REVISED BAKEWELL NEIGHBOURHOOD PLAN
Bakewell Town Council
September 2017
BAKEWELL NEIGHBOURHOOD PLAN
BAKEWELL NEIGHBOURHOOD PLAN
CONTENT
1. lntroduction 3
2. Development Boundary 5
3. Environment and Heritage 6
4. Housing 10
5. CommunityFacilities 14
6. Economy 16
7. Transport and Communications 21
List of Policies 27
Appendices 28
References 33
Maps and Tables BAKEWELL NEIGHBOURHOOD PLAN
1. INTRODUCTION
1 .1 . A Neighbourhood PIan is a legal document, written by local people which gives them a say over the development and use of land. lt is part of an approach to planning which was defined in the Government's 'Localism Act 201 2'.
1 .1.2. Neighbourhood Plans must have regard to national policy and be in general conformity with strategic local policies. The Peak District National Park Authority (PDNPA), is the local planning authority and has a special responsibility for conservation and protection of the landscape and heritage. The Neighbourhood Plan conforms with and adds detail to the Local Plan (comprising the Core Strategy, the Saved Policies from the Local Plan 2003 and the emerging Development Management Policies).
'l .'l .3. Bakewell Town Council has involved local people in writing this plan through intensive public consultation, enabling residents to understand the issues and make the decisrons which will help to shape their neighbourhood. The establishment of a Neighbourhood Plan Working Group, and Sub-Groups, enabled local people to consider Bakewell's environment, heritage, housing, community facilities, local economy and transport and communications. This Neighbourhood Plan sets out a vision for Bakewell Parish which reflects the views of local people and policies for each of these areas based on evidence collected, and covers the period from 2016 to 2030.
1.1.4. Bakewell Parish was defined as the Neighbourhood Area on 15 November 2013 following an application by Bakewell Town Council and ratification by the Peak District National Park Authority (PDNPA).
1.1.5. Whilst the Plan is only able to deal with issues of planning and land use, a range of rdeas put foMard to help to rmprove the area and for the benefit of everyone have not been forgotten and will be dealt with separately by the Town Council, Bakewell Partnership or other appropriate body.
1 .1 .6. The Town Council wish to thank everyone who has contributed, or who is still contributing, to the preparation of the Plan.
1.2. Bakewell
1.2.1. The parish of Bakewell, with a population of 3722 in 2011, is a small market town in the Derbyshire part of the Peak District National Park. The first known settlement dates back to Anglo-Saxon times. lt developed over the centuries as a trading centre, receiving a charter for its markets and fairs, and supported local industries such as mills, lead mining and quarrying. The developmenl of turnpike roads in the mid-18th century brought new prosperity and the development of tourism which remains an integral part of the local economy. The town centre was redeveloped during the lgth century period and most recently in the 1990s following the re{ocation of the livestock market to a new site across the river. Bakewell remains an important trading and service centre for the rural community in the North Dales. A brief history of the town in given in Appendix 1. 1.3. Our Vision for Bakewell 2030
'1.3.1. A varied and lively town centre with shops and services meeting residents' and visitors' needs together with a vibrant business environment with a range of businesses offering good quality employment opportunities for local people.
1.3.2. Open spaces which are important for the setting of Bakewell are designated as Local Green Spaces and kept open. The landscape and townscape of the parish are conserved and enhanced. Natural and cultural heritage assets are conserved and enhanced. Environmental resilience (sustainability) is achieved in new developments and improved in existing development.
1.3.3.. There are a sufficient range and number of homes that satisfy the needs of local people, whilst retaining the heritage of the town, its important green spaces and close affinity towards the surrounding countryside.
1.3.4. Community facilities for leisure, sports and arts are maintained and enhanced to meet need.
1.3.5.. A balance between vehicles and non-car users, particularly in the town centre. Pavements clear of parked vehicles and obstructions, where pedestrians, wheelchairs and pushchairs can move freely. Parking opportunities managed to suit peoples'needs.
1.3.6. Super-fast Broadband connections available for all. 2. DEVELOPMENT BOUNDARY
with 2.1.1. The Local plan for Bakewell allows for some development that is compatible National park purposes. Development is constrained by 3 distinct designated areas: the Development Eioundary, the Central Shopping Area and the Conservation Area.
2.1.2. The Neighbourhood Plan supports the retention of the Central Shopping Area as defined in the 2001 Local Plan and the Conservation Area as revised following its reappraisal in 2013.
2.1.3. The Development Boundary as defined in the 2001 Local Plan is restrictive in terms of settlement development. However following the public consultation in November 2015 a number of areas for possible extension of the boundary were examined in detail as well as potential need for specific types of development. Bearing in mind the greatest need will be for local housing, and there is little or no potential for development within the existing boundary, the following extensions should be made to the Development Boundary as indicated on Map 1 to enable future such development should the land become available:
Land off Stoney Close Land bounded by Shutts Lane and Monyash Road Land between Ashford Road and River Wye
2.1.4. The Development Boundary should be adjusted to include the Agricultural Business Centre, opened in 1998, and constructed outside the Development Boundary as defined in the 2001 Local Plan.
POLICIY DBl: Development Boundary
Future development of Bakewellwill be contained within the development boundary as indicated on Map {. 3. ENVIRONMENTAND HERITAGE
3.1. lntroduction
31] Bakewell's unique qualities and special character are formed by its underrying geology position and on the River wye. The western part of the parish ii on part or tne c-arboniferous Limestone plateau forming the geological core oi the National park. A Millstone Grit (hard sandstone) escarpment is on the lastern edge. Both these rocks are used as building materials. The oldest part of the town is on the iteep western side of the valley. lt expanded onto the valley floor and, in the 20th century, to other western slopes and the plateau and to the hilly land to the east. some oi those developm"nis *ere unsympathetic to the character and setting of the town. The character of the parish is enhanced by landscape features including topography, woodlands and trees_
3.2. Environmental Resilience (Sustainability)
3.2.1. The Peak District Supplementary Planning Document for Climate Change and Sustainable Building (2013) promotes the positive role that sustainable buildings and renewable energy can play in reducing greenhouse gas emissions. lt gives guidance on development appropriate to the protected National Park landscape, directing it to the most sustainable locations, conserving water, minimising waste and avoiding the risk of flooding. Sustainability standards for new housing and non-residential buildings aim for zero carbon development. Developers are encouraged to make development as sustainable as possible through the planning and construction phase, since retrospective energy improvements are more difficult and costly to achieve. Sustainable building and low carbon and renewable energy installation should be the norm.
3.2.2. This Neighbourhood Plan supports National Park Climate Change Policies:
CC1 Sustainability requirements for all forms of development and sustainability principles for traditional and historic buildings. cc2 Low carbon and renewable energy. cc5 Flood risk and sustainable drainage.
3.2.3. ln addition this Neighbourhood Plan encourages the retrofitting of existing buildings to improve their energy and environmental performance including the responsible and sympathetic retrofitting of historic/ traditional buildings. Shops are encouraged to keep their doors closed in cold weather for the benefit of staff, customers and the conservation of energy (See www closethedoor.org. uk).
3.3. Protection and Enhancement of Bakewell's Setting
3.3.1 The Peak District Landscape Strategy (2009) analyses the various landscape character areas. Most of Bakewell parish is in the White Peak Landscape Character Area and the east is in the Derwent Valley LCA. This Neighbourhood Plan supports the Strategy particularly for:
the White Peak LCA, including protecting the historic pattern of enclosure by maintaining historic drystone walls and associated features such as gateposts; and protecting and maintaining the appearance of historic field barns and their surroundings (see 4). Conversion to residential use would be particularly inappropriate where settlement is strongly nucleated in small villages; and flood . the Derwent Valley LCA for management of floodplain landscapes to increase water storage and enhancing biodiversity
3.3.2. Proposals for development or redevelopment should consider the landscape's sensitivity and capacity to accommodate additional development and should include a local Landscape Character Assessment.
