Chigwell School Chigwell School Sports Centre Historic Environment Assessment
Final report February 2021
Chigwell School
Chigwell School Sports Centre Historic Environment Assessment
Project Number 10308
Version Status Prepared Checked Approved Date
1. Draft F. Smith Nicholls R. Haworth S. Orr 30.09.2020 M. Conway R. Haworth
2. Updated draft responding to F. Smith Nicholls M. Conway S. Orr 22.01.2021 planning scheme revisions M. Conway R. Haworth
3. Final F. Smith Nicholls M. Conway S. Orr 25.01.2021 M. Conway R. Haworth
4. Updated for final planning F. Smith Nicholls M. Conway S. Orr 04.02.2021 scheme M. Conway R. Haworth
Bristol Land Use Consultants Ltd Landscape Design Edinburgh Registered in England Strategic Planning & Assessment Glasgow Registered number 2549296 Development Planning London Registered office: Urban Design & Masterplanning Manchester 250 Waterloo Road Environmental Impact Assessment London SE1 8RD Landscape Planning & Assessment landuse.co.uk Landscape Management 100% recycled paper Ecology Historic Environment GIS & Visualisation
Contents
Chigwell School Sports Centre February 2021 Contents
Chapter 1 Introduction 1
Project background 1 Site description and context 1
Chapter 2 Methodology 3
Aims and objectives 3 Site visit 3 Sources 4 Assumptions and limitations 4
Chapter 3 Legislative and policy context 5
National context 5 Local policy 7
Chapter 4 Archaeological and historical background 8
Recorded heritage assets 8 Previous archaeological works 10 Developmental background 10
Chapter 5 Assessment of impacts 12
Asset significance 12 Previous ground impacts 14 Potential development impacts 14 Conclusions 16
LUC I i Chapter- 1 Introduction Chigwell School Sports Centre February 2021 Chapter 1 Introduction
Project background LUC was commissioned by Chigwell School to prepare an historic environment assessment to accompany an application for planning permission for a new sports centre with associated improvements to existing access and parking at Chigwell School, in the Epping Forest District, hereafter ‘the proposed development’. Temporary construction access proposed from Roding Lane is also considered in this report as it has potential to affect heritage assets.
Site description and context The application site, hereafter ‘the site’, is located on High Road, Chigwell: refer to Figure 4.1. The site comprises two existing sports buildings, two car parks, two tennis courts/hard surface playgrounds and one sports pitch. The built-up parts of the school and the innermost playing field are located within the Chigwell Village Conservation Area. There are four statutorily listed buildings on the school's main estate including:
◼ Chigwell Grammar School (Grade II* listed) ◼ Church House (Grade II listed) ◼ The Haylands (Grade II listed) ◼ Hainault House (Grade II listed) Chigwell School was founded in 1629 and is an independent co-educational school located in the village of Chigwell, Essex. Whilst the school’s campus covers c.28 hectares of land, its buildings are focused toward the east of the campus at the High Road in the centre of Chigwell village. The remainder of the grounds comprise playing fields and open space interspersed with a large number of mature trees. A topographical survey of the site (mksurveys 2020) indicates that ground level slopes from 64.6m AOD at the car park in the north-western corner of the site, down to 58.4m OD at the southern extent of the site near the intersection with Roding Lane. According to the British Geological Survey (BGS) map of North London (Sheet 256), the geology of the site is defined as London Clay. A BGS borehole record (TQ49SW6), pertaining to five boreholes drilled to the rear of St Mary’s
LUC I 1 Chapter 1 Introduction Chigwell School Sports Centre February 2021
Church (90m south of the site) recorded made ground deposits up to at least 2.4 metres below ground level.
LUC I 2 Chapter- 2 Methodology Chigwell School Sports Centre February 2021 Chapter 2 Methodology
Aims and objectives This historic environment assessment aims to explain how heritage assets may be affected by the proposed development. This takes into account archaeology, historic buildings and the conservation area. No other heritage assets (such as scheduled monuments, registered parks and gardens, etc.) which would be affected by the proposals are present on the site or in the vicinity. It seeks to identify the significance of heritage assets within the application site and its environs, assess the likely impact of the proposed development upon assets and provide recommendations for avoidance or reduction of harm. Impacts are described in terms of the extent to which the proposed development will harm or enhance the assets’ significance. Significance is articulated in accordance with the types of heritage value specified in guidance document Conservation Principles.1 Discussion of relative impact follows the relevant sections of the National Planning Policy Framework, detailed in chapter 3. It has been carried out in accordance with the following appropriate guidance: ◼ Standard and Guidance for historic environment desk- based assessment (Chartered Institute for Archaeologists , 2017); ◼ Managing Significance in Decision-Taking in the Historic Environment: Historic Environment Good Practice Advice in Planning Note 2 (Historic England, 2015); ◼ Historic England 2017 The Setting of Heritage Assets: Historic Environment Good Practice Advice in Planning Note 3 (Historic England, 2017).
