ASHDON CHARACTER ASSESSMENT Autumn 2019 - Summer 2020

CONTENTS CONTENTS

1. REPORT OVERVIEW AND INTRODUCTION 3

1.1 Purpose and Scope of this document 3 1.2 Who should use this document? 3 1.3 How this report was produced 4

2. COMMUNITY DESIGN PRIORITIES FOR ASHDON 6

2.1 Guidelines identified by Chris Blandford Associates Landscape Character Assessment (2006) 6 2.2 Emerging design themes for Ashdon Parish (Volunteer work 2020) 7 2.3 Guidelines identified by Alison Farmer’s Landscape Appraisal (February 2020) 9

3. ABOUT THE PARISH OF ASHDON 12

3.1 Parish Overview 12 3.2 Historic Background 16

4. DETAILED CHARACTER AREAS 20 4.1 Summary of Parish Character Areas 20 4.2 Character Area A: Ashdon Village Centre 24 4.3 Character Area B: Church End 37 4.4 Character Area C: The Ends 49 4.4.1 Rogers End and Holden End 51 4.4.2 Water End, Steventon End and Knox End 59 4.5 Character Area D: Country Lanes 68 4.6 Character Area E: Walden Road 85 2 OVERVIEW AND INTRODUCTION

1. REPORT OVERVIEW AND INTRODUCTION

"We are collectively responsible for shaping the landscape we occupy and in turn the landscape shapes us, whether we are aware of it or not.” John Davies, British Landscape Photographer.

1.1 Purpose and Scope of this document

This Character Assessment describes the distinctive character of Ashdon and those aspects of its built and natural environment that the community most value. This document compliments the Landscape Appraisal prepared by Alison Farmer Associates in Spring 2020 and focuses on the built environment of Ashdon. Alison Farmers Landscape Appraisal should be read in conjunction with this document. It is available on our website (www. Ashdonplan.co.uk)

This document has been prepared to inform good design in the Parish and also to inform the emerging Ashdon Neighbourhood Plan. Paragraph 125 in the 2019 NPPF recognises the important role that Neighbourhood Plans can have in identifying the special qualities of each area and explaining how this should be reflected in development. The National Design Guide published in October 2019 identifies ten characteristics (based on the objectives for good design provided in Chapter 12 of the 2019 NPPF) through which design can be defined. These are context, identity, built-form, movement, nature, public space, uses, homes and buildings, resources and life span. The Ashdon Character Assessment is compatible with the approach taken in the National Design Guide.

This Character Assessment sets out design principles to guide future development proposals in and around Ashdon. It is intended as a user-friendly tool for planners, designers and the Ashdon community.

1.2 Who should use this document?

The Ashdon Character Assessment should be read by: • Developers, property owners and their designers, in considering potential development proposals • Planning officers in assessing the suitability of development proposals and the determination of planning applications • Statutory and non-statutory consultees, including the Parish Council and members of the public, in commenting on planning applications

3 OVERVIEW AND INTRODUCTION

The Ashdon Character Assessment should give confidence to all parties involved with the planning and design process, that they understand the essential character of Ashdon, and how to respond to this appropriately through design. This will lead to better quality, locally distinctive development that is more acceptable to local residents and contributes positively to the character and sustainability of Ashdon. 1.3 How this report was produced

It was decided to undertake a character assessment in order for local residents to define the unique and distinct character of the different parts of Ashdon Parish and to capture the community’s priorities for the design of future development within the Parish. As part of the Neighbourhood Planning process, this would act as a guide to protect and enhance areas of the Parish and to define what kind of development would compliment and fit into the different areas.

The Steering Group widely publicised the first major public consultation event in October 2019 and we were delighted by the turn-out. We asked for volunteers to undertake a detailed character assessment of Ashdon Parish.

Thirteen volunteers met in the Church Room in November 2019 for a training session led by Rachel Hogger from Modicum Planning, assisted by Joanna Hill from Uttlesford District Council’s Planning Dept. The agenda for the session can be found on our website, www.ashdonplan.co.uk Once the group had been instructed on how to conduct a character assessment, the volunteers divided the Parish into areas which they agreed to survey and write individual reports on.

In order to facilitate the process, a pro forma template was prepared and agreed with the assistance of Rachel. The volunteers were asked to fill in the templates, assess what they valued about the area, including key landmarks and other distinguishing features of their chosen areas, and illustrate their findings with photos.

A further eight volunteers who couldn’t attend on the night were given training later on a one-to-one basis, and maps of the areas were distributed to each area leader.

Early in January 2020, Alison Farmer Associates completed the first draft of our Landscape Appraisal and the volunteers were also able to help fact-check this as residents.

The volunteers regrouped in the pub in late January 2020 to share good practice and report on their progress on surveying their area and writing up their individual assessments. There was also a discussion on the best method to use to consolidate all the reports into one document. The volunteer led detailed reports are available to view separately on our website. Everyone agreed that they had learnt a great deal more about their area through doing this detailed work.

4 OVERVIEW AND INTRODUCTION

In April 2020, the individual reports were finished and the volunteers were then asked to summarise their area in the table format used in this report. A smaller group of volunteers produced and collated the maps used in this report. The summaries and the maps are the result of this work done by volunteers resident in the Parish.

We offer our thanks to Rachel Hogger (Modicum Planning) and Joanna Hill (Uttlesford District Council planning officer) both of whom provided invaluable support throughout the process.

First meeting of volunteers dividing the parish into areas.

5 COMMUNITY DESIGN PRIORITIES

2. COMMUNITY DESIGN PRIORITIES FOR ASHDON

2.1 Guidelines identified by Chris Blandford Associates Character Assessment (2006)

In October 2005 Uttlesford District Council commissioned Chris Blandford Associates to undertake a Landscape Character Assessment to inform land use planning and land management decisions having recognised that a better understanding of landscapes is essential in the achievement of 'sustainable landscapes that are as visually, biodiverse and culturally rich as possible whilst still meeting all of society’s social, economic and environmental needs’ . Chris Blandford Associates published its report in 2006 .

Ashdon Parish is in the Ashdon Farmland Plateau (section B1 of the 2006 Report).

Chris Blandford Associates recognised the Ashdon Parish as having a relatively high sensitivity to change. Chris Blandford Associates concluded:-

“Sensitive key characteristics and landscape elements within this character area include enclosed wooded areas within the valley bottom and strong hedgerows at field boundaries (which are sensitive to changes in land management). The open nature of the skyline of the ridge tops is visually sensitive to new development (particularly tall vertical development), which may be visible within panoramic views to and from Saffron Walden and Linton. The overall sense of tranquillity within the character area is also sensitive to change and potential new development. There is strong sense of historic integrity, resulting from a wealth of historic buildings and a historic settlement pattern comprising dispersed hamlets, which are connected by a series of winding lanes. This pattern is sensitive to potential large-scale development. There are also several important wildlife habitats within the area (including 18 sites of importance for nature conservation, comprising ancient woodland and semi- natural grassland habitats), which are sensitive to changes in land management. Overall, this character area has relatively high sensitivity to change.”

Chris Blandford Associates proposed landscape strategy objectives for Ashdon Parish were:-

“Conserve - seek to protect and enhance positive features that are essential in contributing to local distinctiveness and sense of place through effective planning and positive land management measures. Enhance - seek to improve the integrity of the landscape, and reinforce its character, by introducing new and/or enhanced elements where distinctive features or characteristics are absent.

6 COMMUNITY DESIGN PRIORITIES

Chris Blandford Associates also provided the following suggested landscape planning guidelines and land management guidelines:-

1. “Suggested Landscape Planning Guidelines:-

• Conserve the rural character of the area. • Ensure that any new development responds to historic settlement pattern, especially scale and density, and that uses materials and colours that respond to landscape setting and landscape character. Such development should be well integrated with the surrounding landscape. • Encourage the appropriate use of colour as well as tree planting to mitigate the visually intrusive effects of large modern farm buildings. • Small scale development should be carefully sited in relation to existing farm buildings.”

2. "Suggested Land Management Guidelines:-

• Strengthen and enhance hedgerows with hawthorn where gappy and depleted to emphasise the existing landscape character. • Conserve and manage areas of ancient and semi-natural woodland as important landscape, historical and nature conservation sites such as Shadwell Wood. • Conserve and restore important areas of unimproved grassland as important landscape, historical and nature conservation sites such as Ashdon Meadow. • Conserve historic lanes and unimproved roadside verges.”

Chris Blandford Associates recommended a character-based approach to landscape protection and to enhancement and sustainable development. This report, therefore, provides more evidence of the specific character and local distinctiveness of Ashdon Parish. Themes have emerged in the formulation of this report which reinforces and builds on the conclusions of the Chris Blandford Associates study.

2.2 Emerging themes for Ashdon Parish (Volunteer work 2020)

Based on the work done in producing this report the following broad design themes are emerging for the Parish of Ashdon:-

• Residential development within the village should be appropriate to the existing fine grain and character of the village, and its close relationship to the rural landscape.

• New development should reflect the existing (characteristic) building height and scale of Ashdon buildings – typically 1, 1.5 or 2 storey. This is particularly important where taller buildings would change the distinctive visual character of Ashdon in relation to existing surrounding buildings, roads and paths. 7 COMMUNITY DESIGN PRIORITIES

• Any new development should integrate with the original Ashdon development pattern wherever possible, including linear street layout, native hedgerows and mature planting.

• Developments should pick up on the traditional building styles, materials, colours and textures of the locality. Timber, brick and render are characteristic external materials in the village. Roof tiles are either traditional slate or clay tiles – see individual character areas for more detail of examples of characteristic building materials used in the Parish.

• The two conservation areas and their settings (Ashdon village and Church End) should be conserved and enhanced.

• The historic distinctiveness of the Ends should be preserved.

• The existing footpath and bridleway connections across the Parish should be protected and enhanced.

• There should be new pavements in the heart of the village where consultees have noted a lack of these; they should be maintained in a good condition to help community cohesion and to promote less reliance on car-use.

• There should be appropriate landscaping for all developments so that any new development sits sensitively within the landscape with native trees and shrubs making a positive contribution to the Parish landscape.

• Trees, walls and hedges which contribute to the street scene should be maintained.

• Backland development should be avoided where the predominant build form is linear.

• All in-fill developments should be design-led and sensitive to the landscape setting and adjacent buildings.

• The village flood defences should be enhanced through both river and surface water management and considered in the context of the increasing frequency of extreme rainfall caused by climate change. In this regard all development should take into consideration the possibility of causing further flooding downhill or down stream.

• New development should preserve key views within the Parish.

8 COMMUNITY DESIGN PRIORITIES • Boundaries to new development at the village gateways should be considered with particular sensitivity and consist of characteristic native hedgerows and trees.

• The valued green spaces of the Parish should be preserved.

2.3 Guidelines identified by Alison Farmer’s Landscape Appraisal (February 2020)

The above themes compliment the conclusions drawn by Alison Farmer who was commissioned by Ashdon Parish Council in February 2020 to undertake a landscape appraisal of the Parish. In particular she was asked to establish the sensitivity and capacity of Ashdon Parish to accommodate housing/employment development. A summary of her findings are contained in section 6 of her February 2020 Report. Her full report is available to view on the Ashdon Neighbourhood Plan website (www.ashdonplan.co.uk).