3.3 3. This Neighbourhood Plan supports Building for Life 12 (See wwwdesiqnco uncil.oro.uk) which is the industry standard for the design of new housing developments so that they are attractive, functional and sustainable. ln it developers are urged to positively address the following questions
Does the scheme create a place with a locally inspired or otherwise distinctive character? a Does the scheme take advantage of existing topography, landscape features (including water courses), wildlife habitats, existing buildings, site orientation and microclimates?
Are buildings designed and positioned with landscaping to define and enhance streets and spaces and are buildings designed to turn street corners well?
ls the scheme designed to make it easy to find your way around?
3.3.4. This Neighbourhood Plan also notes the importance of trees in the landscape and townscape and supports the maintenance and planting of trees including, where possible, tall-growing trees and street trees. Development proposals should include the appropriate provision of new street trees and landscaping in accordance with the Landscape Strategy and Action Plan (2009).
POLICY ENV 1: Landscape Conservation and Enhancement
AII proposals for development and redevelopment must consider the landscape,s sensitivity and capacity to accommodate additional development, and include the provision of new street trees where appropriate, landscaping and green infrastructure appropriate to the setting and size of development.
3.4. Local Green Space
3.4.1. Bakewell is a rural parish primarily defined by its open spaces, surrounding fields and panoramic views. Para 77 of the National Planning Policy Framework enables designation of Local Green Spaces where they are in reasonably close proximity to the community, are demonstrably special to the local community because of beauty, historical significance, recreational value, tranquillity or richness of wildlife; and where the area is local in character and not an extensive tract of land.
3.4.2. lmportant Open Spaces were designated in the PDNpA Local Plan. They and all non- developed land near Bakewell were considered for designation as Local Green spaces. Those selected are listed with their categories: A beauty, B historic significance, C recreational value, D tranquillity and E richness of wildlife. Several additions were proposed at the public consultation events in November 20'15, and three were added. Regionally important archaeologicar sites further afierd were arso considered but rejected as not complying with the criteria (but see Appendix 2 under Heritage Assets). riei!rroourr,ooo plan fte designates arl the areas shown in-i/lap 2 and listed in Table r as Ltcar cr"""n sp"c"r.
POLICY ENV 2: Local Green Spaces
The. areas shown together in Map 2 and identified individually in Table I are designated as Local Green Spaces, where new development is ruled out other than in very special circumstances.
3.5 Protection and Enhancement of Bakewell's Special Character
3.5.1 . This Neighbourhood Plan supports the aims expressed in
The Gatherings: A Town Centre Public Realm Framework (2012) which aimed to 'review the peiormance of the public realm and to formulate a deliverable plan that capitalises on the posftlue assels of Bakewell whilst minimising the negative impacts; the National Park Design Guide; the Detailed Design Guide Note for Shop Fronts the Bakewell Conservation Area Appraisal (2013) which describes and analyses the different parts of the Conservation Area. lt recommends improvements and enhancements, such as described in the following exracts:
Most buildings within Bakewell Conservation Area are in relatively good condition. However, a few buildings are in a poor state of repair and have a negative impact on the character of the Conservation Area. Traditional stone boundary walls should be retained and where necessary repaired. Reinstatement of the original railings to Bath Gardens would be a positive enhancement.
Elements relating to the transpott infrastructure, in particular guard-rails, traffic lights, signage and tactile paving, are beginning to dominate Rutland Square and other important open spaces within the town centre. The Pig Market at the bottom of Nofth Church Street, and the marketplace are dominated by car parking. This is having a detrimental impact on the Conservation Area's character and appearance. The Conservation Area would benefit from the rationalisation of these elements and any reduction in their visual impact would have a positive effect.
The number and variety of different types of adveftisements and signs within Bakewell town centre, in particular of A-boards, are creating visual clutter and stafting to have a negative impact on the public domain and the character of the Conservation Area. A-Boards can also create obstructions and are therefore a potential hazard. Signage and other forms of advertising should be kept to the minimum, to avoid proliferation. New signage should be of a high qualw and sympathetic both in design and materials. Well-designed projecting signs and/or creative shop-front displays are preferable to A-Boards. The nofth elevation of the character and Co-op supermarket and unoccupied shops also detract from the appearance of the Conservation Area
furniture, reduced a More appropriately-designed street lighting, better quatrty sfreef the signage and better co-ordination of attsfreef furniture would significantly .enhance of the Conservation Area. Historic streef furniture, particularly lamp "frp"irun"ecolumns, should be retained wherever possib/e. a There are a variety of ground suiaces, old and new, in the Conservation Area. Traditional treatments such as sfone kerbs survive in places and a variety of materials are used for paving. The poor condition of paving in some areas, and the mixture of types of paving in others have a negative impact on the character and appearance of the Conservation Area.
3.6. Protection of Heritage Assets
3.6.1. Features important for natural history and cultural heritage abound in and around Bakewell. They include species and habitats, Scheduled Ancient Monuments and Listed Buildings. Appendix 2 outlines information and protection for features of natural and cultural heritage.
POLICY ENV 3: Heritage Assets.
This Neighbourhood Plan urges that the authorities draw owners' attention to heritage assets, including those which are not statutorily protected, and that positive action to conserve them be taken if the need arises. 4. HOUSING
4.1. lntroduction
4.1.1 Bakewell peak Parish sits within the District Nationar park. However Derbyshire Dales District council (DDDC) is responsibre for most services, the exception is pranning, which i s the responsibility of the peak District Nationat park Authority (pDNpA).
4.1 .2 The PDNPA purpose in managing the National Park includes careful conservation and protection of the landscape and heritage. This produces a different planning context for addressing housing issues than outside the National park. DDDC is the Local Housing Authority.
4.1.3. The Parish of Bakewell has 1954 properties used for housing, the population shown on the 20'l 1 Census is 3722 people.There are 1338 owner occupier homes, 203 private rented propertres, 68 second homes, 49 holiday lets, and 296 affordable homes.
4.2. Affordable housing includes social rented, affordable rented and intermediate housing, provided to specified households where needs are not met by the market. lt can be a new build property or existing private sector property that has been purchased for use as an affordable home.
4.2.1 . The issues within the Parish of Bakewell are
. insufficient numbers of affordable housing options, . an ageing population that could have difficulty, due to the hilly terrain, accessing the town facilities from where they live . and private ownership starter home opportunity for those with sufficient funding.
This Neighbourhood Plan wishes to address these issues.
4.2.2. A Housing Needs Survey (HNS) for Bakewell, which is considered valid for about five years, was carried out by Derbyshire Dales District Council in July 2015. lt identified in summary (HNS p13) the following: o 1 19 households have a strong local connection and are in need of affordable housing in Bakewell. . The predominant need is for affordable rent provided by a housing association. . The survey has identified a predominant need from single people, couples and smaller households. . lt is recommended that provision should focus on smaller house types to meet the identified need; predominantly 2 bed 4 person houses for affordable rent. r lt is recommended that a local lettings policy would ensure that couples would be eligible for the 2 bed houses. . lt is recommended that 2 bed roomed bungalows are required to meet the need for accessible dwellings. . There is also an identified need for 3 bed houses and some flats for young single people. 4.2.3. A snap shot survey of housing needs was separately undertaken during week commencing 9rh May 2016 where 60 Bakewell households of parents at Bakewell lnfant School were asked to complete the survey form. ln total 25 survey forms were returned (41%). There was strong support for the need for affordable housing. A summary of the findings is given in Appendix 3.
4.3. Sites for Potential Development Within the Parish of Bakewell
4.3.1. ln 2009, following on from an earlier HNS in October 2008, Bakewell Town Councillors and Peak Park Planners, facilitated by the Rural Housing Enabler, carried out an appraisal to identify all potential sites in Bakewell. This resulted in a list of 8 sites which, in planning terms, were considered to have potential to be developed for affordable housing. The deliverability of housing on these sites was explored by the Rural Housing Enabler and Westleigh Developments. This work identified one site that could be brought forward for affordable housing development at that time. lt consisted of land owned by Lady Manners School (an area of poor playing fields, temporary and disused buildings) along lVlonyash Road and Shutts Lane.