Site visit A site visit was conducted on 2 September 2020. This consisted of a site walkover taking in the existing school buildings, playing fields and the location of the proposed works, and elements of the wider context including the Chigwell Village Conservation Area.
______1 English Heritage 2008 Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment
LUC I 3 Chapter 2 Methodology Chigwell School Sports Centre February 2021
Sources The following publicly accessible sources of information were used in the preparation of this report: ◼ Historic England’s National Heritage List for England; 2 ◼ Essex Historic Environment Record (EHER) within a 1km radius study area;
◼ Cartographic sources accessible via the LUC library and online sources including historic and modern OS maps; ◼ Legislation and national and local planning policy and guidance; and ◼ Scheme plans and sections. Assumptions and limitations Much of the information used by this study consists of secondary information compiled from a variety of sources. The assumption is made that this information is reasonably accurate unless otherwise stated. This assessment was undertaken wholly within the time period covered by restrictions due to the COVID-19 pandemic. As such, it was not possible to undertake research of sources held at archives. This report has, therefore, been produced using those sources that were available online, through data requests or already held by LUC. It is not considered that this has prevented study of key archival sources for this site since these were accessible via these means.
______2 The EHER is maintained by Place Services on behalf of Essex County Council.
LUC I 4 Chapter- 3 Legislative and policy context Chigwell School Sports Centre February 2021 Chapter 3 Legislative and policy context
National context National legislation relating to the protection and treatment of the historic environment within the development process identifies historic assets as a non-renewable, fragile and finite resource and places a priority on their conservation. The key pieces of legislation are the Ancient Monuments and Archaeological Areas Act (1979) and the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended. The application of these laws is guided by national policy, set out in the National Planning Policy Framework (NPPF). There are references to the historic environment throughout the NPPF but Section 16 ‘Conserving and enhancing the historic environment’3 deals with the topic in detail. The following paragraphs in particular are considered relevant to this application:
______3 Department for Communities and Local Government, 2012; 2018.
LUC I 5 Chapter 3 Legislative and policy context Chigwell School Sports Centre February 2021
Table 3.1: Relevant NPPF Policies (2019)
Paragraph Content
189 In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation
190 Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
192 In determining planning applications, local planning authorities should take account of: ◼ the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; ◼ the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and ◼ the desirability of new development making a positive contribution to local character and distinctiveness.
196 Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.
197 The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.
198 Local planning authorities should not permit the loss of the whole or part of a heritage asset without taking all reasonable steps to ensure the new development will proceed after the loss has occurred.
199 Local planning authorities should require developers to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible. However, the ability to record evidence of our past should not be a factor in deciding whether such loss should be permitted.
LUC I 6 Chapter 3 Legislative and policy context Chigwell School Sports Centre February 2021
Local policy
Epping Forest District Council’s Local Plan In 2006 the Council adopted the Local Plan Alterations, which replaced parts of the 1998 Local Plan. The combined policies of both plans were published in 2008. Table 3.2: Relevant Local Plan 2008 Policies
Policy Content
Policy CP7 "Where the existing urban fabric provides for high quality in design and local environment by virtue of its existing character, open land uses and buildings and areas of architectural, historic and archaeological importance, this will be strongly protected and enhanced.”
Policy HC7 "Within conservation areas, all development and materials will be required to be of a particularly high standard to reflect the ‘Development quality of the environment. Development should: within Conservation (i) be sympathetic to the character and appearance of the conservation area in terms of scale, density, massing, height, Areas’' layout, building line, landscape and access; (ii) have traditional pitched roofs and create a roofscape with sufficient features to provide an appropriate degree of visual interest in keeping with the character of the conservation area; (iii) be composed of facing materials chosen from the traditional range used in the district; (iv) have facades which: ◼ provide an appropriate balance between horizontal and vertical elements, and proportions of wall to window area; ◼ incorporate a substantial degree of visual intricacy, compatible with that of the facades of historic buildings; and (v) where applicable, be of a scale compatible with any adjacent historic buildings."