Alison Farmer identified the following special qualities of Ashdon Parish which, wherever possible, should be retained and enhanced:-

• Close relationship between built form, topography and watercourses forming distinctive setting to built form • Separate identity of Ashdon and Church End • Historic network of narrow and often sunken and vegetated lanes which reinforce the rural character of the Parish • Perception of Ashdon and Water End nestling within the valley with a backdrop of fields or mature woodland • Distinctive open spaces within settlements, highly valued for local sense of place and amenity • Scenic quality derived from undulating topography, patchwork of fields, ancient woodlands, parklands and a network of mature hedgerows • Deeply rural, tranquil countryside • High concentration of local vernacular buildings • Contrasts between intimate pastoral valley landscapes defined by rounded hills and open elevated higher slopes • Key built landmarks include the church, windmill and pub, which reinforce local distinctiveness and provide orientation

Alison Farmer identified the following changes to avoid:-

• Development of housing estates that ignore historic natural limits of settlement within local topography and ignore historic settlement patterns • Growth of Ends and Ashdon village along roads resulting in merging of separate ends and loss of settlement pattern and village form

9 COMMUNITY DESIGN PRIORITIES • Housing estates with single housing types which have resulted in a loss of one plot deep development or loss of perception of village centre through the creation of new clusters of development at the extremities of the village • Development on upper valley slopes, above the 75m contour in Holden End, Rogers End and Ashdon village and above the 95m contour at Church End, where they are more visually prominent • Erosion of narrow rural lanes which has resulted in urbanisation through new access points, concrete kerbs and increased traffic • Introduction of individual dwellings or conversion of rural cottages/bungalows to two storey houses, which do not reflect the scale or detailing of traditional properties in the area and appear visually out of scale

Alison Farmer identified some specific management and development guidelines as a result of her detailed settlement and landscape analysis. She provided the following guidelines to “inform land management decisions, inspire local community initiatives and to inform the development of proposals by developers and to assist decision makers”:-

Management guidelines seek to reinforce local character and improve legibility. They include:

• Prioritise new street tree planting in housing estates such as Tredgetts and Carters Croft to enhance the street scene and reduce visual prominence of these areas from surrounding valley sides • Establish a community nature conservation project to manage amenity green spaces as wildlife areas • Enhance biodiversity of rural lane verges through appropriate management in collaboration with landowners and highways • Plant/reinstate hedgerows and trees using native species to provide connected habitat corridors • Manage existing hedgerows appropriately for birds, other wildlife and biodiversity • Plan for the sensitive felling of conifer plantations and conifer hedges and replace with native species where required • Seek opportunities to create new community orchards especially in areas of important green gaps within the settlement edge • Conserve and manage areas of ancient and semi-natural woodland as important landscape, historical and nature conservation sites such as Little Hales Wood through appropriate woodland management regimes. • Reinstate areas of meadow and wet woodland along the course of the River Bourn especially in areas prone to flooding to improve wildlife corridors and reduce flood risk.

Development guidelines seek to inform new development and include:

• Protect and preserve historic narrow lanes and verges; avoid fragmenting the integrity of lanes, including hedgerows and grass verges through their erosion by the introduction of new access points and concrete kerb edges.

10 COMMUNITY DESIGN PRIORITIES • Avoid incongruous and uncharacteristic boundary treatments such as new brick piers and gated entrances as these can have an urbanising effect and avoid uncharacteristic planting such as conifer hedges. • Avoid proliferation of individual dwellings along rural lanes in the wider Parish where this leads to ribbon development • Seek opportunities to underground overhead wires to improve streetscape where feasible • Isolated individual development within the wider countryside should seek to reflect agricultural farm clusters, isolated rural cottages or properties set within landscape grounds. Urban style dwellings should be avoided. • Ensure levels of lighting associated with new development are kept to a minimum to avoid night light spill • Encourage the appropriate use of colour as well as tree planting to mitigate the visually intrusive effects of large modern farm buildings, especially where they are located on elevated prominent positions on the upper valley slopes • Seek opportunities to develop a cycle connection along the disused railway line connecting Fallowden Lane with Saffron Walden and offering a sustainable off road route to local services and a recreational route.

Alison Farmer concluded that:-

• The settlements within Ashdon Parish have limited capacity to accommodate housing development. • Her assessment identified a number of sites which may be able to accommodate appropriately designed housing. • Due to the area’s special qualities, appropriate development is most likely to comprise small scale schemes rather than a single larger development. • Employment opportunities are also limited. • There may be some scope for live/work units associated with farm redevelopment at Church End or possibly within the wider landscape. However, any development of this kind would need to carefully consider the visibility of development from the wider landscape and indirect characterising effects on rural lanes as a result of access and traffic.

11 THE PARISH OF ASHDON

3. ABOUT THE PARISH OF ASHDON

3.1 Parish Overview

“An ancient landscape with subtle qualities. Wide views from open roads on high plateau contrasts with the enclosed nature of wooded areas in valley bottoms”. Chris Blandford Landscape Character of Uttlesford District 2006.

Ashdon is a parish tucked into the north-west corner of Essex, closely bordered by the counties of South Cambridgeshire and Suffolk. The population is 893 (census 2011) and the Parish covers 5,020 acres of mainly agricultural land. The nearest towns are Saffron Walden (5 miles) Linton (4.3 miles) or Haverhill (9 miles) for doctors’ surgeries, libraries, banks and shops etc: Hence Ashdon is relatively rurally isolated with a very poor bus service so residents are dependent on the car for transport to access necessary facilities. The nearest train station is Audley End, just over 5.5 miles distant.

The village is folded into a river valley and the main settlement is strung out along the River Bourne with outlying hamlets or Ends and scattered farms. The landscape is undulating with small woods and copses. As the main village drops towards the river, the tree screening is very apparent and the major landmarks of the church and windmill are needed for navigation. The topographical map below shows the location of Ashdon in the valley of the River Bourne. The locations of the ‘Ends’, and lanes of the village, are also connected to the valley and its tributaries. (The blue line is the Parish border).

12 THE PARISH OF ASHDON

13 THE PARISH OF ASHDON

“Access to farmsteads is via winding lanes and tracks. Other settlement is either in the form of small hamlets or scattered farmsteads. There is a rich heritage of vernacular buildings visible in many shades of colour-washed plaster, or of mellow red brick or flintwork. Some black weatherboard or red brick barns are notable as well.” Chris Blandford Landscape Character of Uttlesford District 2006.

The complex network of paths and bridleways were used historically for the farm labourers to reach the fields, the pubs, the windmill and the shops. This has left a pattern of nearly 40 miles of connecting pathways in the Parish that are extensively used by walkers, horse and bicycle riders as well as nature lovers, both resident and from further afield.

The historic landscape features include a number of ancient woodlands, copses and coverts. The views are far-reaching with wide East Anglian skies from the valley tops where “the horizon joins the sky in a rare state of freedom”. Green spaces are treasured such as the Donkey Field in the middle of the village and the grassed area at Guildhall Way, where the children play on summer evenings.

In this document we have noted specifically five of the main lanes, these are single tracks, some with high banking and two wildlife protected verges with oxlips (only found in this area of England) orchids and greater crested cow wheat, once found in every agricultural field but now a rare plant. We are lucky to have a rich variety of flora and fauna, including barn owls, red-tailed kites, kingfishers, hares and deer. Ashdon Parish has two SSSIs (Hales and Shadwell Wood and Ashdon Meadows (Water End)) and wildlife corridors which feed right into the middle of the village. We are surrounded by ancient hedges and trees, the oak at Ashdon Hall is reputed to have been spared felling when timber was needed to build the roof at Kings College Chapel in Cambridge.

Whilst the village is still surrounded by agricultural land, it is now owned by fewer farmers but we are fortunate that they care for and look after the countryside. There has been organic growth over the centuries and there are many listed buildings and cottages, about a third in the two conservation areas have thatched roofs. However, the village has not stood still, we have three small developments of affordable housing, earmarked for people with a local connection.

Village amenities have reduced dramatically over recent years and residents are now very dependent on the car to access facilities. Remaining village amenities include the village hall, a pub, an ancient church and a more modern Baptist Chapel, the primary school, two play areas and the allotments. We also have an amazing village museum and tearoom. Sadly, we currently have no shop but the Parish Council is exploring the possibility of opening a community cafe and shop in the village hall.

Various businesses are run in redundant farm buildings and the old National School building, others work from home or outdoors such as tree surgeons and landscape gardeners.

However, community spirit is still strong in the village and there are many clubs and societies and village events like the Open Gardens, the Safari supper, amateur dramatics and the Fun Run are very popular and well-attended.

14 THE PARISH OF ASHDON

At times we do have issues with flooding from the river Bourne and surface water run-off, exacerbated in recent years by extreme weather events due to climate change. The Parish is unfortunately overflown by aircraft from Stansted Airport, day and night, and this causes noise nuisance and pollution. We have been acutely aware of the difference during the 2020 pandemic, the skies and the views are clear, we can hear the birds and the river is running sparkling clean.

In October 2019 at our first consultation, 70.5% of residents commented positively on the greatly valued rural environment of the village and 71% commented on the community spirit of Ashdon.

Cricket on a sunny afternoon at Waltons

15 THE PARISH OF ASHDON

Potential bellringers in the tower of All Saints church - having a go!

3.2 Historic Background

Everywhere in Ashdon are reminders of the past and we live with the imprints of those who have gone before us; we walk the same paths; we use their names as our house names; we drink in the last remaining pub that they used. There have been several books written about Ashdon, The ‘Annals of Ashdon’ by Robert Gibson, Ashdon by Angela Green and Spike Mays Reuben's Corner and Five Miles From Bunkum, a no-holds-barred account of the village from the viewpoint of a lad growing up here in the first half of the last century, in a time now lost.

16 THE PARISH OF ASHDON “This character area lies in the glacial till plateau defined by its soil and its topography - north Essex clay that has been worked for centuries”. Chris Blandford Landscape Character of Uttlesford District 2006.

At the time of the Roman occupation the land, a mixture of woodland and cleared arable land, was already settled by the Britons. There is a partially excavated site of a Roman house in the Parish at Copt Hill, where coins, parts of under floor heating and painted plaster were found in 1852.

Ashdon probably remained a relatively untroubled place during the Dark Ages and Christianity came sometime in the 7th or 8th century with the construction of a Saxon church. The area became subject to the control of the Danes in the 9th century and certainty is growing that Ashdon was the site of the final and decisive battle between the Saxon Edmund Ironside and the Danish leader Canute. The battle of Assandun on the 18th October 1016 was arguably of more historical significance than Hastings, which took place fifty years later, and led to Canute taking the throne of England later that same year.

1000 years on - the re-enactment of the Battle of Assandun in 2016 in front of Waltons.

17 THE PARISH OF ASHDON

The original village grew around what is now All Saints Church and was known as “Ascenduna”, being the place of the Ash trees. The village had its own entry as a manor in the “Little Doomsday Book” of 1085 and was the wealthiest of three manors, which were eventually to form the Parish of Ashdon. The other two were Newnham (now Newnham Hall) and “Steventuna” (now Steventon End).

“Historic Land Use - Evidence of historic land use within the Character Area is dominated by a mixture of pre-18th century irregular fields, probably of medieval origin and some maybe even older, and former common fields, of the Cambridgeshire and Midland type, a field-type that is rare in the rest of Essex. These were usually enclosed in the 18th century by piecemeal agreement. Historically the settlement was very dispersed, comprising church/hall complexes, isolated farms or small hamlets strung out along the roads or roadside greens. The historic landscape features include a number of ancient woodlands.” Chris Blandford Landscape Character of Uttlesford District 2006.

In the 13th century the Parish suffered, as did the whole of Europe, from the Black Death with bubonic plague reducing the population by at least one third. In the case of Ashdon this event caused the remaining population to migrate into the Bourne valley with Crown Hill becoming the new village centre.

In the 14th century All Saints Church was built on the remains of the Saxon church and in the 15th century the Guildhall of St. Mary was erected to the south of the church and survives today as a private house.