4.3-2-. ln 2014 lhe Nerghbourhood Plan working group including PDNPA Officers, initially identified 18 areas within or close to the edge of the current development boundary, but only 5 of the areas were considered to have limited potential for housing. At public consultation events in November 2015, a number of further areas for consideration were identified, but only 1 area had some limited potential for development because of complex issues including covenants, change of use and other restrictions
4.3.3. ln some places, a high proportion of second and holiday homes can lead to problems and reduce the number of affordable properties available to local people. Of the '1954 dwellings in the Parish of Bakewell, 49 (2.5o/o) are known to be holiday homes, 68 (3.4o/o) are known to be second homes. Due to such low numbers it is not thought necessary at this time to have a housing policy for these types of dwellings as a proportion of the total housing stock, when new housing is built.
4.3.4. The Neighbourhood Plan leam believes that the evidence confirms the need for new affordable housing in Bakewell and that some sites with potential for such development exist. To evaluate the setting a Landscape Character Assessment for such locations should take place. lt requires the Planning Authority to accept the overwhelming need and take positive action where the opportunity presents itself to prevent the widening gulf between house prices and what people can afford.
4.4. Housing Policies.
4.4.1. The Neighbourhood Plan confirms the need for new affordable housing within the Parish of Bakewell as defined by the housing needs survey from July 2015, showing the size and type required. This approach will help facilitate the varying needs and incomes of those eligible to apply for take up of a property. POLICY Hl: Provision of Affordable Housing
The Neighbourhood Plan supports the development of new affordable housing within the development boundary and recommends that a mix of social rented, shared ownership or a mix of the two be progressed. All resulting affordable housing units will be required to demonstrate that they comply with the local Iettings plan ensuring the homes go to people with a local connection.
4.4.2. The Housing Needs Survey of 2015 identified the issue of Bakewell's ageing population (HNS 2015 p.4). There is a presumption that in some cases age related disability may be present. Due to the Bakewell topography, specific consideration to old age disability and physical impairment must also be given to facilitate reasonable flat access to the town's facilities. This issue must be considered when suitable property conversions and sites come foruvard for development.
POLICY H2: Age and disability related considerations.
A. New homes proposed for previously undeveloped reasonably flat, level locations with easy access to commercial and social facilities within the town, must meet the housing needs of the town's ageing population.
B. Redevelopment and change of use to open market housing or affordable housing use of used and unused premises or brown field sites with reasonably flat, level locations and easy access to commercial and social facilities within the town must also address this specific need.
C. Residential needs ofthe town's aged population are those needs derived from physical or mental impairment, where any combination of those impairments has a substantial and long term adverse affect on his or her ability to access the town's amenities. Where intended occupants' circumstances are unclear and the justification for the scheme is therefore uncertain, the local planning authority will consult the local housing authority.
4.4.3. The Parish of Bakewell has people who would in all likelihood no be considered sufficiently in housing need to justify their being allocated affordable social housing. These people may be earning average or above average salaries and they want to buy housing in the town. However, for pure reasons of affordability they do not find houses that they can afford on the open market. The following policy requires that when brownfield land and previously developed sites are proposed for re-development, and housing is an appropriate way of enhancing and conserving the site, that modestiy sized market housing is provided to help meet their needs. The houses would be only available to people with a strong local connection, both on initial sale and on re-sale, so that a stock of more affordable homes than the unrestricted open market housing can provide is retained in perpetuity. lt is seen as putting the second rung on the housing ladder and may help some who are currently in affordable social housing to move up the ladder and release affordable social housing for others in greater need.
POLIGY H3: Open Market Housing
A. The Neighbourhood Plan requires the Planning Authority to permit open market developments on brown field sites and other sites where re-development would enhance the built environment where sites do not meet the requirements of Policy H2 tor level access to the town centre.
B. All housing should be of a size in accordance with affordable housing requirements of the National Park Authority Part2 Local Plan Development Management Policies document with occupancy restricted by legal agreement, to Iocal people who have lived in the area for 10 out of the last 20 years. Primary full time occupancy by the owner with the local qualification must be included in the legal agreement to prevent local people buying up open market housing and renting them out without the occupancy restriction. These conditions must remain in perpetuity on subsequent sales of the property. 5. COMMUNITY FACILITIES
5.1. Schools
5.1.1- The town is well served by education facilities. The Local Education Authority is responsible for primary, junior and comprehensive schools spanning ages 4-1g. ln addition there is nursery and pre-school provision by the private sector and a nationally recognised independent school providing from nursery to age 16.
5.1.2. Modelling of capacity by the Local Education Authority using historical data from 2002, school census data 2014 and 2015, together with population data from the health authority has been used to project need to 2025 (lnformation provided by Derbyshire County Council).
5.1.3. This indicates that the current capacity could be under-utilised during that period and in 2025 primary places projected to be at 66% of capacity, junior at 47o/o and comprehensive at 89% unless there is further residential development.
5.2. Newholme Hospital
5.2.1. The site includes an important local historic building (currently used as Trust Headquarters for Derbyshire Community Health Services NHS Trust), opened in 1841 to accommodate the Bakewell Union Workhouse, is a fine piece of architecture of its kind and is Listed. Separate infirmary blocks were added in 1848 and 1899-1900. lt was later called the Bakewell Public Assistance lnstitution and under the NHS from 1948 Newholme Hospital. During the First World War the infirmary blocks were used by the Red Cross as a convalescent hospital until '1919 (Taylor, 2007).
5.2.2. Bakewell War Memorial Cottage Hospital, funded by public subscription, opened in the 1920s and closed in the 1980s is now a privately owned nursing home. At the time of disposal by the NHS assurance was given to the local community that the proceeds of the sale would be invested in Newholme Hospital.
5.2.3. Newholme Hospital has been continuously in use for over 150 years, currently as a community hospital, a mental health unit and a specialist health services centre. A decision by the North Derbyshire Clinical Commissioning Group in July 2017 to close the hospital followed a review of health service provision in the North Dales. lt is planned to provide alternative local facilities for those services not covered in the review. There is concern within the community regarding the future of this site and in any re-development proposal the Neighbourhood Plan supports PDNPA Core Strategy Policy HC4 (provision and retention of community services and facilities) being implemented.
POLICY CFI: Newholme Hospital
The site includes an important local historic building of architectural merit. ln any future re-development proposal PDNPA Policy HC4 should be implemented. 5.3. Leisure, Sports and Arts Facilities
5.3.1. Opportunities exist for participation in a wide range of sporting and leisure activities for all age groups with facilities provided by local authorities and community groups. The Rutland Recreation Ground shown on the 1898 OS map was gifted to the people of Bakewell in the 1920s and is the central focal point for team sports.
5.3.2. lnterest and involvement in the visual and performing arts has long been established within the town with facilities provided principally by community organisations.
5.3.3. lt is essential, that wherever possible facilities for community activities should be preferably in or close to the town centre making them easily accessible to the majority of townspeople.
5.3.4. Playing fields and sports facilities should only be given over to other uses where the loss of play space is compensated for by space of equivalent or better quality in advance of new uses of existing facilities being permitted. New replacement facilities should be in a location that enables equivalent or better access for the town's residents.
PoLlcY cF2: Development of community, sports and Arts Facirities.
Proposals for the development of community, sports and arts facilities to meet agreed local needs will be permitted, preferably in or close to the town centre.
POLICY CF 3: Retaining Playing Fietds and Sports Facilities.
Developments resulting in the loss of playing fields and sports facilities will not be supported unless the Ioss resulting from the proposed development would be replaced by equivalent or better quality facilities. Any new replacement facilities should be operational prior to the loss of the existing facilities and should be in a location that enables equivalent or better access for the town's residents.. 6. ECONOMY
6. {. lntroduction
6.1.1. This section of the Neighbourhood Plan aims to encourage and enable the creation and maintenance of a dynamic, balanced and sustalnable local economy, that respects the traditional market town character of Bakewell. Traditionally the town has served the needs of Bakewell residents and those of surrounding villages, in terms of shops, services and employment. Over recent decades dramatic changes have taken place in the nature and volume of national and international tourist visitors to Bakewell, as well as business provision and the way in which local people satisfy their retail and service needs. The challenge is to meet the needs of all parties in the local economy in a way that is both sensitive and flexible.