Policy HC9 "The Council will only grant consent for the demolition of a building in a conservation area where the building does not ‘Demolition in make a significant contribution to the character and appearance of that area, or where the redevelopment proposal Conservation preserves or enhances that character or appearance. Any consent may be subject to: Areas’ (i) planning permission having already been granted for the redevelopment of the site; and, (ii) a legal agreement that the building is not demolished before a contract for the redevelopment of the site has been made."
In 2017 a new submission of the Local Plan was published. Table 3.3: Relevant Local Plan Submission Version 2017 Policies
Policy Content
DM7 ‘Heritage "The historic environment will be conserved and enhanced in a manner appropriate to its significance. Development Assets’ proposals should seek to conserve and enhance the character, appearance and function of heritage assets and their settings, and respect the significance of the historic environment. Heritage assets are an irreplaceable resource and works which would cause harm to the significance of a heritage asset (whether designated or non-designated) or its setting, will not be permitted without a clear justification to show that the public benefits of the proposal considerably outweigh any harm to the significance or special interest of the heritage asset in question."
LUC I 7 Chapter- 4 Archaeological and historical background Chigwell School Sports Centre February 2021 Chapter 4 Archaeological and historical background
Recorded heritage assets The core of Chigwell School lies within the Chigwell Village Conservation Area, and the site borders its northern extent. There are several listed buildings in close proximity. Designated assets and relevant HER entries are shown at Figure 4.1. At the core of the school buildings lies an early 17th century building which has served as a school building since Chigwell's foundation and onto which many of the school’s later additions have been constructed. It is a Grade II* listed building (Chigwell Grammar School, NHLE ref. 1111240). A number of additional school buildings are also listed (Church House, NHLE ref.1337267 on the west side of High Road relating most closely to the original core building; The Haylands (NHLE ref.1111238) and Hainault House (NHLE ref. 1165359). All these additional buildings are grade II listed). The EHER entries within this study area generally relate to listed buildings. Other records are not discussed in detail, except where they relate to assets which are likely to be affected by the development of the site.
LUC I 8 Chigwell School New Sports Centre for Chigwell School
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Esri, Maxer, © GeoEye, Earthstar Geographics, CNES/Airbus, DS, USGS, and the GIS User Community. CB:EL EB:Conway_M LUC FIG1_10308_r2_DHAs_HER_ponds_A4P 05/02/2021 Source: Historic England, Essex CC, Epping Forest DC Figure 4.1: Designated Heritage Assets, HER Entries and Locations of Post Medieval Ponds Site boundary HER Entries $+ Archaeological intervention Conservation Area !( Iron age Post medieval pond locations Listed Buildings (by grade) Roman *# II* !( Roman *# II !( Medieval !( Post medieval !( Post medieval to modern Chapter 4 Archaeological and historical background Chigwell School Sports Centre February 2021
Previous archaeological works and conquest by the Emperor Claudius from AD43 onwards, and latterly a major urban centre in eastern England. There are no past archaeological investigations recorded in the EHER within the site or the grounds of Chigwell School. There have been various roadside Roman settlements found in Essex, such as at Elm’s Farm in Heybridge, 45km The EHER records an archaeological evaluation at north-east of Chigwell. Grange Court (EHER ref: EEX59381). This revealed 19th century brick footings, part of a building that used to annexe The EHER records that there was a Roman road roughly Grange Court. aligned with the existing High Road (EHER ref: MEX14446) onto which Chigwell School fronts. In the 18th century, a Developmental background Roman tessellated pavement and some oak dovetailed boards were found near Woolston Hall,7 which is approximately 2km Prehistoric north-east of the site and further along the projected alignment of the Roman road. The vast majority of prehistoric sites in Essex are located along the major river valleys, such as the Stour, There is