During the Civil War the area was predominantly pro-Parliament supporting Cromwell. It is reputed that the then recently constructed inn, the Rose & Crown, was used to imprison some of the monks attached to the Abbey at Bury St. Edmunds; they are reputed to have painted the walls of their prison with simulated panelling, which can still be seen today.

During the Tudor and Stuart periods the village grew and by the time of George I, when the Living of All Saints was in the gift of Gonville and Caius College, Cambridge, it was a prosperous place, evidenced by the size of the Rectory that was constructed in the 17th and 18th centuries.

In the 1841 Census Ashdon had a population of 948 and occupied 4,045 acres of land. The population was, to some extent, self-sufficient having two working windmills to grind locally grown wheat. In1839 there were two butchers, a baker, three blacksmiths and farriers, a boot and shoemaker, four shopkeepers, two brick makers, a carpenter and a wheelwright as well as a saddler. The wealth of the village was based entirely on agriculture.

Between the early Victorian period and the end of the 19th century the village grew in population. The landowners benefited from the growth of the major cities during the Industrial Revolution. Whilst the landowners became wealthier, the lot of the farm labourer became worse with wages constantly being reduced and no tenure for either their jobs or their accommodation. By 1913 the situation had become so intolerable that the agricultural workers, for the first time in history, became organised in a Union. This led in 1914 to the first agricultural strike in Britain, which encompassed much of East Anglia. This placed Ashdon at the forefront of the struggle and eight striking labourers were jailed for a month in Cambridge Jail.

18 THE PARISH OF ASHDON Getting about was entirely by road, track or riverbed until 1866 when a railway branch line was built between Saffron Walden and Bartlow. It was, however, not until 1911 that a stop was constructed at the end of Fallowden Lane, this served the village until the Beeching cuts axed the line in the 1960’s.

There is a wealth of historic buildings in the Parish but very few of the pre-1900 buildings in the village remain in the form in which they were originally built. The majority have been substantially extended with increases in both the footprint of the buildings and their rooflines. Examples of properties that are substantially in their original styles include: The Guildhall, the only medieval building left in the village; Tudor Croft and Clayes, both built in the Tudor period; The Rose and Crown built in the 1630s and a few of what were the outlying farmhouses. Originally a medieval hall house, the core of Ashdon Hall is thought to be the oldest property in Ashdon.

In the 20th century the increasing mechanisation in farming saw an ever-accelerating reduction in available work on the land and the residents started to commute to Saffron Walden, Cambridge and London for employment.

Some new housing development occurred during the interwar years, primarily at Rogers End and post war at Guildhall Way. This was followed by social housing at Carters Croft to provide bungalows for retired members of the community. By the late 1980s the price of a significant proportion of the housing stock had risen to an unaffordable level for younger people. The first “Affordable Housing” project in the village was created on land provided by the Vestey family where 14 houses were built in a cul-de-sac named Tredgetts.

In 2000 a further 13 houses were built at Church Fields at the southern end of the village and in 2006 an additional 19 homes were completed on an adjacent site now called All Saints Close. In all 57 affordable homes for those with local connections have been built in the village for rental or shared ownership, a proud record for a small village.

19 DETAILED CHARACTER AREAS

4. DETAILED CHARACTER AREAS

4.1 Summary of Parish Character areas

The volunteers divided the Parish into 15 separate volunteer areas for the purpose of their detailed field assessment work.

Because Ashdon Parish is made up of a series of historic Ends in a rural landscape setting, the Parish has been split into main character area types, rather than dividing it into adjoining blocks. The character areas are as follows:-

Character Area A: Ashdon Village Centre Character Area B: Church End Character Area C: The Ends (Water End, Steventon End, Knox End and also Rogers End & Holden End at the Bartlow Road end of Ashdon village) Character Area D: Country Lanes- Rectory Lane, Dorvis Lane, Kates Lane, Fallowden Lane, Puddle Wharf Lane, New House Lane Character Area E: Walden Road

20 DETAILED CHARACTER AREAS The Character Areas are shown on the adjacent map of the Parish (Parish boundary in blue):-

21 DETAILED CHARACTER AREAS

Some of these character areas are then subdivided into distinct character area sub-sections. The individual character areas and sub-section area types are described in more detail in tabular form on the following pages, each with their own maps and photos.

The detailed volunteer assessments for each area are available on our website, www.ashdonplan.co.uk The volunteer areas, and how they relate to the character area types, are listed as follows:-

Volunteer area number Name Character Area Type (and sub- section type if applicable)

1 Radwinter Road A: Ashdon Village Centre: Conservation area/Mixed linear

2 Church Hill A: Ashdon Village Centre: Conservation Area/Mixed Linear

3 Crown Hill A: Ashdon Village Centre: Conservation area/Mixed Linear

4 Bartlow Road, Holden End C: The Ends - Bartlow Road: and Rodgers End Mixed linear/Post war estate/ Holden End/Rogers End

5 Dorvis Lane D: Country Lanes

6 Rectory Lane D: Country Lanes

7 Kates Lane D: Country Lanes

22 DETAILED CHARACTER AREAS

Volunteer area number Name Character Area Type (and sub- section type if applicable)

8 Church End -Conservation B: Church End: Area Conservation Area

9 Church End -Non B: Church End: Conservation Area Mixed linear/Post war estate

10 Fallowden Lane (with B: Church End adjoining section of Church D: Country Lanes End)

11 Water End C: The Ends

12 Steventon End C: The Ends

13 Knox End C: The Ends

14 Puddle Wharf Lane and D: Country Lanes Walden Road E: Walden Road

15 New House Lane D: Country Lanes

23 Character Area A – ASHDON VILLAGE CENTRE

4.2 Character Area A: Ashdon Village Centre

Ashdon Village Centre consists of:

1. The Ashdon Conservation Area 2. Mixed linear development on Radwinter Road, Church Hill and Crown Hill

Holden End and Rogers End are summarised in the Ends character area C section of the report. The country lanes of Kates Lane, Dorvis Lane and Rectory Lane are summarised in the Country Lane character area D of the report.

Overview of character area

The medieval village migrated from Church End down the hill and edged up the Radwinter Road, creating a T-junction at Crown Hill, the middle of the current village.

The older housing sits tight to the road and is linear in design. The architectural styles vary from ancient thatched cottage and georgian fronted houses right through to post-war homes and some more modern homes. The mix of ancient and modern sits well in the landscape, having grown organically over the years, with the more modern homes sitting deeper in their plots and behind screening hedges. The middle of the village is hidden in the river valley and there is extensive tree cover with the housing backing onto agricultural land and meadow.

The materials are eclectic and vary from black boarded, yellow brick, red brick, some clay roof tiles, some slate roofs and some thatched. Some are painted bright colours but most are restrained in white and cream plaster. Most houses stand in their own plot but there are two terraces of cottages, one on Crown Hill and one a little further down on the Bartlow Road. Every house has a garden, many of which exhibit their splendour on Open Gardens weekend.

Here are located the main village facilities, the Rose and Crown pub with its historic painted wallpaper, the thatched Village Hall and the village Museum, which is a veritable Tardis and provides tea and cake alongside the village history and artefacts! The garage, no petrol pumps any longer but cars for sale, the renowned Beeches plant nursery, our impressive primary school building and the allotments, always a busy place in the spring and summer. Our Baptist Chapel can be found standing proud on the Radwinter Road.

The River Bourne runs alongside the road from behind the Museum along Church Hill where it dives under the Radwinter Road by the Village Hall and runs past the back of the War Memorial and the allotments and turns a sharp bend into Rogers End. Unfortunately, due to the topography of the area, the village suffers from flooding all the way from Water End to Knox End and this causes problems as most of the village is built along the Bourne in the river valley. 24 Character Area A – ASHDON VILLAGE CENTRE

T-junction at Crown Hill

25 Character Area A – ASHDON VILLAGE CENTRE

The Ashdon Village Centre area is illustrated in the map below:

( The Conservation Area is magnified in the separate inset map on next page due to the number of listed buildings etc in this area)

26 Character Area A – ASHDON VILLAGE CENTRE

27 Character Area A – ASHDON VILLAGE CENTRE

Character assessment detail

The table below summaries the character assessments for Ashdon Village Centre. These summaries have been extracted by the volunteers from their detailed assessment work.

Radwinter Road- Radwinter Road- Church Hill- Church Hill- Crown Hill- Crown Hill- Conservation Area mixed linear Conservation Area mixed linear Conservation Area mixed linear (Area 1) (Area 1) (Area 2) (Area 2) (Area 3) (Area 3)

28 Character Area A – ASHDON VILLAGE CENTRE

Summary of Many listed buildings Semi-rural road. A busy road with a The road runs SW Positive - centre of Main road through Characteristics of interest in the Speeding traffic, lack mixture of Grade II from the Conservation lovely friendly village village after Positives and Conservation Area. of pavements and properties and 19/20th Area with most with area having a Conservation Area negatives. Speeding traffic and significant erosion of century houses. The properties on the E pub, the Primary from the bottom of lack of pavements are the road and verges in east side of the road is side. Originally 19th C School, common green Dorvis Lane to the a problem. Flooding is some places. bounded by the River brick-built farm area, village sign, the entrance to Carters a recurring issue with Surface water run-off Bourne. Positives – labourers’ dwellings, War Memorial and Croft. Chalet major incidents in is an issue particularly attractive properties. only one retains its allotments. bungalows on left and 2007 and 2014, both in recent years due to Negatives – lack of original form. The W Negative - noisy, allotments on right from the river and the increase of pavement in places, roadside is steeply heavy traffic, leading down to River surface water run-off. extreme weather obtrusive electric & banked. Positives – dangerous sight lines, Bourn. events, this telephone poles and Ashdon Village unsightly telegraph Speeding cars and exacerbates the cables. Museum. poles and cables. heavy lorries and flooding at Crown Hill. Flooding has been a Negatives - unsightly Parking outside school school traffic causes recurrent issue. cables loop across the causes traffic congestion at certain road overhead. congestion. River times of the day. Increased traffic flooding. Allotments are subject volume in recent to flooding and act as years, parked cars, a flood attenuation speeding motorists point. and difficult sight lines make the blind bend dangerous. Poor safe pedestrian access onto footpath on opposite side of road - impossible for wheelchairs and push chairs.

29 Character Area A – ASHDON VILLAGE CENTRE

Layout & The Conservation Area Running steeply from The majority of homes The first 125 metres Centre of area is in a Ground rises on both Topography is concentrated at the the southern village are built on the road lie at the 71 metre shallow valley with sides of road, behind Relationship of northern end of boundary of the edge with small level rising to the 91 houses on the left and the chalet bungalows road space & Radwinter Road. The village, down to the garden plots at rear. metres contour over farmland on right on the left and on the buildings. River Bourne flows junction at Church The road is level along the next 372 metres rising above the road. farmland the other Landscape west to east at the Hill. Flanked in places its 187 metres within with a 45 degree bend side of the river on the gradient. junction with Church by undulating the Conservation Area. in the road half way. right Hill. Flanked by green agricultural land to The area is on the 70 Eight of the eleven spaces and agricultural both east and west. metre contour in the buildings are tight to land. valley bottom. the road, the balance The gradient runs being set back. from south to north down the road.

Village spaces Located on the north Continuing along the The Village Hall lies on As the road climbs up Green common area Allotments occupy the Recreation, western side of north western side of the east bank of the the side of the river with attractive trees whole area on the amenity & Radwinter Road, Radwinter Road is the River Bourne with valley bordered by between road and right apart from an village greens. opposite Kate’s Lane is locally known Donkey access in Radwinter arable farming there river with a picnic area at the end which the locally known Field, with the Road. A bus shelter is are no village bench. has been converted Donkey Field. Harcamlow Way situated on the east amenities in this area into a locked gated Sectioned grazing for footpath running side of the road apart from the Ashdon meadow area. ponies and footpath across it. opposite the listed Village Museum. for walkers. buildings of Archers There are a number of Cottage and Moss public rights of way. Cottage.