6.2. Shops and Services
6.2.1 . Bakewell's Central Shopping Area, as defined in PDNPA saved Local Plan policy LB9 (see Map 3) is a tool to direct retail development to the core of the town and avoid the spread of significant retail activities to its fringes. This Central Shopping Area is overall considered to be healthy (Heam Report (HR) $6.31 ) and enjoys relatively low vacancy rates of 3%; when compared with five demographically comparable market towns it had a statistically significant low vacancy index of 59 (Experian 2015) where an index of 100 would indicate that Bakewell's vacancy rate was the same as the mean for the vacancy rates of the other five comparable market towns. However there are some areas towards the edge of the Central Shopping Area that do struggle, with longer vacancy times and frequent changes of businesses. Despite this, it is felt that it is not appropriate to recommend any changes to the current boundary of the Central Shopping Area.
6.2.2. The issue of the range of shops in Bakewell has been a matter of significant local concern for some time. Tourism has had an increasing impact, over recent decades, on shops and services in the town centre. The additional income which visitors bring to our businesses rs a valuable help in maintaining their economic viability, but there has been a significant negative effect on the balance and mix of retailers and businesses in the Central Shopping Area.
6.2.3. The survey for 'Bakewell 2012 and Beyond' ranked 'more diverse retail outlets to meet resrdents' needs and encourage local shopping' as a high priority (Bakewell Community lnterest Group (BCIG) 2012). Similarly, 45% of Central Shopping Area retailers that responded to our survey (Business Retailers Survey 2015) felt that'the retail mix is too narrow, focusing on certain business types'. ln the same survey, 38% of respondents said that their business turnover was 'very seasonal'. Around 29% of all ground floor shop frontages and 28% of frontages for 'all floors' in the Central Shopping Area were in Use Classes (Town & Country Planning Order 1987 (Use Classes) (as amended)), A3, 44 orA5 (food and drink outlets). ln total there are 42 such establishments in the Central Shopping Area.
6.2.4. When compared with five demographically comparable market towns (Experian 2015) the unbalanced nature of the retail mix is apparent. Bakewell's A3 Use Class has a statistically significant over-representation with an index of 140, as has 44 with an index of 190. The index for A3l4l5 (combined food and drink outlets) is 153, where an index of 100 would indicate that Bakewell's Use Class distribution was the same as the mean for the other five towns).
6.2.5. This view, that food and drink outlets essentially serving the needs of tourists and visitors is damaging the retail balance and sustainability of the town, is supported independently:
'Sotne locals consider, and this study and independently commissioned studies fo some extent suppott the assertion, that the impact of tourism on the retail mix creates an imbalance that represents a particular weakness of the town.' (HR 56.29)
'Overall, the centre is considered to be healthy atthough there is perhaps too much of a focus on servicing tourists' need rather than local need'(HR 56.31)
6.2.6. The over-representation of food and drink outlets adds to the seasonality of trade in Bakewell. The shrinkage of the A1 and A2 use classes leads to local people going outside the town for shopping and other services (known as ,,leakage,,).
'Overall Bakewell has ....lower levels of 41 convenience*....when compared to GB averages, and higher levels of A1 comparison* and A3 units, typically supported by tourist oriented units'(HR 56.16). Additionalty, even within Use C/ass A1 (shops) there is a very high proportion of comparison units, but aimed again, mainty at tourists' (l-RS6.18).
6.2.7. There is therefore a strong evidence base to support action to try to redress this imbalance between A1lA2 use classes and A3t4tS use classes in the Central Shopping Area. Such action might also reduce both comparison and convenience Al expenditure leakage, reduce seasonality and improve sustainability. ltwould also reduce the'... harm to the role and character of the area (Central Shopping Area), including its vitality and viability'and the risk of further eroding'... the primary retail (use class A1) role of the area (PDNPA Core Strategy policy HCSo and LSlb).
6.2.8. The Neighbourhood Plan team is concerned that that the situation should not deteriorate any further. However, there are limited ways of achieving this. Recent changes to Permitted Development Rights allow temporary change from A1 to 43 and 42 to A3, C3 and D2 Use Classes subject to prior approval of the planning authority. The National park Authority could seek to remove Permitted Development Rights either for individual shops or to cover a defined area such as the Central Shopping Area by Article 4 Direction.
6.2.9. Positive marketing could then be used to encourage more A1 convenience and comparison units to come into the town and the retail base progressively become more balanced between the needs of residents and visitors.
POLICY El: Shops and Services
ln order to limit the problems arising from the imbalance in the Use Classes within the central Shopping Area, further changes of use from GhssesAl and A2to A3, A4 orA5 will not be permitted. Convenience goods are every day essential items, such as food.
Comparison goods are retail items not bought on a frequent basis, such as clolhing.
6.3. Employment Sites
6.3.1 . A key part of PDNPAS vision for the Peak District is the creation and maintenance of an 'enterprising and sustainable economy' (PDNPA Core Strategy 201 1: Our Vision, ES and policy ES2). To that end, it is vitally important that sufficient employment land rs designated and safeguarded for future needs. Bakewell is seen as playing a critical role in this, as a sustainable location in which employment sites should be safeguarded (PDNPA Core Strategy 58 4)
6.3.2. This desire for a vibrant and sustainable local business environment is fully supported by the Bakewell community. 'ln order to retain young people entering the labour market within the community, diverse employment opportunities need to be addressed'was ranked as a high priority in the survey for Bakewell 2012 and Beyond'.
6.3.3, There are four sites providing existing and potential employment land suitable for Class Uses. They vary significantly in character and usability because of their location, access and size.
1. The former Cintride Site on Buxton Road covers an area of 2ha and enjoys good direct access to the main A6 road. Currently derelict, 1.2ha of the site have approved planning permission for an Aldi store. The remaining 0.8ha are available as employment land (HR $9.43) but this would be adjacent to a residential area.
2. The Station Road lndustrial Estate lies adjacent to the former Bakewell Railway Station and lt/onsal Trail. Access to the site is less than ideal since it is through a residential area, via either Station Road or Aldern Way and Castle Drive. There are parking and access issues because the site is adjacent to a key access point to the Monsal Trail for cyclists and walkers. Currently the site is not wholly occupied by B Class uses, and there is 0.1ha of vacant space (HR $9.36) in the least accessible part of the site.
3. The Deepdale Business Park on Buxton Road covers an area of2.3ha and enjoys good direct access to the main road. Currently the site incorporates a mix of uses including residential (through conversion of vacant office premises) and high quality Bla and 81c premises. Currently, there is 0.4ha area of vacant land at the rear of the site which could be used for employment land (HR 59.36).
4. The Riverside Business Park is the largest area of employment land in the Peak District National Park, some 4.gha. However, access and egress to main roads are difficult. Access is via a small private bridge and a private estate road along Lumford, and then along Holme Lane to Baslow Road. This road also serves a number of residential properties. There is consent for a new bridged access directly from the A6, but this requires significant funding to deliver. Currently the site incorporates a mix of uses. There are a number of older structures ln a mixed state of reparr but substantially still in use. Approximately 2ha of the site is occupied by buildings which require modernization. Permissions exist for the development of a hotel on the site replacing existing structures and floorspace, and a further permission has been secured for the redevelopment of some 3696+ m2 of existing ageing B-Class industrial units used by Pinelog Ltd. One building is Grade ll Listed and a Scheduled Ancient Monument is present on the site. The derelict part of the site could provide a maximum of t ha of industrial land, although given the complexities of developing the site, this is likely to be lower(HR$9.32).
ln summary, therefore, the total amount of available employment land on Bakewell sites is 2.3ha (HR 510.6). 6.3.4. On the demand side, the Hearn Report identified a need for 1.3ha of employment land for the period 2014 to 2034 (HR 510.1). This creates an employment land surplus of 0.9ha of supply over demand (HR 510.9). Even with the complexities of redeveloping the Riverside site reducing this surplus, and the encouragement of the relocation of non-conforming uses (PDNPA Local Plan 2001), there may be some additional scope for flexibility of acceptable land use and still meet the projected requirements for B Class land use (HR S10.12). 6.3.5. However such flexibility should not detract from the main policy objective of retaining and safeguarding employment sites for business (B Class) use (HR 510.15) ln particular, any flexibility of use or retail activity alongside the dominant B Class Uses should not put at risk the vitality and viability of the Central Shopping Area (PDNPA DMP S 8.4' 58.11 and DME3).