not sufficient evidence for a Roman settlement Chelmer and Blackwater, which are located to the east of the in the area, but given the site’s proximity to the route of a county,4 as opposed to Chigwell in the south Roman road, there is some potential for buried heritage assets from this period. The Managing the Essex Pleistocene5 report identifies patches of Woodford Gravel within Chigwell. This deposit Post Roman to Medieval dates to approximately 650,000-450,000 years ago and is thought to have potential for Palaeolithic remains on the basis Chigwell lies at the fringe of Epping Forest, a medieval that it is comparable to the Colchester Formation of Kesgrave hunting preserve in the south of Essex. A settlement at Sands and Gravels that has produced a number of rich Chigwell appears to have existed since the later Saxon period archaeological sites dating to this period. There is no and is referred to in Domesday. The historic core of the village indication that there are deposits of Woodford Gravel within lies around the church and the adjacent junction of Roding the site. Although there is potential for Palaeolithic remains in Lane and High Road. It retains numerous historic buildings, th the Chigwell area, the EHER data suggests there is limited ranging in date from the church, with 12 century material, th th evidence for prehistoric activity in close proximity to the through to more recent vernacular buildings of 18 to 19 proposed development. date. The site later occupied by the school appears to have formed part of the rural hinterland of the village. It was The EHER has one entry relating to the prehistoric enclosed into fields by the end of the 18th century.8 period within the study area. This is the findspot of an Iron Age silver coin (EHER ref: MEX14620) 20m north of the site. It has Post-medieval to modern been argued that Roman roads could have had earlier prehistoric precursors,6 so it is possible that there was an Iron Chigwell School was founded in the 1620s by the then Age trackway running near the site along a similar alignment Bishop of Norwich, Samuel Harsnett. It was created from a to the Roman road recorded in the EHER (see below). Further tenement purchased in 1619 and a house purchased in 1627. isolated finds from this period could be found within the The first headmaster was in post from 1623 and the school development site. foundation deed was signed in 1629, by which time Harsnett was Archbishop of York. The early 17th century building at the Roman core of the school, hereafter referred to as the “original core building‟ appears to be that built at the creation of the school. Colchester, or Camulodunum, is located approximately It is a Grade II* listed building and its listing description 60km north-east of Chigwell. It was the first capital of the references one of the key aspects which has merited its Roman province of Britannia, beginning as a Roman inclusion on the list, namely that “sufficient of the original st Legionary fortress in the 1 century AD following the invasion structure and detail remains to be a valuable record of
______4 Caroline Ingle , Helen Saunders, 2011. 'Aerial Archaeology in Essex: the role 6 Evans, C. Regional Research Framework – Late Iron Age & Roman. Online: of the National Mapping Programme in interpreting the landscape', East Anglian http://eaareports.org.uk/assets/uploads/RRF2018_Late_Iron_Age_Roman_Draft Archaeology 136 .pdf 5 O’Connor, T. 2015. Managing the Essex Pleistocene. Online: 7 'Chigwell', in An Inventory of the Historical Monuments in Essex, Volume 2, https://research.historicengland.org.uk/Report.aspx?i=15804. Central and South west (London, 1921), pp. 47-49. British History Online This was a was an English Heritage project concerned with the development of http://www.british-history.ac.uk/rchme/essex/vol2/pp47-49 [accessed 15 a methodology and creation of a predictive model of the Palaeolithic resource at September 2020]. a county-wide scale. 8http://www.bl.uk/onlinegallery/onlineex/ordsurvdraw/e/002osd000000008u0008 4000.html
LUC I 10 Chapter 4 Archaeological and historical background Chigwell School Sports Centre February 2021
architectural features of that period”.9 The heritage significance of the original core building will be discussed further below but, in general terms, may be understood to be largely derived from its evidential value as a physical document of early 17th century building techniques and also early school buildings.
