Hall village. heritage assets provide a strong evidential value of the social make-up of the village, since 1953. A free-standing annex was also built, later to be replaced by a whilst exhibiting evidence of local vernacular architecture and materials usage: terrace of housing in the early 21st century. The school later became part of The Site shares limited intervisibility with much of the village save for some evidential and aesthetic value. Setting remains a positive visual addition, but where Nottingham Polytechnic before being subdivided, with further internal built development along Chestnut Lane, New Lane and Brown Lane. The relevant, relates to their immediate settings of within the tightly packed village. The alterations in the late 20th century to several apartments. nature of the village is such that the buildings worthy of heritage asset status extended setting presents the rural context but from this extent is difficult to are primarily experienced within their immediate setting of the village itself. Associated with, but separate of the Hall, is the late 18th century stable block experience the relative significance of the largely obscured built heritage assets Within the intermediate and extended setting it becomes increasingly (listed Grade II) which is located east of the churchyard on the approach to contained within the village. difficult, if not impossible, to experience the relative significance ofthe the Hall from Clifton village. Home Farm which forms part of the wider buildings. Where there is intervisibility, these are glimpsed incidental views complex of buildings adjacent to the stable is likely to share some historic into the village of incomplete parts of the identified dwellings. Views from the functional association with Clifton Hall being part of the estate. The same can Clifton Hall and Church of St Mary the Virgin surrounding landscape into the village indicate that a settlement exists but it be said with the Church of St Mary the Virgin immediately north which, as the is not possible to clearly identify significant aspects of the village (including Access was not possible to within the curtilage of Clifton Hall as it is in private church of the family seat, it would have provided the religious context of the individual buildings) or indeed its overall character other than to understand ownership. Any visual assessment was from publicly accessible land. family’s existence and operations. With these additional built heritage assets it within a broadly rural setting, save for visual incursions of the power station The present late 16th century Grade I listed Clifton Hall (substantially remodelled in the Hall shares a strong group value. Importantly the connectivity between and the wider extent of the City of Nottingham. As such the Site, which would later years) replaced an earlier house (see Fig. 2). Clifton Hall, as recorded in Hollar’s the Hall and the surrounding designed parkland and gardens (RPG) provides a form part of the very extended setting of these assets which share a small engraving of 1677), comprised a five-bay gabled block to the south a square centre very important aspect and shared association. degree of intervisibility, forms only the very smallest part of the overall block with a crenelated tower to the northeast. Further smaller attached structures Most, if not all, of the wider estate in which Clifton Hall resided is now in setting in which these assets are experienced. Setting makes a relatively small are also noted. It was surrounded by walled enclosures with turrets. A viewing separate ownership. Indeed the Hall itself is now in multiple ownership. It is contribution to the significance of these identified built heritage assets. The tower, possibly an eye catcher, was noted southwest into Clifton Wood. suggested that the numerous alterations over preceding centuries whilst
Site can be said to have a negligible impact upon the setting and significance Received providing robust evidential value as to the changing tastes and fashions of the of these heritage assets. Clifton Hall is constructed in red brick with ashlar dressings. The south elevation was historically rendered. Hipped stone slate roofs with several coped chimney stacks landed gentry, has impacted upon the wider significance: a point perhaps The significance of the identified designated built heritage assets relate to the are present, predominantly on side walls. The hipped roof sits behind a balustraded parapet. The building is in a shallow ‘U’ shaped plan of three storeys. The south NCC 25/07/2017 wing is noted as being five bays on the east elevation, but with seven bays on the west, irregularly spaced. A five-bay central section is setback slightly with a five-bay single-storey colonnade of paired Tuscan columns at ground-floor level. The listing description notes that the building exhibits “symmetrical fronts to an irregular interior”.
The building incorporates early built fabric, but has been substantially altered and extended. Specifically, one John Smythson is understood to have undertaken work on the house in the early 17th century. Further alterations were made in 1684-6. Significant alterations were made throughout the Georgian era, notably alterations undertaken by the then occupier, Sir Robert Clifton remodelling the elevations and much of the interior of the south wing between 1731 and 1748. The five-bay north- east wing was rebuilt in the early 19th century. It is understood that a longer north elevation was proposed at this time but never completed.