POLICY E2: Employment Sites A. Existing and allocated employment sites in Bakewell will be safeguarded for predominantly B Class employment uses.
B. Where flexibility is sought and deemed necessary to aid development, it will only be granted if it is not likely to put at risk the viability, vitality and character of the Central Shopping Area.
C. A Class uses will only be permitted as on-site sales from a B Class unit, and must be ancillary to the unit's primary B Class use.
6.3.6. The issue of access to the Riverside site has been a critical issue for many years and has been specifically mentioned in PDNPA policies (PDNPA Local Plan 2001 retained policy LB7). Retained policy LB7(a)(iii) uses an increase in floorspace for any new development as the trigger for requiring a new access bridge and vehicular closure of the old bridge. Although 'floorspace'may be straightforward to measure, it is not a sophisticated tool in the measurement of need, in terms of access and egress.
6.3.7. PDNPA General Spatial Policies clearly indicate that 'development must respect, conserve and enhance all valued characteristics of the site and buildings that are subject to the development proposal'. Particular attention should be paid, among other things, to 'the form and intensity of the proposed use or activities, the impact on living conditions and communities and the impact on access and traffic levels' (Peak District National Park Core Strategy 2011 GSP3 E, F & G).
6.3.8. The local community has expressed a strong wish* that a new access bridge is constructed before any redevelopment of the Riverside site. Although it may be desirable for the new access bridge'to be the first phase of any redevelopment, it is accepted that this may not be possible, because of the physical enabling works that have to be done before construction. These works could well involve the demolition and relocation of existing buildings, some of which are still currently occupied. However, once the physical enabling works have been done, the new access bridge should be constructed before any further phased development is permitted.
Bakewell Neighbourhood Plan Consultation November 2015: 74% of respondents felt that the construction of a new access bridge across the River \ /ye should precede any development at the site
6.3.9. lf development work is required to achieve 'financial enabling'then a binding legal agreement should be included to ensure that a new access bridge is constructed as part of that comprehensive development.
POLICY E3: Riverside
lf development at the Riverside site results in an increase in existing floorspace or an intensification in the use of the site, then a new access bridge must be built across the River Wye and the old bridge closed to vehicles, and:
A. Construction of the new bridge shoutd be included as an integral part of the comprehensive scheme;
B. lt should be phased as early as possible in the schedule for the comprehensive development, subject to physical and financial enabling;
C. lts phasing and inclusion should be part of a binding legal agreement.
6.4. Hotel Provision in Bakewell
6.4.1. Tourism is an rmportant driver in the local economy, but if its benefits are to be maximized for the town, managing provision is critically important. pDNpA supports the provision of a new hotel in Bakewell, both to serve the town and improve the range of visitor accommodation within the National Park (PDNpA Core Strategy policy DS1). Such accommodation can encourage longer stay visits, making tourism more sustainable. This drive for sustainability is suppo(ed at both national and local levels (National Planning policy Framework 928; PDNPA vsion and circular g81 & 82). Recent permissions for a hotel at Riverside and by conversion in the town centre should meet this need 7, TRANSPORT & COMMUNICATIONS
7.1. lntroduction
7.1.1. Bakewell is a busy town, and suffers from heavy through traffic on three major roads into the town centre, visitor traffic trying to access car parks, and residents from Bakewell and surrounding villages coming into town on foot or by car for work and shopping. This section of the Neighbourhood Plan aims to help control the impact of road traffic on the local community and its heritage assets, and promote an increase in the number of journeys undertaken by walking, cycling and public transport.
7.2. lmprovements for Non-Car Users in the Town Centre
7.2.1. ll is vital to the retail and tourist economy that Bakewell is an attractive and safe place to shop and to visit. The Neighbourhood Plan team has looked at what improvements could be made so that people on foot, in wheelchairs, with pushchairs, or on mobility scooters, can get around the town more easily, and the town centre is more attractive and less cluttered.
7.2.2. National and National Park policies (National Planning Policy Framework (NPPF) paras 30 & 35, PDNPA Core Strategy policy Tl & T7, saved Local Plan policy LB3) support iraffic management measures to lessen the negative effects of the car, encourage safe routes for cycling and walking, and remove unnecessary signs and street clutter.
7.2.3. ln 2000 Bakewell was identified as having some of the worst conditions for pedestrians in the UK ('Living Streets'), including overwhelming dominance of through traffic along main roads; narrow pavements restrictive particularly for wheelchair users; and vehicles causrng obstruction by parking on pavements leading to dangerous uneven surfaces. Some improvements have been made, but many problems remain.
7.2.4. Bakewell community lnterest Group reiterated these concerns in 2012, including the narrowness of footways (particularly on the bridge), streets dominated by traffic, and 'A' boards and parked vehicles obstructing pavements (Bakewell 2012 & Beyond). Public responses strongly supported action on these issues
7.2.5. ln tvlay 2015, the Neighbourhood Plan team carried out surveys on Bakewell bridge throughout the day on several weekdays and weekends, counting the numbers of pedestrians, wheelchairs and pushchairs crossing the bridge, in order to assess the Scale of the problem and consider whether an alternative pedestrian bridge crossing was needed for access to Scots Garden and Baslow Road.
7.2.6. The survey results show that numbers of people crossing out of town on the left hand side of the existing bridge towards Baslow Road do not justify provision of a new pedestrian bridge. However, a large number cross the bridge out of town on the right hand side towards the car parks, Station Road and castle Hill, for which the narrow pavement is not satisfactory. The team has looked at the possibility of providing a pedestrian / wheelchair / pushchair route from the blue pedestrian bridge at Riverside Crescent to Coombs Road via the woodyard area. Responses collected at consultation events in November 2015 supported such a route, which may be possible if landowners' consent can be achieved.
7.2.7. Obstructions and clutter on pavements such as 'A' boards and parked delivery vehicles make movement difficult and potentially dangerous for everybody. The National Park Authority and Derbyshire County Council have made several attempts to limit 'A' boards, but a complete solution has not been found. The removal of 'A' boards was strongly supported by responses to consultation in 2015, although some people felt that they may be acceptable in some locations. This Plan encourages continued efforts to remove obstructive and unsightly 'A' boards, and find acceptable solutions where shop frontages are not obvious to passers-by.
7.2.8. ln addition, delivery vehicles and cars are often parked on pavements, obstructing movement and damaging paving surfaces. This should be prevented or at least discouraged. ln some locations it is possible to make alternative provision for deliveries, such as at the rear of properties on Bridge Street. The Plan encourages efforts to find alternative solutions in order to allow free movement on pavements.
7.2.9.. Some pedestrian routes within the town centre and the wider Plan area are poorly signed and badly lit. This Plan supports the maintenance of appropriately surfaced, well signed and adequately lit pedestrian routes throughout Bakewell, which are important to keep people and vehicles apart. The provision of new sections of footpath towards Ashford avoiding the A6 was strongly supported in consultations and should be investigated.
7 .2.10. A list of suggested small-scale pavement and road improvements in the town centre will be included in a Partnership/Community Plan, and will be promoted to the Town Council and Derbyshire County Council Highways, to be followed up as and when money is available.
POLICY TCI : lmprovements for Non-Car Users
A. Proposals that improve accessibility and movement for pedestrians, wheelchairs, pushchairs and mobility scooters will be supported, including the removal of obstructive and unsightly 'A' boards and other clufter, and reducing vehicle parking on pavements by installing bollards and providing alternative delivery parking where possible. Any proposals will need to consider impact on the Bakewell Conservation Area.