Charles Budgen’s Map of Enfield, 1799,10 is schematic but it does show a cluster of buildings along the High Road, which would have included the original core building of the school. The site appears to have been occupied by fields at this time. The site of the original Chigwell Hall (EHER ref: MEX1034571) is marked on early editions of the Ordnance Survey (OS ) mapping of the area, including the second edition of the county series 25" (1896).11 The remainder of the site at this time was in use as fields, many of which had ponds at or close to their corners. Four of these ponds lie within the site (Figure 4.1). The school has been in operation at this site since its foundation and has grown both in the extent of its grounds and in the amount buildings required for school operation since the 1620s. Some of the growth has been through acquisition of existing adjacent properties whereas the majority has been through the construction of additional buildings. These additions have spanned the 18th to 21st centuries, creating a built-up zone occupying the frontage of the site to High Road and gradually filling in and extending north and westwards. The OS 25 inch map of 194312 shows the site of the proposed sports centre is marked as ‘Playing Fields.’ Many of the extensions to the school have been created by adding additional space directly onto the original core building, either as minor extensions or as entire ranges, resulting in a main school block comprising a mix of architectural styles and periods. The later 20th and 21st century buildings, including the building which is to be demolished as part of the new sports centre works, tend to be free-standing blocks of relatively large footprint, most of which form a cluster at the north-west corner of the built core of the school. The most recent additions have been the dining hall extension and the standalone sixth form block adjacent to Roding Lane. The school playing fields extend behind, to the north and west of the built-up core of the school and retain boundaries from the fields that preceded them.
______9 https://historicengland.org.uk/listing/the-list/list-entry/1111240 11 https://maps.nls.uk/view/104190542 10http://www.bl.uk/onlinegallery/onlineex/ordsurvdraw/e/002osd000000008u0008 12 https://maps.nls.uk/view/104193786 4000.html
LUC I 11 Chapter- 5 Assessment of impacts Chigwell School Sports Centre February 2021 Chapter 5 Assessment of impacts
Asset significance
Chigwell Village Conservation Area Chigwell Village Conservation Area was designated in recognition of the survival of a coherent and harmonious group of historic buildings with fabric dating from the 12th to the 19th century. Both the conservation area and its immediate environs contain a high degree of mature vegetation and this, coupled with the generally gentle nature of the landform, combine to mean that perception of its historic character is limited to within the conservation area and on approaches to it from the north and south along High Road. The school playing fields retain boundaries from the pre-19th century fields that preceded them, which add to the perception of the historic character of the landscape adjoining the conservation area. However, this part of the landscape is not strongly intervisible with the built core of the conservation area. As a result, the setting of the conservation area does not particularly factor into its significance apart from as a contrast (i.e. village vs. surrounding undeveloped land) which helps to highlight its character. Accordingly, the heritage significance of the conservation area has evidential, historical and aesthetic elements. The surviving historic buildings and their interrelationship are both physical documents of the village's long history and also a way for those who live in and use the area to appreciate and connect with this long history. The coherence of the buildings, and the associated mature vegetation, creates a visually appealing and historic area which has aesthetic value. Chigwell School lies partially within the conservation area and contributes to these aspects of heritage significance.
Chigwell School The original core building, as a Grade II* listed building, is a designated heritage asset of the highest significance. Its significance is multi-faceted but, as evidenced by its listing description, relates largely to its evidential value as a surviving early 17th century school with surviving original internal detailing and this is the prime reason for its designation. It also has aspects of historical value (both illustrative and associative), aesthetic and communal value.
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In terms of historical value which forms part of its later inclusion within the school estate and the relationship of significance the original core building, with its palpable age these values to the school institution rather than its fabric. and continued use for the purpose for which it was Other 20th century school buildings including those constructed, does provide a clear link between the past and directly affected by the proposals - the existing sports centre the present which can be perceived by users of the school and and the gym and classroom block - are not physically attached visitors to the area. It also has associative aspects to its to any of the listed buildings and, as they post-date 1 July historical value by the association of figures notable on a 1948, are not considered part of the listing of the school national scale (such as its founder, Bishop Harsnett, and Sir through curtilage. They are not considered to be heritage Eliab Harvey, captain of HMS Fighting Temeraire at the Battle assets in their own right. of Trafalgar and School Governor 1788 - 1830)13 and international scale (such as William Penn, founder of The areas of the school directly affected by the Pennsylvania and a past pupil)13 with the school as proposals do not make a contribution to the significance of the represented by its original core building. identified assets, other than by illustrating the gradual process of evolution of the school and the ways