In the 20th century the Hall was further altered including in the 1960s under the Figure 19: The Forge, Barton in Fabis Figure 20: Clifton Hall, Clifton, viewed from St Mary the Virgin Church yard (Source: Images of England)
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3 .3 ASSESSMENT OF HERITAGE ASSETS: reinforced with the recognition in the listing description that “the history of century but with earlier elements including the north arcade (1190) and the south Church and the historic village of Clifton. The extent of the setting is limited this building is complex and is not fully understood”. The loss of the wider arcade (1290). The tower and clerestory were altered in the 14th century and the primarily by the extensive mature tree coverage which narrows views and estate beyond the largely enclosed designed landscape, particularly through 15th century saw the enlargement of the chancel with a north transept and porch significantly limits views in this direction of the Church and stables. Setting the extended post-war expansion of the village of Clifton to create a large being added. The Church was restored in 1846 by Cottingham and again in 1873, and remains an important contributor of the Hall’s significance and provides a council estate, erodes the overall significance. Similarly, the twenty-first then in 1884 by several people. The Church was further altered in 1965-75 and in valuable understanding of the role of the house in the wider landscape. The century terrace of housing impacts negatively upon the designed landscape 1975 to 1983. Site can be said, however, to play a small part in the wider visual setting of surrounding the house, in that where once its immediate setting would have the Hall in terms of how the Site is seen in sequential views of Clifton Hall The Church is constructed in Decorated and Perpendicular styles of coursed, squared been open with Clifton Hall experienced in ‘splendid isolation’, thereby also from the north. stone with ashlar dressings for architectural details, with lead and slate roofing,. The having a negative impact on the asset’s significance. Church comprises a chancel and vestry with transepts, crossing tower, nave with The positioning of the Hall provides the main aspect to the north across the Clifton Hall’s connectivity with the Site and the Barton-in-Fabis parish was clerestory, aisles and north porch. A later parish room was constructed in the late river Trent towards Nottingham. The open areas of the flood plain keep a strengthened by the historic merging of the Barton Manor estate and Clifton 20th century. The two-bay chancel has a five-light pointed-arch east window with buffer between the urban sprawl of Nottingham which has encroached up to Hall estate through marriage. The Site formed part of a wider footpath panel tracery. The vestry is of two bays. A number of three-light windows are the northern bank of the Trent and has threatened the rural tranquillity of the network which historically connected the village with Clifton Hall and wider present throughout the Church. The nave has, on each side, three traceried, two- Hall and immediate surrounds. area. As part of the wider estate, the Site was understood to have been light windows. Stained glass windows are present. The Church of St. Mary the Virgin is considered to exist in a more enclosed largely common land up until the Second World War which was likely to have The interior is mainly rendered, the chancel being scraped and also having a environment set within the confines of the Hall, Home Farm, listed stables still been retained as part of the estate. Consequently there is a degree of chamfered arch with a painted flat roof. Internally there are memorials to the Clifton and the surrounding woodland of the Clifton Hall Registered Park and Garden. functional association associated with Clifton Hall. The flood plain (including family, the Hall being immediately adjacent to the Church. Some of these memorials As such, the significance of the Church is primarily experienced within the the Site) may also have been used as a source of wild fowl for Clifton Hall. being noted in the listing description as “outstanding”. Most of the fittings are immediate setting of the churchyard and to a lesser degree its intermediate The Hall has a strong functional association with the other listed structures considered to be late 19th and late 20th century, commensurate with the later setting of the nearby built development and roads. Its extended setting is contained within the Registered Park and Garden and the Registered Park and periods of restoration. limited to views of the church tower when viewing from the north at and Garden itself. Received beyond the River Trent into Nottingham. The Site is screened from the Church The Church remains a nationally significant heritage asset as recognised by its listed The Grade I listed Church of St. Mary the Virgin largely dates from the 14th by the surrounding built development of the Hall, topography and with the status. It has historically seen a high degree of alteration and restoration which has associated extensive mature tree cover within the Registered Park and to a degree compromised the original fabric and partially eroded the asset’s Garden. The wider rural setting that includes the Site makes no contributionNCC 25/07/2017 significance. These alterations provide a strong illustrative value as to the changing to the significance of the Church. The Church’s extended setting includes the requirements and fashion in respect of churches and their need to remain relevant Hall and the village of Clifton, with which it has a functional role and to both society and to the Catholic Church and then the Church of England. The association, thereby indicating the historic illustrative and communal values Church has a functional association with the Clifton Hall Registered Park and Gardens of the Church. surrounding and Hall itself as the church for the family seat. It has a communal value as a place of worship for the local populace both presently and historically.
Clifton Hall is primarily experienced within its immediate setting of the grounds of Clifton Hall Registered Park and Garden and Clifton Conservation Area the Hall. The Hall can be viewed from within its extended setting north of the River Access was not possible to within the relevant parts of Clifton Hall Registered Trent on the flood plains on the northern bank as well as into Nottingham itself. Park and Garden and Clifton Conservation Area (that which falls within much From such distances, it is difficult to experience the detail of the house’s significance, of the RPG) as it is understood to be in private ownership. Any visual but remains identifiable as a large country house set on a bluff overlooking the River assessment was from publicly accessible land. Trent. The positioning of Clifton Hall set within a slight recess on the ridgeline and the associated extensive woodland forming the surrounding designed landscape of Clifton Conservation Area is broadly divided into three constituent parts: the the Registered Park and Garden (considered below) means that views from the Site Clifton Hall and wider Registered Park and Garden, including the Church; the are not possible. historic village core; and the wider peripheral post-war areas. The post-war and historic village core parts do not share any intervisibility and functional The vista in which one experiences the Hall also extends to the south towards the Figure 21: Church of St Mary the Virgin, Clifton association with the Site and as these elements will not be considered
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3.0 ARCHITECTURAL AND HISTORIC APPRAISAL
3 .3 ASSESSMENT OF HERITAGE ASSETS: further. The Registered Park and Garden and Conservation Area will be Grove to the north and the kitchen gardens and Clifton Wood further southwest. The have been lost or damaged. A Grade II listed grotto dating to the C18th and assessed collectively given the considerable similarities in their role, character setting of the Registered Park and Garden is considered to be largely suburban (listing known as the Old Chapel (mid-18th century) forms a landmark feature of the and appearance. description). The listing description n discussing the values of the Hall also notes that main garden.