30 Character Area A – ASHDON VILLAGE CENTRE

Roads, streets, The northern end of The southern end of Rectory Lane to the The road is the main Main road through Main road goes routes Radwinter Road is Radwinter Road is west and Radwinter artery, pedestrians village starting from through the village Roads, semi-rural with a semi-rural with a Road to the east are have a separate paved Rectory Lane to Dorvis past the entrance to footpaths, narrow carriageway narrow carriageway located in the path on a bank about Lane on one side and Carters Croft before bridleways. and limited and no marked northern part of the two metres above the from Radwinter Road turning to the left pavements. Access to pavements. Footpaths area. The road is a road. Cyclists and entrance to opposite becoming Bartlow Kate’s Lane. The run at right angles to narrow two-lane road horse-riders are Dorvis Lane entrance Road. There is a Harcamlow Way the road to the south with on-road parking. forbidden this path on the other. footpath at the end of footpath crosses the of Little House and to The southern portion which can only be the meadow area Donkey Field to the the south of the of 84 metres lacks a accessed by prams which leads across west. Baptist Church car pavement outside the and wheelchairs at farmland and park. property of The Clays. either end. There are eventually to the two flights of steps Windmill. along the length of the path to the road but are of little use for some young or less able residents. Four public paths and a bridleway commence at the museum with a further path running along the Glebe land on the west side of the area.

31 Character Area A – ASHDON VILLAGE CENTRE

Green/natural Millenium oak tree in Native hedgerows on The southern side of High hedges and Green common area Allotments and features Trees the middle of the south western side. the road, where there mature trees line both with attractive mature meadow land on the woods etc Donkey Field. Landmark horse are no houses, mature sides of the road for trees between road right of the road chestnut tree. trees and bushes most of its length and and river. leading down to the border the River are a particular There has been river bordered by Bourne with the feature of Church Hill. additional planting in native trees and Donkey Field behind. recent years. hedging and a goat The Clays has an willow of significant arboretum of size. significant trees rising up the valley side.

Landmarks Grade II Listed Tudor The landmark horse The Village Hall is the The Ashdon Village Pub and the Primary Allotments. Recognisable Croft and Ashdon chestnut tree, mature main feature with an Museum lies at the School with a chiming local features Baptist Chapel and the native hedgerows and old village pump northern end of the clock, the War Millennium oak tree. uninterrupted views located on the bank of area located beside Memorial and the across farmland. the river outside the the river and adjacent Village Sign. Hall. Originally a to the road. Originally Crinkle-crankle wall as converted barn, then it was the Labour Club part of an unusual the Conservative Club, opened in 1927 and boundary to Juniper now the Village Hall gifted to the Museum House. with a new large in trust. extension.

32 Character Area A – ASHDON VILLAGE CENTRE

Buildings Ten listed buildings, A variety of dwellings Thirteen buildings of Thirteen houses and Some important Grade There are four Type, storeys, many Grade 2, dating dating from Mid C19 which six are semi- the Museum are well 2 buildings with the detached chalet age, materials from C16th to C18th, to late C20. detached with four spaced along the road Pub and Primary bungalow style homes including Tudor Croft Building materials being Grade II listed with one small new School and one screened behind high and The Old Smithy. include: red and and three thatched. build and two modern detached house hedges on the left Ashdon Baptist yellow brick, render All but one are two houses on the west between two terraces. between Dorvis Lane Chapel, built in 1835, and weather- storey and one is a side, which are eco- All the buildings are and Carters Croft. is on the Local boarding. garage workshop chalet bungalow style. Victorian or earlier, They were built post Heritage List. Roofing materials business. The Beeches All others are cottage except Crown House, war. Building materials include: pan tiles, bold is single storey with a style and two storey. which has been include thatch, brick, roll tiles and slate. commercial nursery Only one, 2 Church recently built. There is timber frame, Building styles include: attached. Styles are Hill, retains its original an eclectic mix of plaster, clay roof tiles bungalows, chalet varied ranging from brick-built C19th form, building materials, and slate, black style and timber clad 17th to late 20th the others have been including plaster, brick weatherboarding houses. century. A mix of extended/converted and flint, slate and used in traditional Driveways include: timber framed with from the old small clay roofs, 2 storey. Essex style. Houses gravel, tarmac and plaster and brick built original worker’s are paved. structures exist. houses. Houses are 2 storey. Dwellings are mainly timber framed individual in at core with plastered construction with no walls. two dwellings the same.

33 Character Area A – ASHDON VILLAGE CENTRE

Streetscape Post box. Grit bin and Ashdon village All power and One electrical pole has Area has street Area has lighting, Lamp posts, charity clothes bin in boundary flanked by telephone services are an LED street light on lighting, listed phone including flash lighting benches, the Baptist Chapel signage, a wooden above ground, the this section. The box, bins for grit and to warn drivers to signage, carpark. LED powered village entry gateway poles also used for pedestrian path has a unsightly overhead slow down when boundaries street lights. and dual 30mph signs. mounting two LED bench at the 95 metre cables. children are arriving at Speed sensor road street lights. A third is elevation contour and or leaving school. sign outside Three mounted on its own two waste baskets are Parish notice board Gables. LED powered standard. A bus on the path. Open and grit bin in area. street lights. shelter provides land on both sides of benching with a the road form a separate bench separation between opposite the Village the lower valley village Hall. A signpost for the area and Church End Village Hall is on the on the plateau. bank of the river.

Land use Primarily residential. Primarily residential Mostly residential with Apart from the Residential, Pub and Residential on left of Residential, Includes the Baptist but includes Hill Farm, two commercial gardens of the Primary School with road, allotments and leisure, Chapel, the Village which is a working properties, a garage dwellings on the road common green area, meadowland on right. farmland, Hall, White Horse farm. Hill Farm also workshop business the rest of the land is War Memorial, River River Bourne and commercial, House, Baptist Chapel provides holiday and a horticultural arable farmland on Bourne with farmland farmland the other conservation carpark and Bartlett’s cottages, business nursery. One village both sides of the road. on the other side of side of allotments builders’ yard and premises and the amenity (Village Hall). river. workshop. Ashdon Children’s The whole of the area Nursery. lies with a conservation area.

34 Character Area A – ASHDON VILLAGE CENTRE

Views From the junction of From the southerly The buildings obscure There are several Area can be viewed The area can be Important Crown Hill looking entrance to the village views to the west and views looking east looking down from viewed looking down views into / out southwards up there is an iconic east of the road and from the paved farmland on the other from the farmland on of area. Radwinter Road into landscape view across the only long views footpath down-hill side of the River the right of the road. the Conservation Mill Field to the are along the road from the intersection Bourne. Looking uphill from Area. Windmill to the east towards Crown Hill to of the path and There is a picturesque the entrance of Dorvis The landmark horse and Ashdon Parish the north and the footpath 20 across the view towards the Lane across the chestnut tree on the Church to the west. Ashdon Village Glebe land. Also view allotments. allotments to the south western side of View down the road Museum to the south. from Museum carpark Windmill. the road. looking north into to the Millennium oak Looking back from Conservation Area. tree. allotments to Colliers Row.

35 Character Area A – ASHDON VILLAGE CENTRE

Design Maintain the linear Maintaining semi- Any development in Historic settlement Any development Any development Guidance nature of the road. rural, linear nature of this area needs to be separation should be needs to be sensitive needs to take into (see also Encourage the use of the road. Encourage mindful of the maintained and any to the Conservation account the setting Section 6 of traditional building use of traditional Conservation Area development should Area setting. It is the adjacent to the Alison materials for new building materials. setting and flood risk be mindful of traffic centre of a beautiful Conservation Area. Farmer’s builds, renovation Prevent removal of from river and surface and lack of “accessible village spoilt only by The allotment area is projects or extensions existing landmark water run-off from for all users” overhead cables and subject to flooding February 2020 in keeping with the trees and native Church Hill. pedestrian access and speeding traffic. and serves as a flood Landscape Conservation Area. hedgerows. Limit exacerbating flood risk Flooding of river a attenuation plain, so Appraisal Incentivise the groundworks to banks for those houses serious concern and should not be built on. which planting native & verges to minimise sitting low in the regular cleaning of it is As flooding can be a summaries hedges, trees and the urbanisation. landscape. essential, and a long problem, it is essential her findings) addition of grassy Incentivise planting of Any development term solution should that the river is verges where possible native hedges, trees & should sit in style with be found. Any cleared regularly. and use of traditional the addition of grassy neighbouring houses – development needs to Other issues to take materials to build verges. Development for example, the lack be mindful of into account are retaining walls. to be mindful of semi- of a chimney on a congestion from congestion caused by rural nature of the recently built house parking, especially parking for school road, height of jars in design with from the school, and pick-up and speeding neighbouring houses neighbouring homes. speeding traffic. traffic. and no pavement. Development to consider & minimise non-permeable surface areas running downhill which increase surface water run-off and flooding.

36 Character Area B – CHURCH END

4.3 Character Area B: Church End

Church End consists of:-

1. The Church End Conservation Area 2. Mixed linear development 3. Churchfields and All Saints Close developments

Fallowden Lane is summarised in the Country Lanes character area 4 of this report.

Overview of character area

Church End is a mix of architectural styles reflecting the age in which they were built. All Saints Church, the ancient Guildhall and Ashdon Hall all sit in a peaceful, green setting in the Conservation Area and although this area is surrounded on two sides by the road, it is an oasis of calm, reflecting its historical past, which includes the medieval village site, now an Ancient Monument.

The next area to be built was Church End joining Fallowden Lane to the top of Church Hill. The houses are built along the road, a mix of ages and styles that work well, all have a “cottage feel”. Hall Farm and Glebeside stand back from the road, one a farm and the other replacing a much older building associated with the National School.

This was followed by more linear development along the Walden Road. Some of these were Council built properties from the last century, typically reflecting the style that can be seen all over the country. In 2000 and 2006 there were two further developments of 13 homes and 19 homes (Churchfields and All Saints Close) built specifically to provide affordable housing for Ashdon residents.

A playground, a multi-use games area and outdoor gym were added in 2019. However, it is difficult to safely access the village centre from Church End as there is a sharp, blind bend in the road with no pavement.

Church End is an interesting reflection on how times and architectural styles change and how a village evolves. Ashdon has provided the means for its inhabitants to stay in the village in affordable homes, either rented or part-owned and this shows forethought by the Parish Council in enabling this to happen. 37 Character Area B – CHURCH END

Church End showing juxtaposition of ancient and modern

38 Character Area B – CHURCH END

Church End is illustrated in the map below:-

39 Character Area B – CHURCH END

Character Assessment detail

The table below summaries the character assessments for Church End. These summaries have been extracted by the volunteers from their detailed assessment work.