in which it has reacted The heritage significance of the original school building to growth and changing social and educational needs. has some elements of aesthetic value through its harmonious architectural expression and use of materials and detailing. Other listed buildings There will also be aspects of communal value associated with the original core building, largely due to its role as alma mater Three other listed buildings nearby are not part of the of many generations of pupils and as a focal point within the school estate but form part of a linear group which extends village. Although this is an important relationship to such along the west side of High Road: groups of people, it forms only a very minor element to the ◼ Radley Cottage (grade II, list entry no.1337266); heritage significance of the original school building since it relates more to the school as an institution rather than to ◼ Saville Cottage (grade II, list entry no.1111239) and discrete parts of its built fabric. The setting of the original core ◼ Chigwell Village Stores/Gorgys/Hilltop (grade II, list entry building, fronting High Road and with subsequent phases of no.1165361). school expansion abutting it, underscores its role as the key building within the school through its life and adds evidential These are all 17th or 18th century timber-framed and and illustrative historical value. weatherboarded buildings with red clay tile roofs.15 They are of evidential, historical and aesthetic value, showing the Other listed buildings forming part of the school are: application of this type of construction in this part of Essex, ◼ Church House (grade II, list entry no.1337267) is a and the historical development and status of High Road. Their timber-framed and rendered house of the 17th, although appearance contributes to the wider character, the much altered, and appears 18th and early 19th century in distinctiveness and sense of identity of the historic core of character. It was acquired by the school for the Chigwell. This group does not particularly derive any of its accommodation of masters in 1876.14 significance from its relationship with the school site and the proposed development will have minimal, or no, visual impact ◼ The Haylands (grade II, list entry no. 1111238) is a on the setting of these buildings. c.1800 house with a symmetrical elevation. ◼ Hainault House (grade II, list entry no.1165359) is a late Archaeological heritage assets 19th century Victorian Gothick house, acquired by the The archaeological and historical background of the site school in 1917. indicates that it has potential for buried heritage assets from Their heritage significance is of a high level, comprising several periods. similar values to those of the core building, mainly evidential, illustrative historical and aesthetic relating to their fabric, Iron Age design and relationship to the historical development of the The HER records that a single Iron Age coin (EHER ref: village. They have similar associative and communal values to MEX14620) was found 20m north of the site. There is no the main school building, although reduced slightly by their evidence that there was Iron Age settlement within Chigwell. It is possible that the Roman road that followed the approximate
______13 Chigwell School (N.D.), Some History From the Archives pamphlet, 15 NHLE entries, https://historicengland.org.uk/listing/the-list/list-entry/1337266 https://issuu.com/chigwell/docs/history_from_the_archives?e=6064535/5621187 https://historicengland.org.uk/listing/the-list/list-entry/1111239 14 NHLE entry, https://historicengland.org.uk/listing/the-list/list-entry/1337267 https://historicengland.org.uk/listing/the-list/list-entry/1165361
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alignment of the existing High Street had an Iron Age remains, while also potentially constituting heritage assets precursor and that other isolated finds associated with this themselves. could survive in the vicinity. Buried heritage assets relating to Iron Age activity would be of evidential value, as Potential development impacts archaeological deposits are the primary source for understanding human activity during this period. There is a The proposed development entails enabling works and low potential for such remains and they would be likely to be the construction of a new sports hall, tennis court/play area of local archaeological significance on the basis that they and associated parking and landscaping, plus the installation would provide little contextual evidence for Iron Age activity. of new services and an attenuation tank. Enabling works entail demolition of the existing sports hall, removal of existing tennis Roman courts and carpark and the creation of a temporary construction access off Roding Lane. As previously stated, Chigwell School fronts on to the High Road, which the EHER records as a former Roman road The existing car park, tennis court/play area, school (EHER ref: MEX14446). Buried Roman heritage assets would sports centre and gym/ classroom block affected by the be primarily of evidential value, providing evidence of past proposed development are modern in date and are not human activity during this period. It is possible there could be considered to be heritage assets. The potential impacts on buried heritage assets associated with the road, but there is each heritage asset type are described below. no recorded evidence of this within 1km of the site. For this reason, there is a low potential for Roman remains, which Chigwell Village Conservation Area could be of local archaeological significance depending on The significance of the conservation area derives their nature and extent. Isolated and residual finds would be of principally from the architectural interest of its ensemble of limited evidential value, but any in situ or structural remains historic buildings. The existing modern buildings and car park would provide more information about potential Roman to be affected by the development make no contribution to the occupation within Chigwell. special character of the conservation area. The insertion