“although partly obscured by trees there are extensive views from the site over the th Clifton Hall Registered Park and Garden is an early to mid 17th century A former bowling green is present (evident since the mid-17 century) lined valley and towards Wollaton Hall to the north”. terraced garden positioned on a ridgeline and cliff above the River Trent with mature yew trees. Walks lead off this green into Clifton Wood. Other associated with the seat of the Clifton family. The Park and Garden was Clifton Hall was in the 17th and 18th century approached from the northeast along a paths lead into surrounding woods outside of the Registered Park and remodelled and further embellished in the early to mid 18th century and again tree lined avenue, Clifton Grove along the river cliff connecting to a ferry further Garden. Clifton Wood extends approximately 450 m from the gardens of the th in 1874 by Milner. north into Nottingham. An approach was historically noted from the south-east via Hall. It comprises a mix of deciduous and secondary woodland with some 19 an access and drive through Clifton Wood. At both entrances, lodges were present, century specimen trees set primarily along its northern reaches towards Activity has been seen around Clifton Hall and surrounding parkland since the Clifton Grove. Mature Lime trees help to define the cliff top walk which feeds th both of which have been demolished. late 13 century. Sir Gervase de Clifton commissioned John Smythson to onto the Grove at this point. The wood was mapped as a formerly planted undertake work at Clifton in the early 1630s. It is understood that this was in The immediate gardens around Clifton Hall comprise a square lawn to the southwest wilderness in 1763, but is suggested to have been laid out at the same time as th anticipation of a visit from the Royal family. At this point the terraced gardens with a 19 century stone fountain basin. To the north of this is a domed conservatory the terraces in the early 17th century. A four-storey banqueting tower (John th south of the house were already established. Further changes were made to with associated rockery. It is likely to have been constructed in the late 19 century. Smythson, 1632) was constructed southwest of the hall and is recorded the gardens by 1748 under Sir Robert Clifton. Further remodelling was Terraced walks along the cliff edge from the west of the garden were present within Hollar’s 1676 view of the Hall, but has not survived. The focus on the th th undertaken in the later 18 century and further into the 19 century. Since including steps down to a cold bath at the base of the cliff. The bath is no longer wilderness as such features’ setting rather than opening up vistas of strong th the mid 20 century Clifton Hall and surrounding garden and parkland was extant. The main gardens comprise four (originally five) grassed terraces constructed views suggests a desire to keep the park and its features inclosed and inward- sold off to the Nottingham Corporation and later subdivided into part private before the 1630s. These are known to rise to the south of the hall over approximately looking. ownership. It is understood that by the immediate post-war many of the 150 m. Several listed (Grade II) structures and features populate parts of the garden, features of both the house and garden were lost. including Coade-stone lions. One of the terraces was converted to a tennis court in A summer house overlooked Holme Pit, a fishpond at the base of the cliff the 20th century. Many of the features of the designed gardens from the 19th century upon which the Registered Park and Garden sits. This was demolished in the The 33ha park and gardens are bounded by the River Trent to the northeast 1970s. To the north of the Hall, Clifton Grove, a 1.5 km long, 100 mReceived wide sat atop a bluff. The park and gardens also follows the boundary of Clifton NCC 25/07/2017
Figure 22: View towards Clifton Hall RPG (wooded ridgeline) from Site Figure 23: View towards Clifton Hall RPG (wooded ridgeline) from Site Figure 24: The former Stables associated with Clifton Hall
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3.0 ARCHITECTURAL AND HISTORIC APPRAISAL
3 .3 ASSESSMENT OF HERITAGE ASSETS: avenue along the cliff edge is present. Gaps in the trees are noted in the The RPG and relevant parts of the Clifton area are considered to be in the main, providing the setting to Clifton Hall. The woodland, avenues and gardens have listing description which “afford extensive views west and north across the largely inward looking. The original intention in the 18th century for the planted some evidential value in providing evolutionary detail of the role and Trent and its meadows to the county beyond, with Woollaton Hall 5 km to the wilderness nearest to the Site (Clifton Wood), is likely to have been one which significance placed upon the landscaping surrounding large country houses. It north standing as an eye catcher”. The listing description notes that “several ensured that when ensconced within the woods, one had very little appreciation of also has some group value with other heritage assets in the near vicinity of C18 and C19 commentators remark on the Grove - allegedly wide enough to what lay beyond in the wider landscape. This suggests a deliberate desire to restrict the house within the planned landscape. The character of Clifton Hall RPG accommodate twelve carriages abreast - and the magnificence of the views intervisibility to the outside, which appears to have been achieved well with a dense means that the primary contribution to its significance is from within the Park enjoyed from it (eg Laird 1813), as well as commending the riverside walks tree coverage throughout the Clifton Wood extent of the RPG. Upon breaching the itself: its arrangement, evolution