40 Character Area B – CHURCH END

Summary of This area is covered by the Guildhall Way is a linear A development of 32 one, two Mix of old and new houses and Characteristics Ashdon Conservation Area development of 1940s/1950s and three bedroomed styles of architecture work well Positives and Appraisal - “The separate council built properties followed properties built between 2000 together. Tight linear negatives. historic area around the church by a second phase of properties and 2006 specifically for local development except for Hall is quintessentially English in built in the 1980s behind a large shared equity ownership. Farm and Glebeside. character with its small but open green area with open plan Integrated children’s play areas Unfortunately, apart from Yew exquisite range of fine buildings front gardens or driveways. The as well as adult gymnasium Tree Cottage, Hall Farm and of ecclesiastical and secular older properties are gardened to area. The development has kept Glebeside, there is no safe association, its open spaces, front and rear with a green area a generation within the village. pedestrian access for the rest of mature trees, and an unusual to the front separating them However, it is remote from the the residents, who have to historical association, namely from the main road. There are heart of the village with no navigate around a blind and the site of an abandoned further detached properties pavement access and the dangerous bend, to get to the medieval village.” built on the linear dating 1930 - majority of residents drive a car centre of the village. Intrusive Ashdon Hall has stunning 1970. away from or through the overhead cabling on unsightly gardens and an arboretum. village. poles. Views across the valley. The church and church rooms provide community facilities. Exit lane from church is tricky for cars and pedestrians opening onto a blind bend and lack of pavement impedes easy access to the main village area. There are off-road footpaths down to village but these are difficult to navigate in wet weather.

41 Character Area B – CHURCH END

Church End- Church End- Church End- Church End adjoining Conservation Area (Area 8) Mixed Linear: Guildhall Way Churchfields and All Saints Fallowden Lane- to Orchard House (Area 9) Close (Area 9) Mixed Linear: including Hall Farm (Area 10) Layout & Situated on a hill with All Saints An entirely linear development The number of properties built Houses in a linear style going Topography Church at its highest point. The at the high southern end of the makes maximum usage of the down towards Church Hill with Relationship of landscape slopes down to the village adjacent to All Saints land space provided, the only one farmhouse and redundant river in the east and following Church. non-linear development in farm buildings standing back road space & the road (Church Hill) to the No.s 9 – 16 are footpath Church End. The development from road as well as one buildings. north and the village centre. accessed to the front with an is built behind an existing row modern house, Glebeside, built Landscape Scattered buildings with church access road to the rear whilst of properties on what was open on site of former Old School gradient and small courtyard as a focus. 21 – 32 sit behind ‘the green’ agricultural land with a two- outbuildings in 1970s. with an access road. Further way access road, street lighting Houses fronting the road have detached properties have their and open cart lodge type very small front own driveways direct onto the parking facilities. Access to gardens/parking spaces. main road. some front doors is via path Level topography facing road only. but back of Hall Farm rises above landscape from valley side.

Village spaces Church rooms and the church The grass green to the front is The children’s play area is None. Recreation, are community facilities. The cut by the district council and populated with swings, slides amenity & church yard is a delightful green has a few planted trees. etc and is in regular use and space and there is a triangle of village greens. A small area is kept wild for well maintained. The adult green facing Guildhall Way. The orchids etc, local children use gymnasium equipment Churchyard is the most the green area for recreation. occupies a large grassed area commonly used “entry point” to suitable for team games. There footpaths beyond - used by is also a green space shaded by residents of Church End or trees suitable for relaxing in. hikers from further afield who use the parking in the drive leading to the church.

42 Character Area B – CHURCH END

Roads, streets, The main Walden road The development sits parallel to The development is accessed by On main road from Saffron routes surrounds two sides of the the main road with its own a roadway from Guildhall Way, Walden to Bartlow through Roads, footpaths, exterior of this area but does access road with the exception there are no public footpaths or village. At junction just after bridleways. not intrude. Church Hill road of 1-8 Guildhall Way which bridleways. Fallowden Lane there is a very leading into the main village fronts Fallowden Lane. There bad bend leading down to the creates a “green tunnel”. There are no public footpaths. centre of the village. is a gravelled drive to serve the Pedestrian access around blind small courtyard and a green- bend dangerous as no sided drive up to All Saints pavement for the majority of Church. Footpaths down into residents. There is a footpath the valley (part of the along drive to Hall Farm. Harcamlow Way), and by crossing the main road, it is possible to join paths to the centre of the village or to Hall Farm and beyond.

43 Character Area B – CHURCH END

Green/natural The area is surrounded by Large open green to the front of Communal open grassed play Housing backing onto fields or features Trees mature trees and vegetation. the properties. areas with surrounding hedging long back gardens. woods etc Of particular note are Ashdon The road verge opposite is a and some planted trees and Hall Gardens, with the oldest ‘Special Roadside Verge’ small gardens to many of the oak in the village and the more managed for wildlife. properties. recently planted arboretum opposite. Also, there is a triangle of land facing Guildhall Way and the Churchyard is an oasis of peace. The Ancient Monument Site is under rough pasture and the valley below is tree lined.

Landmarks All Saints Church is a well The bus stop sits amongst a There are no particular Flint and brick Old School Recognisable recognised and useful landmark stand of Scots Pines, the green landmarks. building on Church End, which local features for orientation throughout the is opposite and on a left-hand is now used for a soft furnishing village. bend shortly after entering the business. The Old National School village. building on the corner, see below in “Buildings” section. Pine trees on triangle and bus stop are recognisable features.

44 Character Area B – CHURCH END

Buildings All Saints Church is grade 1, Typical post war local authority 2000-2006 built with mix of A mix of modern and old Type, storeys, mainly C14 & C15th. brick built and concrete tiled brick and board cladding of the houses, with dormer age, materials The Guildhall, a fine timbered, semi -detached 3 bed. The later two and three storey bungalows but no building part-jettied building, dates from development is terraced brick properties, terraced, semi - more than two storey height. late C15th built, tiled 2 and 3 bed. The detached and flats. Materials include and is Grade 2*. detached properties are a weatherboard, red brick and Ashdon Hall - grade 2 with mixture of brick built and plaster render. C17th core but much altered timber framed bungalows and Old School House, flint and and added to. two storey houses. brick build, included in The Old National School Conservation area. Redundant building built in brick and flint is farm buildings at Hall Farm of further described in the Church late 19th and 20th century End mixed linear section and is design. on the Local Heritage List and included in the Conservation Area. Other fine buildings include The Old Vicarage and Church Farmhouse, both grade 2 listed. All residential buildings are no higher than two storey.

45 Character Area B – CHURCH END

Streetscape Lamp Ashdon Road has various road Some street lighting, street A modern development with Post box let into flint wall of Old posts, benches, signs, such as 30mph speed signage, camera activated consistent street signage, School House. Bend warning signage, limit signs, a small number of illuminating 30mph speed limit lighting, railings, garden fencing signage. Insensitive overhead boundaries street lights, a bus stop and sign. There is a Parish notice and noticeboard. cables. shelter with a bin. board in the car park on the corner of Fallowden Lane.

Land use Conservation Area with small Residential. Residential with leisure One business in Old School Residential, number of residential houses. facilities. House and one farm. leisure, farmland, commercial, conservation

46 Character Area B – CHURCH END

Views Views out from the Scheduled There are extensive views of All Most residents have views of Mixed housing streetscape on Important views Ancient Monument site across Saints Church and the cemetery open arable and wooded Church End around road bend into / out of the valley towards the Windmill as well as open arable and countryside. gives a pleasing view along area. and down into the valley wooded countryside distant main street. towards the main village. views, including views to Hales and Little Hales, ancient woodland.

47 Character Area B – CHURCH END

Design Guidance Any development needs to be Any development would need If future development were to Redundant farm buildings could (see also Section sensitive to the Conservation to consider the views across the occur here, thought should be be considered for sensitive 6 of Alison Area setting. countryside to ancient given to native tree planting to conversion to business units or Farmer’s woodland and the setting of the soften high roof lines at this homes but should be in keeping February 2020 Conservation Area. This is an village gateway. with traditional layout, height Landscape important gateway to the and style of the existing units Appraisal which entrance of the village. The and be sensitive to the high summaries her recent scalping of Orchard elevation of the farm buildings findings) House landscape is an example site on the upper slopes of the of how an important entrance Bourne valley. Concentrating to the village can be degraded. development on the lower Existing green space, native southern slopes closer to planting and soft landscape Church End would ensure that it features should be protected. relates positively to the existing settlement. Setting any development within a strong landscape structure of native planting would be essential given the elevated nature of the site.

48 Character Area C: THE ENDS

4.4 Character Area C: The Ends

This character area assessment deals with the following Ends:

1. Rogers End and Holden End 2. Water End, Steventon End and Knox End

Overview of character area

“Essentially, the community is made up of a rich profusion of isolated farmsteads and little clusters of older cottages called Ends … each with its distinctive character and idiosyncratic loyalties.” Annals of Ashdon - Robert Gibson.

There are six “Ends” in Ashdon, Church End, Water End, Steventon End, Rogers End, Holden End and Knox End. For the purpose of this document, we have separated Church End from the others as it forms a large part of the western end of the village.

The site of the medieval village, which is now a scheduled monument, stands in a rough field below the church. The village is thought to have suffered during various plague years and families moved from the old village to a safe distance from their neighbours to avoid infection and so satellite “hamlets” or in our case “Ends” were populated. These were quite distinct settlements each with their own character.

The “Ends” are one of the reasons that Ashdon has such a quantity of footpaths and bridleways, the Ashdon inhabitants and traders needed to access different parts of the village set in the river valley and they used the shortest ways to do this. This can be confusing to the visiting walker nowadays as they “pop-up” in a completely different place to where they thought they were, this is the magic of Ashdon!

On the Bartlow Road, Rogers End leads into Holden End and with a settlement break, into Knox End. Steventon and Water End are set some way out of the main village and have their own character. This is not just an historic settlement pattern, today the residents are clear which End they live in and enjoy the distinction.

“Conserve - seek to protect and enhance positive features that are essential in contributing to local distinctiveness and sense of place through effective planning.” Chris Blandford Landscape Character of Uttlesford District 2006.

49 Character Area C: THE ENDS

Holden End looking towards Knox End in the distance.

50 Character Area C – THE ENDS: ROGERS END & HOLDEN END

4.4.1 Rogers End and Holden End

The Rogers End and Holden End areas are illustrated in the map below:-

51 Character Area C – THE ENDS: ROGERS END & HOLDEN END Character Assessment detail

The table below summaries the character assessments for Rogers End and Holden End. These summaries have been extracted by the volunteer from their detailed assessment work.

Rogers End: Rogers End: Rogers End Holden End: Tredgetts and Carters Croft Mixed linear (Area 4) (Area 4) Area from All Saints Cottage (Area 4) to Polly Cottage (Area 4)

52 Character Area C – THE ENDS: ROGERS END & HOLDEN END

Rogers End: Rogers End: Rogers End Holden End: Tredgetts and Carters Croft Mixed linear (Area 4) Area from All Saints Cottage (Area 4) (Area 4) to Polly Cottage (Area 4)

Summary of In a cul-de-sac rising Set back from the Bartlow This area has older picturesque This area is semi-rural and is Characteristics westwards from Bartlow Road Road is a row of ex-local cottages in a small cluster and one of the village's original Positives and stand two C20 residential authority dwellings. There are a converted ex-pub, a new Ends, but as a result of C20 negatives. estates: Carters Croft (18 also eight semi-detached two- semi-detached house and 3 ribbon development is no bungalows built for older storey, brick built cottages chalet bungalows. There are longer separate. It is an people) and Tredgetts (14 erected in the 1960s by glimpses of open countryside attractive mix of five thatched semi-detached/terraced Thurlow Estates for agricultural between the buildings, which C17-18 listed properties, a red houses developed as workers. All are set back from anchor Rogers End in its brick Victorian terrace affordable housing). the road with front and back beautiful rural setting as the conversion, two modern There is a lack of parking for gardens. homes range around the bend. houses and another under residents and visitors and this There is no pavement in front Fine views and trees. construction. There are no pavements so creates a very cluttered of the Thurlow Estate houses Speeding traffic is a major walking is hazardous. streetscape with cars parked and speeding traffic around issue. Parking on-road slows Speeding traffic - effective on either side of the street. the bend makes walking safely traffic but can be dangerous traffic calming urgently Access for emergency vehicles here an issue. and there is no pavement. required. can be an issue due to The ex-local authority houses Overhead wires are ugly and Proliferation of overhead wires congested street. have no front drives and only detract from rural ambience. are ugly and out of keeping have car access and parking via Flooding from the Bourne with period properties. Tredgetts. is a persistent and recurrent

problem.