B. The provision, maintenance and signing of safe pedestrian routes will be supported, including a new footpath and cycle links towards Ashford avoiding the A6, and the continuation of the MonsalTrail to Rowsley. Where appropriate to its scale and location, applications for development should show how the proposed scheme intends to provide links to the wider cycle and walking network and access to public transport.
C. Development proposals which provide positive design to lessen the impact of traffic on people and the town centre environment will be supported. 7.3. Parking
7 .3.1. Car and coach parking are vital to enable residents and visitors to support shops and businesses in Bakewell. The issue is whether there are enough car parking spaces, convenient and properly managed to meet peoples' needs. Large numbers of cyclists visit the Peak District but there are not enough racks to encourage them to stop and spend money in Bakewell.
7.3.2. National planning policy (NPPF para 40) seeks to improve the quality of parking in town centres so that it is convenient, safe and secure. The National Park Authority has for many years suggested a notional level of 2,000 car parking spaces in Bakewell as being appropriate (PDNPA saved Local Plan policy LB4). National Park policy also encourages the provision of sufficient secure cycle parking, which was echoed by the Bakewell Partnership response to consultation on Development Management Plan draft in 2012 which said there should be parking places for cycles near the shops. Currently the Authority considers it beneficial for the future of Bakewell to restate that development which would prejudice the use of existing car parks should not be permitted. Response from consultation events in 2012 strongly supported action to address parking concerns arising from increased visitor numbers, pressure on designated areas and indiscriminate parking, although it did not reach a conclusion whether it was a question of needing additional parking facilities or better management.
7.3.3. Parking facilities are under considerable pressure, particularly on market days and bank holidays when there are more visitors but fewer parking spaces because Granby Road and the Market Place are not available. There are currently about 2,000 car parking spaces available in Bakewell, including long- and short-stay car parks operated by Derbyshire Dales District Council and by private operators, areas covered by residential parking permits and on-street parking:
Location / type Number of spaces ricultural Business Centre 420 Granby Road 123 Market Place 60 New Street 17 On-street i nc Stat ton Rd Coombs Rd Rd 100 Residents permit 90 Bridge car park 165 Smith's lsland short & 1 000 TOTAL 1,975 * total number at peak times Source: DDDC and 2Q15 survey
NB: this does not include other regularly-used car parking eg Casf/e Mount Crescent, Holme Lane, Aldern Way, Yeld Road
7.3.4. Residents' parking permits, allowing parking in District Council car parks before 11am and after 4pm, are much valued. Access-only regulations and residential parking permits operate in parts of the town to control indiscriminate parking. There is designated on-road parking particularly on Coombs Road, Station Road, Haddon Road and Stanedge Road, but vehicles are often parked outside these areas and elsewhere such as Casfle Mount Crescent, Holme Lane, Aldern Way, and Yeld Road causing a hazard to pedestrians and other vehicular traffic. Disabled 'Blue Badge' holders are often parked in inappropriate places, making it difficult for other road users; a 'Blue Badge' is not a licence to disregard general road safety.
7.3.5. The Neighbourhood Plan team considers that the notional 2,000 limit seems about right in terms of the numbers of people and cars in the town, and providing additional car parks would simply lead to more cars. Parking problems are to a large extent a result of circulation of vehicles in the town centre rather than overall availability, location, cost, or Iength of stay of car parking facilities. The preferred conclusion is to leave overall parking opportunities as they are, and concentrate on improving traffic flow through town. lmprovements could include better car park signing, a bridge to link the ABC and Smith's lsland, and marking a more formal pedestrian crossing at the intersection of the pedestrian route across the Smith's lsland vehicle access. This preferred option was tested at public consultation in November 2015, when responses largely agreed that car parking was sufficient, although there were some concerns about visitors parking on residential roads.
7.3.6. Particular problems are experienced on Bank Holidays, Show days and on other events, when traffic backs up trying to enter and exit car parks at the beginning and end of the day. Marshalling traffic at the Coombs Road junction and opening the gate on Coombs Road to allow access to the ABC and Showground might make some improvement, but these problems are made more difficult by increasing numbers of events at the ABC and Showground. Responses to consultation agree that this is an issue of concern. Park and Ride has operated successfully for Bakewell Show and it may be possible to extend this to other dates.
7 .3.7. Several coach drivers still drop-off or pick up in the town centre, at bus stops or at the waiting area by the old Post Office. Adequate coach parking and toilet facilities are available at the ABC with easy access to the town centre, and coach drivers should be advised not to park in town where it can lead to congestion and problems for pedestrians and other road users. lt is also better if coach passengers know exactly where they can find their coach when it is time to leave.
7.3.8. Cycle parking provision has been improved over recent years, but there was some support in responses to the 2015 consultation for more secure cycle racks to be provided.
POLICY TC2: Car and Cycle Parking
A. New development which would lead to a net decrease in public or private car parking will be strongly opposed.
B. Measures to restrict dangerous or inconslderate parking will be encouraged, including delivery vehicles, coaches and Blue Badge holders.
C. The Plan will seek to implement improvements which make access to and exit from car parks easier, particularly at peak times and for special events.
D. Additional cycle parking racks should be provided in the town centre. 7.4. Safeguarding a route for a relief road
7.4.1. Whilst the 46 was de-trunked several years ago, it is still used by a considerable number of heavy goods vehicles mainly travelling between the ,46 Matlock Street via the Bridge to the A619 towards Baslow, Sheffield and Chesterfield. Many streets and the bridge are dominated by traffic with narrow footways in places. There are specified routes for quarry traffic to avoid Bakewell, but there seems to be no realistic hope of diverting more heavy through traffic from the centre of town.
7 .4.2. At public consultation in 2012,69% of respondents wanted the problem of domination of traffic in the town centre, particularly heavy goods vehicles, to be kept under consideration (Bakewell 2012 & Beyond). At Neighbourhood Plan consultation events in November 2015, 52o/o of respondents wished to retain long-term safeguarding for a relief road.
7.4.3. For many years, National Park Authority plans have safeguarded a route for a low status relief road to keep through traffic out of the town centre (PDNPA Structure Plan policy T5,Local Plan policy LT4 (now superseded)), but this safeguarding has now been dropped by the Authority. Derbyshire County Council has no plans for relief road provision.
7.4.4. The Neighbourhood Plan team accepts that the Neighbourhood Plan cannot include a policy safeguarding a route for a relief road. However, it is concerned that without the possibility of diverting heavy traffic out of the town centre, there will be no opportunity for significant improvement to the pedestrian environment and continued risk of damage to historic buildings.
7.5. Reopening of the railway
7 .5.1. Although there are no current plans to reopen the Matlock to Buxton railway line, the National Park Authority continues to safeguard the route of the line and the site of Bakewell Station for future rail use (PDNPA Core Strategy policy T5, saved Local Plan policy LT3).
7.5.2. The Bakewell Partnership has supported this approach and public response to consultation in 2012 was generally in agreement. Responses to Neighbourhood Plan consultation events in November 2015 had mixed views about reinstatement of the railway between Matlock & Buxton and the provision of a new Monsal Trail, expressing concern about viability of the railway and effect on the Trail, but in favour of travel and tourism opportunities that reopening the line might bring.
POLICY TC4: Reopening the Matlock - Buxton Railway Reinstatement of the Matlock to Buxton railway is supported, subject to thorough investigation of the impact on the Monsal Trail and opportunities to create a new route of similar or better quality. 7.6. lmproving Broadband Connectivity
7.6.1. The value of high quality communications to residents and the local economy is significant, particularly internet connectivity and speed and mobile telephone service.
7.6.2. Derbyshire County Council (Digital Derbyshire) is working in partnership with BT to lay fibre optic cable, to bring better, faster broadband to parts of Derbyshire, particularly in rural areas, so that homes and businesses can order fibre broadband from an internet service provider of their choice. Building on the commercial coverage already provided, their aim is for g8% of homes and businesses in Derbyshire to be able to access speeds of at least 24Mb per second by the end of 2018.
7.6.3. However, provision through commercial roll-out or Digital Derbyshire in Bakewell is patchy rather than comprehensive. The Neighbourhood Plan team is concerned that improvements should be made so that a high quality service (Superfast or better) is available to all residential and business premises in Bakewell.