and associated designated heritage assets, with their exposure of banded alabaster in the cliff near the Hall (eg Throsby boundary of Clifton Wood one would be presented with strong views over the water which form a valuable component of the planned landscape. Whilst the 1790-6)”. Kitchen gardens no longer in existence are noted to have existed meadows (including the Site) towards Attenborough Church and further afield. largely rural surroundings offer a positive attribute to the heritage asset, its historically east of the hall. Sections of the kitchen garden wall remain. setting, where there is any impact, is considered to offer only a secondary When viewing the RPG from its extended setting of the Trent, the Site and beyond contribution given its degree of planned connection with the wider rural Clifton Hall RPG (incorporating part of the Clifton Conservation Area) is into Beeston, it is not immediately clear that it forms part of a designed landscape. landscape and also the level to which this has been eroded (namely to the suggested to have a group value and functional association with other Specimen trees are present around the Hall, and where the Hall is visible in the south-east with later development and the progressive urban creep of designated heritage assets within the RPG including Clifton Hall, associated extended setting, this reaffirms the possible significance of the surrounding Nottingham to the north. buildings and other designated landscape features (eg the statues). The woodlands . Without this visual clue the RPG, as it extends south-westwards towards various elements of this RPG also support each other and give structure and the Site, appears as an extension of the wooded ridgeline. Further north beyond the evidential value to the formal arrangement of the estate surrounding the Hall. Hall along Clifton Grove, its setting is primarily the River Trent and the opposing They remain important since they provide the setting to Clifton Hall. Clifton bank. Its significance cannot readily be experienced from the Site or surrounds given Hall RPG is also likely to have some group value and functional association the distance. This aspect of the RPG gives an experience of a mass of tree cover with the village of Clifton to the southeast. without any appreciation of its designed nature.
In summary , it is suggested that the RPG and relevant parts of the Conservation Area are primarily experienced from within as a result of its intentionally enclosed, Received inward-looking nature. Views from the extended setting do not robustly define the woodlands between the Site and the Hall as a designated heritage asset. Its
significance as a designed landscape forming an important constituent part and NCC 25/07/2017 setting of the Hall cannot be clearly experienced until one can also visually register the presence of the Hall and Church further northeast towards Nottingham. The Site presently supports the wider rural context to the RPG and offers a rural buffer to the urban landscape of Nottingham, thereby protecting the character and appearance of portions of the Conservation Area. The limited interaction of Clifton Wood with the wider environment (the element of the RPG and associated assets with most potential to be affected by proposed development on Site) means that the Site makes a no more than a negligible to minor positive contribution to the setting and significance of the RPG and Conservation Area.
Clifton Hall Registered Park and Garden is a heritage asset of high (national) significance, with its significance deriving primarily from its special landscape and historic interest. The interest and significance of relevant part of the Clifton Conservation Area derives from the evidential value it exhibits as part of a wider Figure 26: View towards Clifton Wood from the burial ground of the Church of St Mary showing Figure 25: View towards Clifton Hall from St Marys Church historic landscape incorporating Clifton Hall and nearby village. In respect of both the elevated topography, extensive mature tree planting and the gable end of the modern ter- designations, the aesthetic value lies in its planned arrangement and its value in race of housing abutting the Church and Hall and the RPG
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4 .O PROPOSALS AND ASSESSMENT OF IMPACT
4 .1 PROPOSALS
The Site is proposed for gravel extraction, in the main, with associated the cessation of gravel extraction it is understood that the wider site will be flooded Attenborough with associated landscaping and vegetation cover where conveyance and plant to be sited also within the Site off the flood plains. The and a nature reserve with an adjacent marina for boats will be encouraged on the practical. On higher grounds (the smaller part of Site) the Site will revert back upper reaches of the Site on the summit of Brands Hill will be utilised for flood plains around the Trent to mirror that which is seen north of the Site around to agricultural use. plant for the processing of gravel as well as onward production of cement in a dedicated manufacturing facility here also. The summit of Brands Hill will be levelled to facilitate the safe siting of plant, buildings and structures for a temporary period. A lagoon will be provided at this level for input into the gravel extraction process. A conveyor belt will run from the summit of Brands Hill down to the flood plains over the exposed hillside where it will meet with conveyor plant at the base of the hill. The extraction of gravel from within the defined Site area will create three separate pits to reflect existing infrastructure which is present through the Site, namely gas and water pipes and an existing watercourse:
A linear pit will be dug along the base of the wooded slope extending to the present flood bank.