53 Character Area C – THE ENDS: ROGERS END & HOLDEN END

Rogers End: Rogers End: Rogers End Holden End: Tredgetts and Carters Croft Mixed linear (Area 4) Area from All Saints Cottage (Area 4) (Area 4) to Polly Cottage (Area 4)

Layout & At the top of the steeply rising Linear development along the This part of Rogers End is The cottages are ranged along Topography cul-de-sac, houses at Tredgetts Bartlow Road, set back from characterised by a long left the road at the top of a gentle Relationship of road are arranged in a semi-circle the highway with front gardens hand bend as the road wends slope, and back onto open space & buildings. with open-plan front gardens or gardens incorporating off- along the river valley. To the countryside. There is a small Landscape gradient and separate block of garages. street parking (Thurlow Estate right is a small lane which parking area opposite and an Extensive views from back houses). Hedging affords slopes towards the river untamed woodland area gardens. Dwellings at Carters privacy and shelter. providing access to a cluster of owned by Thurlow Estates. Croft are atop sloping greens four period cottages. With the exception of with tiny front gardens, They are positioned at one of Pennycroft which is situated at concrete access slopes and the very lowest points in the the bottom of sloping gardens white handrails. landscape and suffer regularly by the river, all dwellings are in Rising topography affords from flooding from the river. close proximity on the left side beautiful views to the of the road as it curves gently allotments and undulating along the river valley towards countryside, unfortunately not Knox End. reciprocated from afar where the stark layout of the area is too prominent in such a rural setting. The same holds true when viewed from Bartlow Road.

Village spaces There two small greens at the None. None. None. Recreation, amenity entrance to Carters Croft with & village greens. a decorative tree and bench in each.

54 Character Area C – THE ENDS: ROGERS END & HOLDEN END

Rogers End: Rogers End: Rogers End Holden End: Tredgetts and Carters Croft Mixed linear (Area 4) Area from All Saints Cottage (Area 4) (Area 4) to Polly Cottage (Area 4)

Roads, streets, Carters Croft and Tredgetts The houses built by Thurlow The Bartlow Road is the access The main road is in poor routes form a cul-de-sac with Estates have driveways open road to this area and a right condition and without Roads, footpaths, dwellings lining each side of onto Bartlow Road. There are turning into New Road, the pavements. Despite nearby bridleways. the road. This terminates at a no pavements on most of the road to Steventon End and the 30mph signage, heavy and central shrubbed area marking road, so walking is hazardous. Camps. A public footpath to speeding traffic poses a danger the entrance to Tredgetts. On the opposite side of the the Windmill is located next to to pedestrians. There are two The road is in a poor condition road is the Bartlow Thristalls. Pavement only public footpaths, popular with but the pavements are Road/Steventon End junction. extends from Carters Croft walkers: between All Saints acceptable. entrance to 5 Rogers End, on Cottage and One Holden End the other side of the road, so and north of Pennycroft. walking is dangerous.

Green/natural There are grassed slopes The front gardens and hedging There are countryside views An open “wild untamed” area features Trees woods throughout Carters Croft and introduce some greenery and behind the houses and extends from Pennycroft to the etc shrubbery at Tredgetts. soften the streetscape. glimpses of these views turning to Steventon Road. through the gaps. On the long bend between Thristalls and Bricklayers Cottages, there is a fine group of trees including an attractive horse chestnut and weeping willow.

Landmarks The Windmill and its adjacent Long bend in the road. The long bend with its The red brick Victorian terrace Recognisable local terrace of two cottages are grouping of C18 period conversion and neighbouring features visible on the far horizon. cottages and beautiful trees is thatched and weatherboarded the focal point of the area. cottages epitomise the original Holden End.

55 Character Area C – THE ENDS: ROGERS END & HOLDEN END

Rogers End: Rogers End: Rogers End Holden End: Tredgetts and Carters Croft Mixed linear (Area 4) Area from All Saints Cottage (Area 4) (Area 4) to Polly Cottage (Area 4)

Buildings Carters Croft (1970s) There is a mix of housing There are five C18-19 listed A mix of listed C17-18 Type, storeys, age, comprises single-storey including 12 post war ex- local buildings, three 1960's chalet buildings, Victorian, and two materials bungalows with flat roofs and authority houses with style houses and 2 semi- C20 dwellings. Lathe and side entrance porches. rendered facades. The Thurlow detached village houses from plaster, red Victorian brick, Tredgetts (1980s) is composed Estate houses are typical the 1980s. Building materials weather boarding, thatch, slate of two-storey, primarily semi- estate workers houses of the are age appropriate. and pantile roofs in evidence detached houses. Both estates time. Built from stock brick, On the bend the old Bricklayers with some C20 and C21 reflect social housing design of with unadorned elevations, Arms - one of Ashdon's last construction. their time and employ late C20 concrete roof tiles, flat roofed surviving pubs is now two At right angles to the road, All building materials - brick, side extensions, central listed semi-detached cottages. Saints Cottage was originally concrete roof tiles, cladding chimney stacks and shallow Ashdon Children's Home. and at Tredgetts matching Georgian style pediment brown door canopies and porches. window frames.

Streetscape Lamp There are 6 street lights, two The driveways of the Thurlow There is signage for “Rogers There is “Holden End” signage, posts, benches, benches, and signage for both Estate houses are connected to End” and a three-way finger several telegraph poles and signage, boundaries Carters Croft and Tredgetts. the Bartlow Road with front signpost marking the right turn overhead wires and one street There is little or no boundary gardens screened by hedge to Steventon End. There are light. There are some fences delineation between the two boundaries. There are various two streetlights, several and hedges but most developments. Parking for the road signs and a number of telegraph poles and properties front the road with Bartlow Road houses is located telegraph poles and overhead consequent overhead wires. A only small areas of separation. at the top of Carters Croft. wires. mix of hedges and fencing mark boundaries.

56 Character Area C – THE ENDS: ROGERS END & HOLDEN END

Rogers End: Rogers End: Rogers End Holden End: Tredgetts and Carters Croft Mixed linear (Area 4) Area from All Saints Cottage (Area 4) (Area 4) to Polly Cottage (Area 4)

Land use Residential. Farmland visible Residential. Residential. Residential. Farmland and a Residential, leisure, throughout reinforcing rural patch of “wild untamed" farmland, setting. woodland owned by Thurlow commercial, Estates. conservation

Views Fine, sweepings views from Views of houses on other side The long bend is a focal point Garden trees much in Important views into various vantage points to of road. with its trees and period evidence, Views to open / out of area. undulating countryside with cottages, while back towards countryside -particularly back glimpses of the Windmill. the village there are towards the village. outstanding views of undulating countryside.

57 Character Area C – THE ENDS: ROGERS END & HOLDEN END

Rogers End: Rogers End: Rogers End Holden End: Tredgetts and Carters Croft Mixed linear (Area 4) Area from All Saints Cottage (Area 4) (Area 4) to Polly Cottage (Area 4)

Design Guidance Landscaping of Carters Croft Speeding traffic is an issue - as The cluster of historic “Wild untamed” areas and (see also Section 6 of would be of significant benefit it is throughout this area - and properties in their original garden adjacent to the north of Alison Farmer’s - even limited hedge planting must be taken into account setting should be preserved. Pennycroft help to maintain February 2020 would help. when any development Speeding and increased traffic rural character. Landscape Appraisal Lack of parking for current proposals are considered. Any and parked cars on the Flooding of Bartlow Road just which summaries residents is difficult now and new proposals must maintain roadside would be exacerbated beyond Polly Cottage cuts this her findings) this could be exacerbated by or increase current off-street by further development. part of the village off from more housing. parking provision (building in Regular and recurrent flooding Bartlow/Cambridge and the Any development should seek the back gardens could would be a difficult issue to subsequent diversion up New to safeguard and/or enhance exacerbate current parking resolve. road to Steventon End also the parking areas at the top of issues). Safety at Bartlow Road suffers from impassable road Carters Croft (there is a junction (with its long bend flooding. Speeding traffic is potential for it to be vulnerable and speeding traffic) is a key also an issue. as an access point for back constraint to additional Historic properties in their garden development from ex- development. original roadside setting should Local Authority houses along be protected. Bartlow Road). This area has an important historic settlement boundary gap between Holden End and Knox End.

58 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

4.4.2. Water End, Steventon End and Knox End

These Ends are illustrated in the maps to the right and below:

59 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

60 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

Character Assessment detail

The table below summaries the character assessments for these Ends. These summaries have been extracted by the volunteers from their detailed assessment work.

Water End Steventon End Knox End (Area 11) (Area 12) (Area 13)

61 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

Water End Steventon End Knox End (Area 11) (Area 12) (Area 13)

Summary of Water End (including Midsummer Hill) is a The area is a beautiful mixture of farmland, Undulating, unspoilt agricultural landscape Characteristics rural, somewhat isolated, agricultural area. houses and open fields with a number of with scattered historic farm stead and Positives and Positives: It is a very attractive landscape, buildings of particular historical importance cottages. Imagining the Assandun negatives. in and around the upper valley of the River to the village. battlefield along the valley is easy in a Bourne. Scattered houses and farms are Speeding traffic and flooding are issues of landscape unchanged in centuries. traditional in style, and several are listed. concern for residents and Steventon End is There is a settlement gap between Holden Negatives: Lanes are long and narrow with located off the main sewerage system for End and Knox End of historic importance. no public transport. There are no public the village. Flooding of the road when the river breaks facilities or amenities. There is no main its banks makes the Bartlow Road sewage after Hill Farm. impassible to traffic. A significant area of Flooding all along the lower valley. the landscape is designated as a floodplain. The B1053 (Radwinter Road) is a very well used and busy rural road with speeding traffic.

Layout & Water End encompasses the headwaters of Y-shaped layout with housing concentrated Steep sided valley with the River Bourne cut Topography the River Bourne with several significant near the top of the ‘Y’ in centre of into the landscape. Relationship of road tributaries, and often steep valley sides. The Steventon End and along the forks to the Rising to the Ashdon/Bartlow Road where space & buildings. End is accessed from the main B1053 NE and along Overhall Lane. the White House stands high on the Landscape gradient through narrow lanes which fork twice to Steventon End is located uphill from the landscape. Very scattered buildings, even dead ends. Buildings are widely spaced on main village centre and includes one of those with road frontage are spaced, the main ‘B’ road and on the lanes; they are Ashdon’s highest points, with the Windmill although Mansard and Nightingales stand set back from the road in large gardens. located on the 100m contour. next to each other with space either side. Existing historic settlement gap between Holden End and Knox End.

62 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

Water End Steventon End Knox End (Area 11) (Area 12) (Area 13)

Village spaces The recreation value centres on the Village Cricket ground. Football pitch and small building with Recreation, amenity wooded river valley, and the many rights of changing facilities. & village greens. way in the area. There are commercial fishing lakes. There are no greens or formal playground areas. When dry, the bridle path beside the river is hugely popular with walkers, cycle riders, joggers and runners as well as horse riders. Roads, streets, There is no appropriate on-road parking; The main road out of Ashdon through Situated on main road out of Ashdon to routes the ‘B’ road is fast and is used as a rat run Steventon End is a national speed limit road Bartlow. Two tracks off road, one to Roads, footpaths, for traffic to Stansted airport. The lanes are despite narrowing to single lane near the Newnham Hall Farm and one to Lang bridleways. single track and banked. There is no bus centre. There are no official passing points. Meadows. Attractive footpaths, in service. Bridleway 76, Rock Lane, and This road is used by workers at Stansted particular The Brues, in the valley bottom, footpath 30 are the only safe pedestrian Airport as they commute from the Haverhill joining Newnham Hall and Rectory Lane. paths connecting with the village centre but area. the bridleway, in particular, is muddy and Overhall Lane is a single -track road with churned up by horses, a real problem in the high hedges and some banking. winter months. There are no pavements along the road in Steventon End but there is relatively good connection to the rest of the village during good weather via the comprehensive network of footpaths and bridleways.