POLICY TC5: Broadband
Efforts to enable faster and more reliable communications infrastructure throughout Bakewellwill be encouraged and supported. Bakewell Neiqhbou rhood Plan Policies
Policy Title
DB1 Development Boundary
ENVl Landscape Cgnservation and Enhancement ENV2 Local Green Speqes ENV3 Heritage Assets
H1 Provision of Affordable Housi ng H2 Age and Disability Related Considerations H3 _Qpgn Market Housing
CF1 Newholme Hos pital cF2 Development of Commun ity, Sports and Arts Facilities CF3 Betaining Playing Fields and Sports Facilities
E1 Shops and Services E2 Em Sites E3 Riverside
TC1 lmprovements for Non-Car users TC2 Car and Cycle Parking TC3 Re-opening the Matlock-Buxton Railway APPENDICES
Appendix {: A Brief History of Bakewell More detail is in the Conservation Area Appraisal adopted by the Peak District National Park Authority in 2013.
The hills around are studded with Bronze and lron Age hill forts, barrows and stone circles. The first known settlement was that of the Anglo Saxons by the seventh century and at the beginning of the 1Oth century its name first appears as Badecan Wiellon - the springs or wells of Badeca.
The small village grew up on the hillside around the church which has one of the best collections of pre-Norman sculpture, including two crosses. Domesday Book tells us that William the Conqueror possessed the manor of Bakewell, which comprised a church with two priests, a mill, a lead mine and some 200 inhabitants. By the 12th century a small motte and bailey was built on Castle Hill.
Gradually the settlement around the church spread down the hill. A fine stone bridge of five arches spanned the river. The town's prosperity can be measured by the expansion of All Saints parish church: it exhibits architecture from every period from the 12th to the 15th centuries, capped with an octagonal tower and spire which were rebuilt in the 1840s. Bakewell continued to grow and prosper and evidence of this is still visible in the town in the form of the Old Market Hall in Bridge Street, now the visitor centre. Sir John Manners founded the hospital almshouses of St John in South Church Street in 1602. The Old Town Hall in King Street, once the civic centre of old Bakewell, belongs to the early 18rh century. ln the next generation, Grace, Lady Manners, granted an income of L15 a year 'for mayntayning of a schoolmaster... for the better instructing of the male children of the inhabitants of Bakewell. Her name remains as the title of the town's secondary school. lnheritance of the estates and t'tle of Earl of Rutland in 1641 diverted the attention of the Manners family to Belvoir, but they remained Lords of the Manor of Bakewell until '1920 when their extensive properties in the town were sold, partly to pay for the restoration of Haddon Hall.
By 1759 turnpike roads had reached Bakewell and the coaching era brought new prosperity. ln 1777 Sir Richard Arkwright, the founder of the factory system, built his third cotton mill at Lumford, upstream of Bakewell. He built houses for workers and converted what is now the Old House Museum into 6 cottages.
Less than 200 years ago Bakewell presented a completely different picture with narrow streets and low, thatched buildings. The Pudding Shop remains but ramshackle shops were demolished to create Rutland Square. ln '1804 the Duke of Rutland pulled down the White Horse, the town's principle inn, and replaced it with the Rutland Arms, a fine Regency inn together with a coaching yard opposite. ln an attempt to rival Buxton and Matlock Bath spas the Bath House (built over the warm spring originally covered in 1697) was refurbished. White Watson, the famous geologist, plantsman and maker of black marble monuments lived in the Bath House and had a reading room and museum which attracted famous visitors. He laid out Bath Gardens as a botanical garden. Bakewell market, removed from the streets in 1828, flourished. The famous Bakewell Show traces its origins to the first farmers'show in 1819.
The great coaching era gave way to that of the railways. ln 1861 the l\/idland Railway arrived, giving access to London and Manchester lt remained for a century, boosting the town's tourist trade and its economy.
Victorian affluence is evident in buildings like the banks, the old post office and the town hall The church was largely rebuilt and the ancient bridge widened.
The right to hold markets in the town goes back over 700 years. Until 1998 the cattle market was in the area now occupied by the Co-op and the sheep market was behind Boots. The traditional atmosphere of those markets is captured in paintings in the Co-op windows facing the market square. The new Agricultural Business Centre across the river has one of the busiest livestock markets in the country. But the colourful Monday stall market is the main attraction for both locals and visitors.
Two illustrated trails with much about history can be accessed af htt p s : //s ite s. g oogl e. co m/s ite/b akewe I I h e rit a g e. Appendix 2: Notes on existing information and policies to protect features of natural history and cultural heritage
The Peak District Biodiversity Action Plan (BAP) 2011-2O2O is a blueprint, by the Biodiversity Partnership, to:
describe the species and habitats of the area highlight the species and habitats of greatest importance or which are under the most severe threat identify priorities for conservation action set targets for enhancing biodiversity promote and outline actions which need to be taken to benefit wildlife, landscapes and people raise awareness and understanding of the value of biodiversity to society.
There are no Sites of Special Scientific Interest in the parish but the following are of local value:
. The river, banks and nearby semi-natural vegetation. Designated as Local Green Space o Manners (Wicksop) Wood, part of which is ancient, semi- natural woodland- Designated as Local Green Space. o Endcliffe and Catcliffe Woods. Designated as Local Green Spaces. o The small pad of Worm Wood which is in the parish, Designated as Local Green Space. o Verges ofthe Monsal Trail. Designated as Local Green Space. . Some flower- rich fields, particularly south of Bakewell. Hedgerows there support birds including yellow hammer. Parsonage Field is designated as Local Green Space.
Buildings used by bats, barn owls, house martins, swallows and swifts. During consideration of planning applications checks are made as to whether buildings and sites are used by protected species: eg, bats, barn owls, and swifts and also whether ponds on planning application sites are used by great crested newts.
Derbyshire Wildlife Trust supplied species records but many are from long ago and may be out of date, so they cannot be vouched as accurate and they may not be used without written permission from DWT.
The Gultural Heritage Strategy for the Peak District National Park states: The cultural heritage of the Peak District National Park includes all the evidence for past human activity and the assocratlons that can be seen, understood and felt. lt includes landscapes, buildings, sites, monuments and obiects, records, archives and collections, as well as local cusfoms, tegends, traditions and arts. The cultural heritage includes the aesthetic appreciation as wel/ as the physicat evidence of human activity across thousands of years. .. tt influences regional, local and cultural identity and makes a significant contribution to quality of life ...... lt contributes to knowledge, education, understanding and the local and regional economy, . .. ..
Scheduled Ancient Monument and Listed Building status confer a high level of protection and the responsible authorities, the Peak District National Park Authority (as local planning authority) and Historic England (formerly English Heritage) are expected to continue to take necessary action to conserve and enhance them as opportunities present. The many Listed Buildings (which include some other structures) are listed at the end of the Conservation Area Appraisal. The (fewer) Scheduled Ancient Monuments in the parish are: barrows on Burton Moor and Bowl Hill; the part of Ball Cross lron Age Fort in the parish; the two pre- Norman crosses in the churchyard (inside the parish church is a collection of ancient carved stones said to be the best in the country); Castle Hill motte and bailey; Bakewell Bridge, Holme Bridge; and, at Lumford, the water supply works for Arkwright's third water-powered cotton mill and some remains of its original buildings (lt burned down in 1868).
The older parts of the town are in the Conservation Area but this status gives extra control only of demolition and tree felling, though the authorities give special priority to action to conserve and enhance features in the Conservation Area as proposed in the Conservation Area.
Non - designated cultural heritage assets
The following are considered to play a significant role in contributing to the character of Bakewell and its historic landscape and are considered to be non-designated cultural heritage assets.
(1) lmportant unlisted buildings or structures shown in Figure 13 of the Bakewell Conservation Area Appraisal (2012).
(2) Archaeological features (which have no protection by being Scheduled or Listed) shown as 'regionally-important' in map 17 of The Bakewell Archaeological Survey of 2002 by Dr John Barnatt. These include features such as ancient mineral workings and large areas with signs of the open field system of agriculture (ridge and furrow and lynchets). (Ridgefield by Monyash Road is within the Conservation Area and is also designated as Local Green Space.)