A second larger pit will be dug up to the banks of, but not merging with the River Trent
The smallest pit will be created in the south-western reaches of the Approximate areas Site adjacent to the Rive Trent and also abutting the flood bank. of extraction
The extraction of gravel is proposed to be undertaken over a fifteen year Received period in a phased approach. It will commence at the base of Brands Hill and progress outwards towards the River Trent. It is understood that gravel
extraction will take place during the normal working week in normal working NCC 25/07/2017 hours. Approximate area of conveyor belt It is understood that at any one time there will be one excavator working with a small number of tipper trucks transporting extracted gravel from the gravel Plant area face to the conveyor feed for onward conveyance up the slope to the processing site. Plant at the summit of Brandshill is likely to comprise: processing structures housing plant and graders, silos, indoor staff areas: office space, washrooms etc. Additional infrastructure will be provided Direction of phased extraction including parking and new access on to the A453 for plant and staff. Access will not be available to the gravel extraction site into the village of Barton in Fabis. All access onto the Site will be via a dedicated entrance on to the A453 near to the summit of Brands Hill.
It is proposed to provide soil bunds at strategic points within the Site to minimise visual impact where possible. Given the temporary nature of the proposed development it is not proposed to provide landscaping. Following Figure 27: Proposed Site layout of gravel extraction.
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4.0 PROPOSALS AND ASSESSMENT OF IMPACT
4 .2 ASSESSMENT OF IMPACT
Recognising the markedly different impacts which will be experienced during essence this may recreate, albeit with a greater degree of permanence, this water- reductions with the progressive expansion of the Nottingham and nearby and after the gravel extraction is completed, the impacts of the proposed based landscape. There may also be an argument to suggest that the presence of Ratcliffe power station. The recreation of a water-based landscape may development will be considered in two phases for each of the identified large lakes may act as flood attenuation ponds protecting further the heritage asset. visually reflect the flooded water meadows that would have periodically heritage asset(s): the operational phase and the post-operational phase: The cessation of gravel extraction will also result in a reduction in any noise and dust existed during periods of flooding. It is, therefore, likely to remove the attributable to the gravel extraction process. Indeed the cessation of agricultural use impacts of any noise and dust and will create a new visual setting in which the
on the Site will limit noticeably any other associated agricultural machinery noise Church (tower) will be experienced in a large water-based surrounding when Dovecote at Manor Farm from the north-east of the heritage asset that may otherwise be heard on occasion. viewed from near to or within the Site. This new land use is likely to alter the The presence of the marina is not anticipated to impact further on the setting of the setting but it is unlikely to result in anything other than a negligible impact Operational Phase: heritage asset either visually or from other low level environmental impact. It is upon the significance of the Church, as the Site, as part of the setting, makes The Dovecote at Manor Farm is presently surrounded almost entirely by post- understood any access to the marina will not be via Barton-in-Fabis. Overall it is only a negligible contribution to this significance. suggested that the post-operational phase will result in a small change in the war buildings including an unsightly conservatory abutting directly up against it. Its former rural setting has been substantially compromised already. There extended setting. Considering the minimal role of the Site, as part of the setting, in is limited intervisibility between the Site and the heritage asset on account of contributing to the significance of this heritage asset, this will result in a negligible 20 and 24 Brown Lane the relatively diminutive scale of the dovecote set against the surrounding impact upon significance. Operational Phase C20th farm buildings and other structures, the high levels of tree screening surrounding the wider farm and the intervening settlement of Barton-in- 20 and 24 Brown Lane are located in the north-eastern reaches of Barton in Fabis. As such, the proposed gravel extraction is unlikely to be visible from Church of St George Fabis. Both are likely to share intervisibility with the south-western reaches this heritage asset. It is also unlikely that additional vehicular activity will be of the Site and, as such, in the initial phases of extraction there is unlikely to Operational Phase noted through the village, notwithstanding the additional traffic which is seen be any visual impact, and noise and dust are likely to be at a minimum. immediately adjacent to the Site due to a farm shop car park. The Church of St George sits within a relatively enclosed and intimate village setting. Progressively the extraction activities are likely to become more noticeable. The Site shares a degree of intervisibility with the Church tower only. The Site and The present rural landscape will be progressively diminished when looking There is a likelihood that increased noise and dust may be noted during the Received wider rural surrounds make a small but positive visual and associative contribution to operational phase but this is within the context of an operational farm and towards the Site from these heritage assets. As probable former rural experiencing the significance of the Church. However, it is the architectural and farm shop/café which surrounds the dovecote and within normal working as workers cottages there is likely to be a historic agricultural functional historic special interest of the heritage asset which is the primary contributor to the proposed. The land will have been associated with the manor, with which the association with the Site and this will be further eroded with the loss of