63 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

Water End Steventon End Knox End (Area 11) (Area 12) (Area 13)

Green/natural In addition to the valley woodland and the There is woodland between the centre of Lots of small woods, copses and tree cover features Trees visually important copse near Goldstones, Steventon End and the Windmill, which is between undulating meadows and fields - a woods etc there are important trees, old oaks and accessible via the public footpath. This feature of this end of the village. scots pines near Hill Farm and in the ‘End’ woodland provides habitat for owls which should be preserved; some form (notably tawny owls) and there is also a Landmarks. The Wilderness and the wide badger sett located in the area. corridor of trees and hedgerows running There are mature trees lining the road beside the river, provide an essential wild- entering Steventon End in the grounds of life corridor of a sufficient width from Waltons Park. Ashdon Meadows right into the heart of the village behind the Museum; a route through the un-welcoming arable fields. The ancient woodland of Hales and Little Hales are on the periphery. There are protected verges, some orchards, and an SSSI (breeding ground for resident barn owls).

Landmarks From the higher areas All Saints Church and Steventon End contains the Ashdon Newnham Hall Farm, tucked into the valley. Recognisable local Church End, the windmill, and Hill Farm Windmill along with a number of other The White House high on the hill as the first features with Scots pine are clearly visible listed buildings (cottages, stables barns etc). house on the road leading to the village landmarks. Woodland forms the horizon to Other buildings of cultural importance are from Bartlow. Football pitch hidden behind the west. also located in Steventon End, notably a hedge. Sewage plant and pumping station. The unspoilt historic cluster of thatched number of cottages and a previous pub Old railway bridge remains. View of the cottages at the bottom of Stallentine Hill (The Bonnet) featured in the novel Windmill across the valley from the hill are a wonderful example of old cottages Reuben’s Corner, by Spike Mays. above Newnham Hall. and houses in their original setting in the landscape.

64 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

Water End Steventon End Knox End (Area 11) (Area 12) (Area 13)

Buildings Buildings are mainly of a traditional style; Largely detached houses with a handful of Newnham Hall and the cottages along the Type, storeys, age, ages vary from 17th century to the present. semi-detached properties in Overhall Lane. Bartlow Road are ancient, plastered and materials The majority are two storey with walls of Housing includes several thatched timber thatched or tiled. Lang Meadows is a large plaster, red brick or weather boarding. framed houses, which are several hundred modern conversion down a track out of Roofs are thatch, slate or red tile. The years old, a number of which are listed. sight of the main road. The White House is buildings are individual in construction with Newer properties in Steventon End have prominent and slate roofed. no two buildings the same. retained the character of the area and have been sympathetically designed (for example incorporating gable ends, dormer windows and chimneys). Bungalows and chalet-bungalows and two storey maximum height. Flint is included as a building material.

Streetscape Lamp There is no street lighting. A post box and Steventon End has electricity and telephone Signage at entrance to village. Hedged posts, benches, village noticeboard are located on the main lines provided via overhead wire. There is boundaries. signage, boundaries road and salt bins on the steep lane only one street light, on the old telephone (Stallentine Hill). Overhead cables interrupt box in the centre of the End. views throughout. There are signs in both directions marking the entrance to Steventon End and signs marking the sharp double bend in the road.

Land use The End is set in arable farmland with Steventon End incorporates a mixture of Overwhelmingly agricultural and a working Residential, leisure, scattered houses and farms. There is residential properties and arable farm farm with cattle. A few scattered cottages farmland, commercial shooting and fishing, and fields, along with Waltons Park, a private and houses. commercial, employment in farming and in small estate. conservation business units. Rural leisure activities centre around footpaths and woodland. There is an SSSI and protected verges.

65 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

Water End Steventon End Knox End (Area 11) (Area 12) (Area 13)

Views Looking S into the area from the N side near The best, most far-reaching views in Extensive views into the valley, especially to Important views into Hill Farm the whole wooded valley is visible, Steventon End are found at the Ashdon Newnham Hall Farm and from the valley / out of area. with most buildings nestled into the valley Windmill, which offers views down towards looking towards the village and up to or on the plateau areas. Looking from W to the main village centre and over Waltons Rectory Lane. E from the higher land, views are wide and Park. include Ashdon landmarks, extensive woodland, and the river valley descending to the main village. The wind farm near Balsham is visible to the north.

66 Character Area C – THE ENDS: WATER END, STEVENTON END AND KNOX END

Water End Steventon End Knox End (Area 11) (Area 12) (Area 13)

Design Guidance Any development should be sensitive to the There is limited scope for new building in Any development would need to be very (see also Section 6 rural nature of the area. Buildings should Steventon End because of lack of sensitive to this historic open landscape. of Alison Farmer’s be of traditional style and materials, pavements, speeding traffic and reliance on This area is an important entrance to the February 2020 incorporating plaster and weather boarded car-use to access village facilities. The village. Subject to recurrent and persistent Landscape Appraisal walls. They should be set within the valley topography of the area creates flooding as flooding on Bartlow Road and a flood plain which summaries or set back on the plateau. Location on the the water from the surrounding landscape covers a significant part of the landscape her findings) valley sides results in a highly visible, visual gathers at the lowest point in the middle of here. intrusion. Narrow, rural access lanes limit this part of the village. traffic. Any new buildings should complement the Severe flooding in the valley bottom. Most historical nature of the End and continue to of area remote from village facilities, incorporate traditional design features, necessitating use of car. notably dormer windows and chimneys.

Water End has no connection to a sewer. Steventon End has no connection to a

sewer. (See also section 5.2.8 of Alison Farmer’s

February 2020 Landscape Appraisal which (See also section 5.2.5 of Alison Farmer’s makes some specific comments on Water February 2020 Landscape Appraisal which End). makes some specific comments on Steventon End).

67 Character Area D: COUNTRY LANES

4.5 Character Area D: Country Lanes

Overview of character area

“Conserve historic lanes and unimproved roadside verges” Chris Blandford Landscape Character of Uttlesford District 2006.

The Lanes are grouped together in this section and although they have similar characteristics such as being single track, they all have different and unique traits. Puddle Wharf, Fallowden, Rectory and Dorvis Lanes all connect to the “main” road that runs through the village from Saffron Walden to Bartlow in that order. Kate’s Lane and New House Lane connect with the Radwinter Road, leading from Crown Hill in the village centre towards Radwinter village. The location of each lane is shown on the Parish map on page 21 of this report.

We have left the small Mill Lane and Overall Lane, although both tarmaced, as part of the Steventon End area. The Lane leading down to Water End, Stallentines, has also been included in the section covering Water End as it is the centre of housing in that area.

Generally, the density of housing is low and scattered with large areas of agriculture between old farmsteads, but there is sometimes a higher number of houses at the “mouth” of the lane where it joins the road, such as Rectory Lane and Fallowden Lane.

The Lanes are steeped in history as we put our feet where others have trodden before us over the centuries. They are a reminder of our agricultural past, when getting plough teams, wagons and labourers to work in distant fields was key. They connected scattered farmsteads and hamlets to the main village centre or in the case of New House Lane, were used as a connection to Saffron Walden and Radwinter.

All the lanes share wonderful views across the pattern of fields, woods and copses, where large deer herds can often be spotted relaxing in the sun against the edges of the trees. Rectory and Dorvis Lanes are steeply banked with trees set on the top of the banks and all are rich in flora and fauna, although in recent years, they do suffer from verge erosion caused by increased use and are generally unsuitable for today’s larger vehicles.

68 Character Area D: COUNTRY LANES

Dorvis Lane, looking down from the top to main street.

69 Character Area D: COUNTRY LANES

The Country Lane areas are illustrated in the maps below:

70 Character Area D: COUNTRY LANES

71 Character Area D: COUNTRY LANES

72 Character Area D: COUNTRY LANES

73 Character Area D: COUNTRY LANES

Character Assessment detail

The table below summaries the character assessment for each Country Lanes. These summaries have been extracted by the volunteers from their detailed assessment work.

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

74 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Summary of A short sunken lane Attractive sunken Kate’s Lane offers Pleasant rural lane A meandering rural A single track rural Characteristics with a distinct lane with a fine picturesque rural leading from Church single-track no Protected Lane Positives and historic character range of mature features and views. End into countryside through road with running across the negatives. and ancient high trees and hedgerows Residents have with views across scattered housing Ashdon farmland hedgerows and and some fantastic reported issues with farmland on both being a mixture of plateau for 2.5 Km mature trees that views over open traffic and lack of sides of the Lane. historical farming from Red Oak Hill form archways countryside. It is pavements. Some distance for properties and a west to the Parish overhead. The lane about 1 km long, walking to village plant nursery boundary at the new serves 4 unique serves 2 listed and 9 facilities, especially business. build barns. properties, of which newer properties from far end of Lane Properties are two are listed (Grade and leads on to with no pavement or spread at intervals II). several public street lighting and, along the length of Overhead cables, footpaths. Traffic is once on the main the road being old posts and wires very light but one or road, no safe path farmhouses and detract from the two very small around blind bend in barn conversions. rural setting. pedestrian lay-bys to Church End. Positives – scattered stand in and let No connection to houses on winding vehicles pass would main sewer at far rural lane with make walking in the end of Lane. Ugly pleasant views. lane easier for overhead cabling Negatives – pedestrians. and wires. speeding vehicles on blind bends.

75 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Layout & The lane rises fairly The lane rises A no through road, Mainly single track Located at the Elevation on eastern Topography steeply for most of steeply for the first set parallel to the rural lane leading southern end of the 1.75 km is 105 m +- Relationship of its short length of 300 metres, valley. There is a from several Parish outside of the 3, the western ¾ km road space & about 120 metres. At continues more or steep drop in properties at far end signed village edge. rises to the 112 m buildings. its end is a gate from less level for about gradient to the north up through hedged A rolling and contour. Mainly Landscape where a public the same distance side, with a wide fields up to junction meandering ‘lane’ arable fields to both gradient footpath continues. before dipping into thicket, along the with Church End, with very few widely sides with a few The 4 properties all the next valley and tributary of the River where there are two dispersed buildings grazing pastures. sit on substantial rising again to Bourne. Flanked by rows of houses that are set back plots, forming no Ricketts Farm. All farmland on both facing each other on from the road regular settlement properties have their sides. There is also both sides of lane at frontage. pattern. own driveway from steep banking on the entrance. Housing the lane. lane on the south linear in placement side which continues at this point. Very to the west of The gently undulating Cottage. countryside with far- reaching views on either side of Lane.

Village spaces None. A short way up the None. None. None. None. Recreation, lane is a large amenity & recreation ground village greens. with play facilities for children and picnic tables.