(3) Area 3 on lvlap 5, east of the river. This Coombs Road site is thought to be where King Edward the Elder built a burh (fort) in 920 and received the submission of the Danes (described in Jan Stetka's From Foft to Field (2001))
(4) Area 4 on Map 5. Burton Meadows, the area between the A6 and river south of Bakewell. This shows the doles where warm spring water was led onto meadows to encourage early groMh of grass and hay crops to feed the oxen essential for ploughing the open fields. (described in Jan Stetka's From Foft to Field (2001))
(5) Field barns. No field barns are Listed. Of 30 mentioned by Barnatt as being built by 1875 three quarters were described as ruinous, derelict or substantially altered or as having modern extensions or roofs. lt is suggested that the authorittes consider listing good examples as representing post- enclosure smallholdings Appendix 3: Bakewell Housing Needs Survey - Bakewell lnfants School Parents Viewpoint
Summarv
Note: Of the 70 families whose children attended the school only 60 were eligible to take part as the other 10 lived outside the town.
Number of Forms issued: 60 Number of Forms Returned 25 (41.66%)
Participants Age range of partic,pants: 20-59 Lived in Bakewell for 10 years or more 640/o Do not work in Bakewell. 48o/o Work rn Bakewell: 44o/o Have relatives living in Bakewell: 72% Know people who have left Bakewell in the last 10 years and wish to return: 64o/o
ln favour of small development: Affordable homes for local people: 96% Private rented homes: 560/o Open market homes for local people 72o/o
Current Home Own a home with a mortgage Mo/o Rent a home: JbTo Live in a house: 96Yo Live in 3-bed property: 56% Live in 4-bed property: 24% Suitable: 80% Unsuitable: 20o/o
Future requirement if current home unsuitable: Private ownership: 48o/o Shared ownership: 12o/o Rented: 12o/o Property type: House: 60% Flati 8o/o 3-bed: 24o/o 4-bed: 32o/o
One respondent specified wheel chair access requirement REFERENCES
Bakewell 2012 and Beyond. Bakewell Community lnterest Group Research Paper
Barnatt, John, Bakewell Archaeological Survey, 2002
Building for Life 12 3'd edition Building Design Council 2015
Business Retailers' Survey, NP Working Group 2015
Experian Town Comparison Report Commissioned by NP Working Group 2015
Hearn, G. L. Bakewell Employment Land and Retail Review
Report commissioned by Peak District National park Authority 2 016
Housing Needs Survey Bakewell Parish Housing Needs Survey Results July 2015. Derbyshire Dales District Council.
Living Streets Bakewell Community Street Audit Report, March 2OO4 Commissioned by Transport 2000's as part of its Revitalising Communities on Main Road project. Undertaken by Living Streets (The Pedestrian Association).
National Policy Planning Framework Department of Communities and Local Government 2012 Peak District National Park Authority Biodiversity Action Plan 201 I -2O20
Peak District National Park Authority Bakewell Conservation Area Appraisal, 2013
Peak District National Park Authority Core Strategy 201 1
Peak District National Park Authority Landscape Strategy and Action Plan 2009
Peak District National Park Authority Local Plan 200'l
Peak District National Park Authority Supplementary Planning Document for Clrmate Change and Sustainable Building 2013
Stetka, Jan, From Fort to Field. Private publication 2001
Taylor, Keith Aspects of Dales Life through peace and war. Ashridge Press/County Books 2007. \aY'-' N -.: =-. t : il \_. \ u \ 1\ / \. r.- \l I !' ''. .l a f"=4 ?f-I \,i
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MAP 3: BAKEWELL CENTRAL SHOPPING AREA .aaaa i leatewell Central Shopping Area -aaa Table 1
Bakewell Neighbourhood Plan: Proposed Local Green Space (l{ovember 2O16): Attribute Table
LGS Number Name eate9ory Reffin
1 River VWe. rivs bak aod |16by emi - ndural vegelatr@ A,C.0.E B€ady. lmponiam ror wldlile. Fodpalhs l1@by
2 Ltrdresl ol Laksido. Vqnon Gr@f , elc A,C SettirE fq entran@ lo tm. Attraclrve aea by river with populs p{blic path to A*lfqd
Part of Worm Wood A,C,O,E SettirE for toM. Noxt to bridlsay. Coffi$ion peth to Wdm Wood gG lhrough it. Sami - natural wood of wlldl fe va !9
Fields north of Holme Lare Sdir€ for tM
5 Land nearAldern lle$ Setting for historic buildrng.
6 A,C.D Settrng for tM Nqt to nvtr Publrc ldpdh q@s it
7 Endcliffe W@l A.C,D E Sening ftr tM Wildlife int@s Pl,blic fdpalh Omed by TM Cercil
8 S@fs Gaden A,C,D,E Sett.ng for tom. Next to ilvq. Popular Io quigt enjoymont cl@ to town Owred by TlM Council
I Rrvergde Garc,6n A,B,C D Attraclrve public g4den ud ld evslts. Sad to have be. (bsgnod by Paxlon. OfrEd by Dr$.lci Coffirl
10 Balh Gadens A,B C D Altradlve public garden Used lor b@ls and eveds Wm sioimliy developed by White Wds the famous polymath Omed by Dislricl Courcil
11 ChurchyErd AB.C S€tting for town. Vim from il lo arcist cfru.ch and over tM Historic moM€nts Public rootpaths
12 Parsmage F 6ld A,B,C,O,E Owned by IM Courcil and usd for @simai ovents Fw€r ctErt quary. Pasture wlh *ild flw9. Publicfoot@lh
13 Fields w th $arp lychets n6ar Mmyash R@d (one klwn as Ridgefield) A,B Setting fq skan@ rnlo l@n. Regrmally importst evden@ for ops tiald agn@lture
14 Paslure east of Mony.sh Road Selling fd enlrance inlo lM
15 Fomer vi€rage grounds A.B Allm g@d viM to chqdr and lo fmer vi€rage d€signed by Watshql$
16 Rullatu Res€tion Ground A,C Popular re@dDnd facility lsed lor spols and evsts
17 Catclifie Wood A,C,D,E SettirE for toM. W ldlile intsed F@tpah lhrough t. MGt (Med by Tryn Courcil
Cmetery A B.D Burral grend used frm Mclq an times
19 tard netr Slonsy Closes A,B SetlirE fq enlrsn€ lo t(M Rogionally importst archeology
20 Wood opposite Bunon Closes Setting ftr lM
21 Land Near Burtm Cl6es A,ts Settrng lor hislofrc burld n€
22 PaSure by Hadds Houe Sdir€ for enkane inlo tM and rexl lo @ll{sd public rde
23 Shry gr@nd A,C SottirE for tryn. us€d for many ovents md sporls. Public f@tpaths
24 Pastures east of Coombs R@d A,C SettirE fort@n Publicf@tpath crosses
25 Casile Hrll A,B,C O Settrng for 1M Molle md bailey 4e schedlled monmerd w lh attr&tive vrem. OMEd by T(M Cenc I
26 h Castle Hill esde Seting for toM
Monsl Trail C.D E Popula rsrgatiim route giving vr€ws. Wildlife value. Owrcd by National Pak,adhority
Land no.lh o't Gypsy Lare Settrng for $kane lo tM.
29 Dry Halls A,C,D Setting for tom wlh public fdtpdh qoss 3l Gotf Course A,C Well 6ed spons feilily Setting for t@n. Publc f@tpalhs
31 A 8,C,D.E SdirE for tM. Publc and @n@sron foc{palhs. Wddlife vd@ - p*s 4e ancreil, smr ndural@odard. Ouaries pBd€d $se ,or tlM and ChalMrth. Part Med by TM C@it ) N Ew E \i \,
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Crown p and database ts 20'16 nance Survsy Y uaren perm , sub nse, or sell to third pa ny Map to show non-designatea heritage assots drawn from Stetka, J. "From Fork to Field" Non-designated heritage assets Qffiflbmr
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