significance. Much of the wider rural setting has already been compromised by the NCC 25/07/2017 dovecote was also linked, as such the residual historic functional association agricultural use. Visually, given the flat terrain between the Site and these presence of the visually dominating Ratcliffe power station. would be further eroded with the loss of agricultural land. Noting the dwellings, there is unlikely to be any visual change other than periodic views compromised situation in which the dovecote is located presently and the Gravel extraction will further impact upon the extended visual setting of the Church of plant in the Site. minimal contribution of the Site, as part of the setting, to the significance of progressively as the phased approach to extraction continues towards completion. Boundary trees notably along the banks of the Trent are understood to the listed building, it is suggested that the operational phase of the proposed Similarly, there may be dust and noise associated with the extraction which impact remain, retaining a visual definition to the vista looking over the Site. Dust development will result in an overall negligible impact upon the significance upon the relative tranquil surroundings of the village setting. Noting the overall and noise may however be prevalent which will alter the rural characteristics of the dovecote with any impact being as a result of the reduction in the secondary contribution which the extended setting makes, the proposed of the cottages. Overall, it is suggested that the setting of these dwellings will surrounding once-related agricultural landscape and the low level development will result in a permanent change to the setting with the loss of an be changed but to a relatively small extent. However the contribution that environmental impacts which may arise. agricultural landscape seen for centuries previously resulting in an overall change to the setting makes to their significance remains secondary and in particular of the setting. It is, however, likely to result in an overall negligible impact upon the Post-operational Phase. the surrounding rural landscape. The dwellings derive most of any identified significance of the heritage asset, when considering the degree of contribution which setting value from the village context. The proposed development at The cessation of extraction is likely to result in creation of a nature reserve the Site makes to the overall significance of this listed building, as part of the wider operational phase will result in an overall negligible impact upon the with a marina serving the Trent. The loss of agricultural uses on the Site will setting. significance of these heritage assets. be remain. It is suggested, however, that during winter months the banks Post-operational Phase and nearby fields are at a higher risk of flooding and the recurrence of, what Post-operational Phase was historically noted for the lands surrounding the Trent including the Site, The use of the Site post-operational phase as a water-based nature reserve and The re-use of the gravel pits post-extraction for lakes and as a nature reserve water meadows. Subsequently, the extensive water coverage over land marina will permanently change the setting of the Church with a marked reduction in will wholly remove the potential noise and dust impact which may be seen surrounding the village may have been an historically familiar sight. In the surrounding agricultural landscape, one which has already seen notable
21
4.0 PROPOSALS AND ASSESSMENT OF IMPACT
4 .2 ASSESSMENT OF IMPACT during the operational phase. The historic agricultural use of the Site will be estates of Barton-in-Fabis and Clifton merged under the Clifton seat. The operational assets’ special interest can be better experienced in their more important lost permanently. Recognising the seasonal role that the floodplains of the phase will result in an alteration to the setting. This will result in an overall negligible immediate and intermediate setting. Trent would have played in providing agricultural land, the extent of the impact upon their significance, as this has been shown to predominantly derive from The relative distance from the Site may also limit the impact from dust water meadows and large expanses (which would likely render normal their architectural and historic special interest (designated heritage assets) and generated during the operational phase. A degree of historic functional agricultural activity on the Site difficult, if not impossible) of water during interest (non-designated heritage assets) rather than their setting. association will be lost with the cessation of agricultural use, however, this is periods of flooding will not appear markedly different to that which will be Post-Operational Phase already much eroded with the subdivision of Clifton Hall and the breaking up proposed with the creation of lakes. As such, it is suggested that post- of the wider Clifton Estate. Likewise the relocation of one of the footpaths to operational phase will result in a positive visual addition to the extended The Site will cease use as agricultural land upon commencement of gravel extraction Clifton Hall from Barton-in-Fabis around the Site rather than through, will setting of these assets changing from one of an agricultural role to a managed and will not be returned to agricultural use. As such, the wider agricultural character alter an historic footpath link between the village and Clifton Hall, while a natural landscape. The overall limited role in which the extended setting surrounding the village will be eroded somewhat. The creation of lakes forming part further historic footpath leading to the Hall connecting it with the village will however plays in this means that whilst the overall setting of the heritage of a nature reserve and marina will change the setting. The presence of these lakes be further strengthened as a result. Whilst in its own right not a strong assets will change to a degree this will result in an overall negligible impact and marina with appropriate landscaping will not be to the detriment of the indicator of association between the two locations, it does support the wider upon the significance of these heritage assets. character, but once established would form a positive visual addition as seen association between the village and the Hall when the estates of Barton-in- surrounding Attenborough to the north of the River Trent. Fabis and Clifton merged under the Clifton family seat. The immediate and intermediate setting of the identified heritage assets will change Wider Barton in Fabis Village Whilst the extended setting may change to a small degree (return views from with the cessation of any noise or dust creation. The post operational phase will Nottingham) this forms a small part of the overall setting and the Site itself Operational Phase result in an alteration to the setting. Overall this positive change to the setting, does not form part of the carefully planned designed landscape which following the operational phase, will result however in an overall negligible impact The wider Barton-in-Fabis village comprising a number of heritage assets encloses the Hall and to a lesser degree the Church. Overall the setting will upon the significance which is derived primarily from the architectural and historic (outside of those previously considered) is unlikely to share any clear on aggregate be