of the new sports building would read as part of the group of 20th and Post-medieval 21st century facilities which has developed in the north-west Historic mapping, including the second edition OS 25 part of the school site and is characterised by relatively large- inch map of 1896,11 shows that the site was in use as fields of footprint, stand-alone blocks, each serving a discrete purpose. post-medieval origin prior to the expansion of the school. This group principally affects the part of the conservation area Many of these fields contained ponds and the site partly within the school grounds only; it is not widely visible from overlies the location of four ponds. Whilst the ponds are no elsewhere and has a negligible impact on the main core of the longer extant above-ground, it is likely that buried remains conservation area along High Road. relating to them survive. These would be primarily of evidential The hinterland of the school, particularly the playing value as they provide physical evidence of the post-medieval fields deriving from earlier, agricultural fields, play a part in agricultural landscape. They are likely to be of limited illustrating the contrast between the built-up village and its significance on the basis that they would provide corroboration rural context. The proposed re-location of tennis courts and and, perhaps, of more exact dating, of features already known the Estates Maintenance Building preserves the existing field form cartographic sources. pattern, boundaries and planting. The scale and character of these elements are considered in keeping with the semi-rural Previous ground impacts character of the location. The development site for the new Sports Centre is There will be some temporary effects upon the currently occupied by a modern car park and tennis court/play conservation area arising from the temporary construction area. The surfacing of these facilities will have involved access route. A section of hedge which straddles the shallow formation work, up to 0.5 m bgl.16 These works would boundary of the conservation area will be removed, and a have truncated any shallow remains to this depth, but are temporary road surface for construction vehicles will be unlikely to have affected deeper deposits. installed just outside the boundary, in combination with safety fencing and signage. As stated above, there were post-medieval ponds and fields within the footprint of the proposed development. The The hedge removal will slightly erode the green, ponds are likely to have truncated any shallow archaeological enclosed character of Roding Lane and the fields it bounds, ______16 Metres below ground level
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affecting the appreciation of the village’s historical relationship noise and visual clutter. However, these works are not with its landscape. The temporary road surface, signage and considered to harm the architectural and historical significance fencing will introduce a contrasting character and degree of of the buildings, or to unduly distract attention from the visual clutter, along with additional vehicle movements and buildings as the focus of their setting. Any effects will be short- noise distracting from the tranquil character of the edge of the term (c.15 months), temporary and fully reversible through conservation area. remediation following completion of the development. While these works will have a degree of harmful impact Listed buildings to the east of the core school group, upon the significance of the conservation area, this is fronting High Road, are separated by intervening development considered to be less than substantial owing to the relatively and the area of the access road contributes little to their small proportion and peripheral nature of the affected part of significance; they will not be affected by the temporary access the conservation area and its setting. The effects will last only road. for the duration of construction, expected to be approximately The listed buildings’ role and combined significance in 15 months.17 The route will run to the north of an existing the context of the historic village, as a linear group fronting hedge line and will therefore be partially screened in views High Road, is not changed. Hainault House (NHLE northward from within the conservation area. ref.1165359) is the closest listed building to the proposals affecting the access road onto High Road. However, the form Listed buildings and scale of the ‘in-out’ junction and the relationship of the There will be no physical impacts to the fabric of the route, parking and landscaping around the house are not listed school buildings or others nearby fronting High Road. changed from the current arrangement. Its setting, and Effects on their setting, and therefore significance, resulting therefore significance, are therefore not affected. from change at the development site are minimal, owing to its distance away, screening from intervening modern buildings Buried heritage assets and trees, and the established modern character of the rear, Whilst there are no recorded buried heritage assets at northern and eastern parts of the school site. The removal of the application site, it has some potential to contain buried the existing modern buildings, car park and their replacement heritage assets of later prehistoric to Roman date and a post- with the new block does not affect the identified aspects of medieval pond. their significance. The proposed improvements to the access road and parking remain in the same location and with broadly The construction of the New Sports Centre is likely to the same character as the existing access arrangements and involve groundworks to a depth of at least 1.5 m bgl for parking aside from the new exit route which runs behind the foundations. This would result in removal or truncation of any modern drama block. This element therefore only affects an buried heritage assets present within its footprint. This would area which is already of modern character, and is screened be harmful as evidence of past occupation would be either