76 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Roads, streets, The public footpath The lane leads to Kate’s Lane is a Lane is single track A single track Footpath numbers routes that continues from Ricketts Farm, where single-track access after houses near tarmaced road, there 79, 90, 93, 95 & 106 Roads, the end of Dorvis the metalled road only road, rural in junction with Church are a number of leave the road to footpaths, Lane leads to ends and a public character. End. Footpaths and public footpaths north and south and bridleways. Newnham Hall Farm. footpath continues. No pavements. bridlepath at end of (including the bridleway path 41 Several other There are public lane lead to outlying Harcamlow Way) crosses the road footpaths branch off footpaths towards farms and footpath crossing the road as near Wills Ayley and the lane to the north the Windmill and from Fallowden well as a marked follows the course of and south. Steventon End. A Farm leads to the bridleway. the Roman Road on bridleway bisects Walden Road, near the Parish boundary. the end of the lane, The Old Lamb, once the section to the a public house. Windmill is called Homewood Way in memory of Dorothy Homewood, who kept the path clear.

77 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Green/natural The lane has no level The steep banks of Flanked by Old hedgerows run Ancient woodland Ancient woodland is features Trees verges due to its the lane feature a agricultural both sides of Lane and arable farmland located to the south woods etc sunken nature and fine range of mature farmland. Native beyond initial throughout its of the road as well as the banks on either trees and hedgerows. houses. Views of length. small copses, all are side support a range hedgerows. Opposite small copses and on private land of mature trees. The Old Rectory is a woods and very rural giving a wooded meadow, and the countryside breaking aspect to the south. footpath, called The up the agricultural Glebe, crossing it landscape. leads to several very impressive oak trees, believed to be some of the oldest in Ashdon.

78 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Landmarks Dorvis Cottage, at The Old Rectory, an The open agricultural Site of old railway Old style wooden There are no Recognisable the end of the short imposing listed setting with open track and remains of fingerpost signage at distinctive landmarks local features lane, is a very building and barn, is views to the “Ashdon Halt”. the junction with the except for a new picturesque about halfway along Windmill. main road. A very barn conversion at thatched cottage the lane and fine, recently the western end of (Grade II listed). Ricketts, a listed restored, yeoman’s the lane, which is Skye Cottage with its former farmhouse, is farmhouse (Ashdon currently very ornate brickwork can at the end of the Street Farm) at the prominent in the also be seen from lane. far end of the lane. landscape. the lane and is on Suggested site of the Local Heritage Canute’s church to List. commemorate the Battle of Assandun 1016. Ancient oak trees on the Glebe. Marpa House is resplendent with prayer flags flying across the garden.

79 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Buildings The two listed Close to the village Leaving the junction At far end, A range from a A total of twelve Type, storeys, buildings are single- there are seven with the Radwinter Fallowden Farm, modern nursery properties along the age, materials storey with attic. properties, all dating Road, opposite The Springfield Barn and development with lane are comprised The other two from the last Chestnuts, there is a Halt cottage all extensive of three Grade II properties are 2- century. The three farm outbuildings converted from glasshouses and buildings- two storey houses. All to the north are conversion, Chapel original use. One associated modern timber framed properties vary in bungalows, and of Farm Barn, which new house dwellings, 18th farmhouses (one style, including face- the four to the south has kept to the (Springmead) built century farm and a thatched) and one brick, plaster and two are detached traditional black down into landscape 15th century farm listed barn. These clap-boarded walls and two are semi- weather boarded to replicate the building with date from the 16th and thatched, tiled detached houses. style. There are height of the modern barn and 17th century. The and slate roofs. Further up the lane three cottages: The bungalow it development. other buildings date are four more Cottage, a C17-C18 replaced. Near main from the 18th to the properties, two of timber-framed and road area is a 21st century and are them listed, tiled dwelling, listed colourful terrace of a mixture of styles. The Old Rectory and grade 2, Farrants cottages with small Four of these houses barn, both grade 2 Cottage and Kate’s front are barn listed and Ricketts, Cottage. The gardens/parking conversions. All sit also grade 2. Orchard is a two spaces, one modern within the landscape Materials include storey house and house and The Croft, with the exception of timber frame, red Old Sandons a thatched grade 2 the new barn brick, plaster and Farmhouse is at the house. Two storey conversion, which render. end of the Lane. maximum height. would benefit from There are bungalows Materials used some native tree and and 2- storey include plaster, hedgerow planting. houses. Ricketts and render, black the Rectory are 2- weatherboarding, storey with attic slate and clay roof rooms. tiles.

80 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Streetscape There is no street There is no street There is no street An unusual signpost No street lighting No street furnishings Lamp posts, lighting or street lighting or street lighting along the at the entrance to just telegraph poles are in the lane, the benches, furniture, and the furniture. The lane. the lane- “No carrying telephone only signage being signage, boundaries consist boundaries consist Through Road”. and electricity the public rights of boundaries of wooded banks. of banks with 30mph signs supplies. way markers. All There is a five-bar hedges and trees, approaching properties are set gate at the top end followed by hedges housing. Some back from the lane, of the lane. with fencing, more parking on road with the exception of At the mouth of the wooded banks and edge/pull-in by the new barn lane there is a grit finally wooden houses on other side conversion, and bin. agricultural fencing of road near have, in the main separating the lane junction. Most extensive gardens, from the cattle houses have hedged often screened by grazing land. boundaries with hedges. A number of picket fencing to ancient trees are on some homes on the the line of the lane. cottage terrace.

81 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Land use The land on either Ricketts Farm is no Surrounded by Surrounded by Residential with a Entirely agricultural Residential, side of the lane longer used as a agricultural land. Old agricultural land commercial plant apart from the leisure, consists of the farmhouse but is Sandons Farm – with housing backing nursery but mostly woodland and areas farmland, grounds of the tenanted. Marpa breeders of prize- onto fields. arable farmland. around the private commercial, residential House, a former winning Norfolk houses. conservation properties it serves. orphanage, is a Horn sheep. centre dedicated to Tibetan Buddhism and culture. All other properties are residential. The open land bordering the lane consists of the recreation ground, a wild-flower meadow (Beeches Nursery) and open and fenced farmland and meadows.

82 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Views There are no From just before and The view up to the The gap between the Far-reaching views of As the terrain is a Important particular views after The Old Windmill at the top and bottom ancient woodland plateau, views to the views into / from the lane itself Rectory there are north eastern end of groups of houses and arable farmland. horizon are out of area. because of its splendid views to Kate’s Lane. The gives far reaching extensive but can sunken nature. the north, and undulating farmland views across fields only be appreciated However, there is a further on to the on both northern and separates when on foot. The view down to Knox east across the and southern heavily built area large number of End from the very village to the historic aspects. from rurally isolated blind bends preclude top of the Lane. Windmill and homes. good observation beyond. when in a vehicle.

83 Character Area D: COUNTRY LANES

Dorvis Lane Rectory Lane Kate’s Lane Fallowden Lane Puddlewharf Lane New House Lane (Area 5) (Area 6) (Area 7) (Area 10) (Area 14) (Area 15)

Design This lane is in the It is difficult to see This is a single-track Any new Any development Most of the existing Guidance Conservation Area how this single-track rural road with few development should would need to agricultural buildings (see also and any lane with its steep buildings. Any new be no taller than two respect the rural have already been Section 6 of development would banks could support build should be in storey maximum, aspect and far- converted so little Alison need to be sensitive further residential keeping with its cottage style with reaching views. The opportunity exists Farmer’s to this setting, as development as this agricultural setting. ample off-road single track lane for further February 2020 well as taking into would inevitably Distance from the parking. Single track would be a development of Landscape account the steep entail an increase in village bus stop could limit constraint as well as redundant farm Appraisal banking of an motorised traffic. would mean that development as the land buildings. Any new which historic sunken lane. The houses at the car-use would be could lack of to the east of development needs summaries her There is no mouth of the lane necessary for any connection to main Puddlewharf to take into account findings) connection to the are connected to the development further sewer for majority of Farm serving as a the agricultural flood plain. main sewer main sewer but along the lane. the lane. setting, narrow The Lane is reliant on up the lane. beyond this the Connection to main single track lane, septic tanks. residents are reliant sewer could also be only passable by one

on septic tanks. an issue. vehicle and

unsuitable for heavy vehicle use. Any development should use traditional materials and be appropriately landscaped to sit discreetly within this rural setting. Reliance on septic tanks or digesters could also pose problems.

84 Character Area E: WALDEN ROAD

4.6 Character Area E: Walden Road

Overview of character area

The main road into the Parish from Saffron Walden is characterised by wooded landscape, Hales Wood adjacent to the road, and across the fields views of Little Hales and Shadwell Wood. A part of Hales Wood and all of Shadwell Wood are SSSIs, the first managed by Natural England and Shadwell Wood, a Nature Reserve owned and managed by Essex Wildlife Trust, which consists of 7 hectares of ancient woodland, resplendent with rare orchids and oxlips. The road climbs uphill from Saffron Walden and winds up to the Parish boundary with a double sharp bend, which gives entrance to Butlers Lane.

This whole area, being on high ground, affords generous views of the countryside, which is agricultural and rural with wooded landscape. Between the woods and copses the undulating landscape, with its irregular field patterns, follows the topography with hedged fields and scattered linear housing to the left-hand side of the road as the road nears the village.

There are scattered ancient farmsteads, like Brights and Nutts, documented in 1520, the roots of many farms in the Parish go way back in history. There are some modern houses and bungalows set back from the road and the Lamb, an old “beerhouse”; the building still fronts the road, a position which was useful to attract passing trade and serve those who lived near this part of the village.

The road is a main thoroughfare and is particularly busy in “rush hours” as people commute in and out to work. However, this is an area rich in flora and fauna on either side of the road and has remained unchanged in its agricultural purpose for centuries.

85 Character Area E: WALDEN ROAD

Looking out of the village towards Ash Tree Farm (Nutts) with Brights in the far distance, between the cars 86 Character Area E: WALDEN ROAD The Walden Road area is illustrated in the map below:

87 Character Area E: WALDEN ROAD

Character Assessment detail

The table below summaries the character assessment for Walden Road. This summary has been extracted by the volunteers from their detailed assessment work.

Walden Road (Area 14)

Summary of Scattered roadside detached properties of widely varying ages situated between Puddlewharf Lane and Church End. Fast, speeding Characteristics Positives traffic, particularly at “rush hours”. and negatives.

88 Character Area E: WALDEN ROAD

Walden Road (Area 14)

Layout & On the high plateau at the southern end of the Parish, all of the properties are on the west side of the main Walden Road with Topography some set back and some nearer the roadside. Relationship of road space & buildings. Landscape gradient

Village spaces Recreation, None. amenity & village greens.

Roads, streets, routes All properties face the main Saffron Walden to Ashdon road, footpaths to the rear of The Lamb and across to Little Hales Wood. Roads, footpaths, No pavement along this fast and dangerous road. bridleways.

Green/natural features All properties are set within their own grounds. Access to Shadwell Wood, a managed woodland and nature reserve and an SSSI. Trees woods etc

Landmarks The Lamb, formerly an 18th century Inn, now a private property. Recognisable local features

Buildings Wide ranging in age and type from 1780s to 2000, all detached, all within their own grounds, some extensive. Type, storeys, age, materials

Streetscape Lamp posts, The Walden Road area has no signage or lighting for the majority of its length. The village boundary and 30mph speed signs are benches, signage, either side of the road shortly after The Lamb. boundaries

89 Character Area E: WALDEN ROAD

Walden Road (Area 14)

Land use Residential interspersed with arable farmland and ancient woodland. Residential, leisure, farmland, commercial, conservation

Views Far reaching views to Radwinter, Sewards End and into Cambridgeshire towards Bartlow. Important views into/out of area.

90 Character Area E: WALDEN ROAD

Walden Road (Area 14)

Design Guidance Any development would need to preserve the rural setting, the far-reaching views and the lack of pavement on this fast (often (see also Section 6 of dangerous) country road. Alison Farmer’s February 2020 Landscape Appraisal which summaries her findings)