altered, more so for the Hall, much less so for the Church, special interest (and interest for non-designated heritage assets). intervisibility with the Site due to intervening built development and tree but this will impact negligibly upon the significance of the Hall and Church, cover. Return views of the village from the Site do not help in understanding when considering the contribution of the Site to the significance. Received the relative significance of these heritage assets and, save for the limited Clifton Hall and Church of St Mary the Virgin Post-operational Phase: number of buildings visible over the floodplain, the presence of the Church and the more diverse/extensive massing of trees are the only aspects to The use of the Site as part of a nature reserve including lakes will establish a Operational Phase NCC 25/07/2017 suggest the presence of the village at all. Whilst the wider rural setting will naturalised environment in the wider surroundings of the Hall. Whilst not visually change, particularly when viewing towards the village from in or Clifton Hall and St. Mary the Virgin Church share no intervisibility with the Site, so do visible from the Hall, return views towards the Hall from Nottingham (north around the Site, the extended setting does not make a large contribution to not form part of the extended visual setting of these heritage assets when viewing of the Trent) may derive some visual benefit from this landscape. Historically the significance of these assets. from the Site or from the assets themselves. The Site provides some historic value to it may be seen to recreate, in part, the landscape during periods of flooding understanding the link between the parish of Barton-in-Fabis within which it falls and along the Trent which would place the flood plains (including the Site and The immediate and intermediate setting of these assets (within the village the historic guardianship by the Clifton estate. Indeed, footpaths through and around villages such as Barton-in-Fabis) under water. only), whilst also secondary in consideration of significance does make a the Site may have been utilised for access between the two locations. positive visual contribution. Any functional association with these heritage The ability to experience the heritage assets in their principal settings assets is likely to be historic. The presence of quarry machinery may generate Allied to the moderate distance between the Site and these heritage assets, the level (immediate and intermediate) will not change. The extended setting remains noise and dust, however, which may impact upon the way these assets are of intervening tree screening and aspects of built development (Home Farm and important to the extent that it informs the viewer of a principal building experienced, as being within a rural village context. nearby residential development) provide a visual screen and also are likely to limit however it would appear that the views from the Hall were never intended any noise generated from the plant including that which is to be located on the upper to encompass the Site and return views are limited in the extent that you can The relocation of one of the footpaths to Clifton Hall around the Site from the reaches on Brands Hill. Views back towards the heritage assets from north of the appreciate the significance of the heritage assets. Overall whilst the overall village rather than through, will, alter an historic footpath link between the Trent may include the wider Trent flood plain in which the Site falls within, noting setting will change for the positive to a small degree the post-operational village and Clifton Hall. However, another historic footpath leading to the Hall that the Hall was built to look over the Trent to the north and that this view does not phase will result in a negligible impact upon the significance of the heritage which it connects with will be further strengthened as a result. Whilst in its include the Site. From such a distance however, one appreciates the presence of a assets. own right not a strong indicator of association between the two locations it large house with views over the Trent, but beyond this it becomes difficult to fully does support the wider association between the village and the Hall when the appreciate the significance of their architectural and historic special interest. These
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4.0 PROPOSALS AND ASSSESSMENT OF IMPACT
4 .2 ASSESSMENT OF IMPACT
Clifton Hall RPG and Clifton Conservation Area (relevant parts) Post-operational Phase
Operational Phase The cessation of the gravel extraction by year fifteen will remove any potential noise and dust generated as a result of plant activity on Site. The agricultural use which The principal aspects of the RPG and Conservation Area which are likely to be defines the present extended setting of the RPG/ Conservation Area around Clifton impacted by the proposed development are Clifton Wood (extending Wood would not be returned, however the flooding of the pits and careful southwest of the Hall) and, to a lesser degree, Clifton Grove (northeast of the management as a nature reserve and marina with associated landscaping could Hall). Clifton Wood was likely to have been designed to create a wilderness create a sense of rurality which would be a noted positive visual contributor to the which effectively ‘lost’ the visitor when situated within. It is accepted that context in which Clifton Wood is experienced. This would be less so for elsewhere in upon exiting the woods on the northern flank one experiences views over the the RPG and Conservation Area due to the limited intervisibility (including Clifton flood plains which would historically have served to define the edge of the Grove). wilderness, but strengthen the rural context which the wilderness is situated. However, the RPG/Conservation Area here is considered to be inward looking As such the setting of the RPG/Conservation Area in this location would change for with dense tree cover and numerous paths (historic) contained within. The the positive and this in its own right would result in a minor positive impact upon the historic banqueting tower, now demolished, would have offered impressive significance of the heritage asset, when considering the contribution of setting to the views but is considered to have been a separate entity to the remaining significance, as assessed above. Taking the wider extent of the heritage asset and not wilderness surrounding it. The Site would be visible, in glimpsed incidental exclusively the Clifton Wood component this will result in a negligible to minor- views from between the trees but does not directly abut the heritage asset positive impact upon the significance of these heritage assets. and would have formed part of glimpses of the wider surroundings.