from most viewpoints by the drama block and perimeter completely removed or significantly truncated. Archaeological landscaping. The landscaping of the access and parking area monitoring of these works is likely to be an appropriate form of in general would be an enhancement of its current mitigation as they would enable preservation of any assets appearance. affected by record. Similarly, the temporary construction access route is at a The creation of a temporary construction road off Roding significant distance from the group of listed buildings forming Lane would involve stripping off the topsoil, laying of a the core of the school – Chigwell School (NHLE ref. 1111240) geotextile membrane and infilling it with clean stone chippings and Church House (NHLE ref. 1337267). The temporary road to provide a road surface. This is unlikely to involve will be partially screened from them by the existing hedge line groundworks reaching more than 0.2 m bgl. This is unlikely to across the north end of the inner playing field. The aspects of affect any underlying archaeological remains. setting contributing most to these buildings’ significance are A new attenuation tank would be installed, reaching a the wider village and the relationship to High Road. The depth of 0.6 m bgl.18 This would be located within the footprint rural/agricultural landscape to the north contributes little to of an existing car park so there is unlikely to be any harm to their architectural and historical significance aside from any buried heritage assets that survive within the location (i.e. providing a pleasant backdrop against which to appreciate since these would sit below the formation level of the them. The temporary works will introduce a low level of proposed development). disturbance to this backdrop through vehicle movements, ______17 dbi December 2020, Chigwell School Logistic and Transport Plan – Sports 18 Price & Myers, ‘Below Ground Drainage Layout Sheet 1, 15/01/2021 Hall Construction (rev.1), p.6-7
LUC I 15 Chapter 5 Assessment of impacts Chigwell School Sports Centre February 2021
The installation of new drainage could reach up to be of a very low level of harm, and would be short-term, 2.0mbgl.19 The drainage would be located within the footprint temporary and fully reversible. Suitable remediation is to be of a pre-existing car park, tennis court and old sports hall, so carried out within a defined timescale after completion of the shallow remains are likely to have already been removed. development to reverse these temporary effects and avoid any There could be localised impacts to deeper buried heritage longer-term impacts to the area. This would include removal of assets, if present. Archaeological monitoring of these works is all temporary construction infrastructure and reinstatement of likely to be an appropriate form of mitigation as they would all landscaping and planting as previously existing, and could enable preservation of any assets affected by record. be secured by planning conditions. Subject to the successful completion of remediation, no overall harm would result from The construction of new car park facilities will entail the temporary works. surfacing and landscaping. This is likely to involve groundworks to a depth of up to 0.5mbgl. There has already The application site has some potential to contain buried been disturbance this depth within the footprint of the heritage assets of later prehistoric to Roman date and four proposed new facilities so there is unlikely to be any harm to post-medieval ponds. If present, these are likely to be of, at any buried heritage assets which survive at this location (i.e. most, local significance. The construction of the New Sports since these would sit below the formation level of the Centre, including enabling works and services installation proposed development). would have a harmful effect on any surviving buried heritage assets present as it would remove or truncate them. The construction of new tennis courts at the north end of Archaeological monitoring of any groundworks associated with the site will entail surfacing and landscaping. This is likely to the new building would mitigate, to an extent, the removal of involve groundworks to a depth of up to 0.5mbgl, so any any surviving buried heritage assets through preservation by shallow archaeological remains present are likely to be record. Surfacing and landscaping works associated with new removed. Archaeological monitoring of these works is likely to car park facilities are unlikely to affect buried heritage assets be an appropriate form of mitigation as they would enable since groundworks would be confined to depths already preservation of any assets affected by record. recently disturbed. Conclusions The impact of the proposals on the significance of the affected heritage assets is considered to result in less than substantial harm under the terms of NPPF paragraph 196. There is low potential for medieval or earlier archaeological remains, and later remains which may be affected would be likely to be of low significance. The scale of harm, i.e. any negative impact on the significance of the listed buildings, is considered negligible, as no listed buildings have their fabric affected, and the proposals affect parts of their setting which make no or a minimal contribution to their significance. Similarly, the impact on the significance of the conservation area is considered negligible. Potential harm to the significance of the heritage assets has generally been avoided through appropriate siting and design. Any residual harm is considered to be at a very low level and can be reduced further by the adoption of appropriate detailed design, materials, landscaping, planting and lighting. The completed development is therefore considered to preserve the character and appearance of the Chigwell Village Conservation Area and the settings of the listed buildings. Potential harms to the conservation area and listed buildings arising from the temporary construction route would
______19 Price & Myers, ‘Below Ground Drainage Layout Sheet 1, 15/01/2021
LUC I 16