As such, noise and visual evidence of extraction is likely to be noted, particularly on the south-western reaches. Dust may also be evident. This may be reduced somewhat by existing woodland planting intervening Received between the Site and heritage assets and measures put in place to prevent visual harm, noise and dust including soil bunds. When within the wilderness, these impacts would be less evident but probably still existent and somewhat eroding the value of the wilderness in its intended remote and silent (devoid NCC 25/07/2017 of ’artificial’ noise). Noise and dust will be less evident the further north one proceeds along the base of the ridge which marks the north-western flank. As such the RPG/Conservation Area around Clifton Grove will be less impacted. It is suggested that whilst the RPG/Conservation Area comprising Clifton Wood is very much inward-looking, its setting will be impacted negatively to a minor degree and considering the contribution of setting to the significance, this will result in a minor degree of harm to the significance of the RPG/ Conservation Area at this point.
The wider RPG and Conservation Area is less likely to be impacted resulting in an alteration to the setting resulting in anoverall negligible to minor degree of harm to the significance of the Registered Park and Garden and the a Conservation Area. This harm will be less than substantial harm in relation to the RPG and should be weighed accordingly against the planning benefits of the proposal in line with the NPPF and with due reference to the relatively temporary nature of the proposed development.
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5 .O CONCLUSIONS
This Built Heritage Statement has been prepared to support and inform the their significance; use of land at Barton-in-Fabis, Nottinghamshire for gravel extraction. These development proposals will include the use of flood plains alongside the Trent Clifton Hall and the adjacent Church of St. Mary the Virgin (both Grade I for gravel extraction with ancillary plant located within the Site adjacent to listed) share no intervisibility with the Site, but it is suggested that there will the floodplain on Brands Hill. Development will take place for a period of be an overall small change to their setting at operational phase of the fifteen years after which the Site will be set over as a nature reserve, flooding proposed development, which will result in an overall negligible impact upon the pits previously created for gravel extraction with associated landscaping. their significance; and
The historical development of the Site, in addition to an appraisal of the Clifton Hall and Clifton Conservation Area, where relevant to the Site and history and significance of the designated and non-designated heritage assets proposed development, share broadly the same footprint. The operational in its vicinity, has been used to inform the assessment of these proposals’ phase of development is likely to result in an overall change to the setting of likely impact on the historic built environment. these heritage assets resulting in a negligible to minor-degree of harm to their significance. At post-operational phase, the use of the greater part of It has been established that a number of heritage assets have ben identified the Site as a nature reserve will positively change the setting of the heritage as having the potential to be impacted by the proposed development on the assets and result in a negligible to minor positive impact upon the Site both during the operational and post-operational phases of the significance of the heritage assets. development. Eight heritage assets were considered specifically whilst others within the village of Barton in Fabis, liable to less possible impact, were Any harm identified to the significance of the heritage assets is less than substantial considered collectively. Specifically it is found that : harm and should therefore be weighed with the planning benefits of the proposed development in line with the National Planning policy Framework requirements. The Scheduled Monument Dovecote at Manor Farm will experience at operational phase: a likely small negative change to the setting and will
This Built Heritage Statement meets the requirements of the NPPF and local Received subsequently experience an overall negligible impact upon its planning policy and provides sufficient information in regards to Built Heritage significance. At post-operations phase a positive change to the setting considerations that no reason is present to refuse the application on built heritage will result in a negligible impact upon the significance; grounds. NCC 25/07/2017 The Grade I listed Church of St. George in Barton-in-Fabis will see a change in its extended setting resulting in an overall negligible impact
upon its significance. At post-operations phase a small positive change to the setting will result in an overall negligible impact upon the significance;
No. 20 Brown Lane (Grade II listed) and the non-designated heritage asset 24 Brown Lane, will see a small change to their setting to the negative at operational phase resulting in an overall negligible impact upon their setting. At post-operational phase a small positive change to the setting will result in a negligible impact upon the significance of the dwellings;
The collective number identified heritage assets in the wider Barton in Fabis village may experience a small degree of change to the setting and a subsequent negligible impact to the significance of these assets. At post-operational phase there will be a small positive change to their settings but this will result in an overall negligible impact upon
24
Received NCC 25/07/2017
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