Positive People - Positive Leadership - Positive Partnerships Attenborough Village Conservation Area Character Appraisal
�������� Contents 1.0 Introduction
1.1 Conservation Areas 1.2 The purpose of this appraisal 1.3 Planning Policy Framework
2.0 Attenborough Village Conservation Area
2.1 Location and setting 2.2 Historical Development
3.0 Character Analysis
3.1 Conservation Area 3.2 Public Realm 3.3 Boundary Treatments and Parking areas 3.4 Replacement Windows 3.5 Gap Sites 3.6 Suggestions for Extensions or Reductions in the Conservation Area Boundary 3.7 The Impact of Individual Buildings and Boundary Treatments on the Character
4.0 The Key Characteristics of the Conservation Area and Current Issues Affecting Them
5.0 Sources Consulted
6.0 Maps
Map 1 Attenborough Village Conservation Area
Map 2 Suggested Changes to Conservation Area and Potential Gap Sites
7.0 Appendices 1.0 Introduction 1.1 Conservation Areas be developed which clearly identify what it is about the character or appearance Conservation Areas were first introduced of the area which should be preserved following The Civic Amenities Act 1967 or enhanced, and set out the means by to protect the attractive historic character which that objective is to be pursued. of towns and villages. Today the main Clear assessment and definition of an protection of these areas comes under area’s special interest and the action section 69 of the Planning (Listed needed to protect it will help to generate Buildings and Conservation Areas) awareness and encourage local property Act 1990 [the Act] and Planning Policy owners to take the right sort of action for Guidance note 15: Planning and the themselves.’ Historic Environment [PPG 15]. This appraisal will aim to assess Section 69 of the Act imposes a duty on and define the special character of the local planning authority to designate Attenborough Village conservation as a conservation area any ‘areas of area by the methods described in the special architectural or historic interest different sections below. Briefly, these will the character or appearance of which cover: an investigation of the historical it is desirable to preserve or enhance’ development of the village; an analysis . Designation introduces a control over of its current appearance and character; the demolition of unlisted buildings and a discussion of positive, negative and provides a basis for policies designed to neutral factors which are having an effect preserve or enhance all the aspects of on that appearance and character; and character or appearance that define an suggestions for the preservation and area’s special interest. Designation further enhancement of the area. enables a control over the lopping or felling of trees; advertisement control and The appraisal with further try to a restriction on development rights. Local identify whether or not the existing planning authorities can also withdraw area boundaries are still justified in the certain permitted development rights, such light of physical changes since their as the replacement of windows and doors initial designation. If the character of and the alteration of boundary walls, by an area has been seriously eroded the imposition of an Article 4(2) direction, by unsympathetic alterations and new if they feel these minor alterations would developments, it might be necessary to erode the special character or appearance reduce its size or even de-designate. On of the area . the other hand, early designations did not consider many 19th century elements 15 conservation areas have been of a settlement, particularly industrial designated by Broxtowe Borough Council. areas and buildings, to warrant inclusion. Over the last 25 years these elements of our social and industrial heritage have 1.2 The purpose of this become more valued, and so should be appraisal reconsidered in any appraisal process. This might lead to extensions that include such elements within an existing PPG 15 states: ‘Section 71 of the Act conservation area, or the designation of places a duty on local planning authorities an entirely new area. to formulate and publish proposals for the preservation and enhancement of conservation areas. It is important that designation is not seen as an end in itself: policies will almost always need to
1 Planning (Listed Buildings and Conservation Areas) Act 1990 s.69 2 Planning Policy Guidance note 15: Planning and the Historic Environment 1994 s.4 3 ibid. two
1.3 Planning Policy Framework
The saved local plan policies set out the current framework of conservation policy (Policy E3). The Local Plan is due to be replaced by a new Local Development Framework (LDF). This conservation area appraisal will be used to support the conservation policy that will form part of the core strategy development plan document (DPD) and primary development control policies. 2.0 Attenborough Village Conservation Area 2.1 Location and Setting came to be the way it is today. From this understanding we are better informed to Attenborough lies approximately six miles make the right decisions regarding change to the south-west of Nottingham city to its physical fabric in relation to the effect centre on the gravel terrace of the River on its historic character. Trent, which passes close by to the east. It is separated from the densely developed A village settlement at Attenborough suburban mass of Beeston and Chilwell probably occurred during the Anglo-Saxon by the A6005 bye-pass road to its north- period, possibly in relation to a crossing west. The old village core sits almost like of the River Trent, although the gravel an island within the wetlands of a nature terraces here will have seen human reserve, developed from former gravel activity much earlier: Prehistoric flint tools quarries, and is further isolated from and Roman pot shards have been found surrounding development by a golf course during gravel extraction in the area. and allotment gardens to the north. The village suffered in the floods of 2000 and Attenborough developed without a flood defence works are currently being manorial or civil administration of its own: planned by the Environment Agency. all its lands and dwellings fall within either Chilwell or Toton, so it is not mentioned Location of Attenborough in Domesday Book of 1089. Its church, however, is mentioned within Toton Parish. The Grade I listed Church of St Mary the Virgin dates from the 12th century, and may stand on the site of a pre-conquest church. To the immediate south-west of the church is a Grade II listed former farmhouse (Ireton House): a timber- framed building of the 16th century, with 19th century additions. Named after the Ireton family who purchased a rectorial lease on Attenborough in the early 17th century, Ireton House is the birthplace of Henry Ireton, brother-in-law to Oliver Cromwell, who rose to be a General in the New Model Army, and was instrumental in the execution of Charles I.
© Ordnance St Mary’s Church Survey ®
2.2 Historical Development
In order to describe successfully the character of Attenborough Village, and to devise a suitable management strategy for the conservation area, it is essential to understand its historic dimension. By looking at the historic development of the area we can understand how it four
The Midland Railway laid a line to the north-west of the village in the 1830’s and Attenborough Station opened in 1864. This drove the expansion of Attenborough to the north-west of the railway line and large houses were built in the late 19th and early 20th centuries. Also a handful of prestigious dwellings in spacious plots were built within the former village fields to the east of the railway. Infilling occurred between these two locations during the Ireton House second half of the 20th century.
Within grass fields to the south of the Along with the aforementioned statutorily church are earthworks of medieval listed buildings, a number of buildings fishponds that might be related to an within the village are recorded on a county earlier monastic structure on the site list of buildings of local significance. of Ireton House. They are thought to These are reproduced in Appendix 2. date from the 13th century and are a designated Scheduled Ancient Monument. In the neighbouring grass fields lie further earthworks of a bank and a possible house platform. These are also likely to date from the medieval period. Further evidence of medieval settlement within the village has been revealed through excavations which have found a coin hoard and a 14th century house platform.
The earliest part of the settlement probably lies in the region of the aforementioned earthworks and around Church Lane. The village then grew in a linear fashion eastwards along The Strand in the 17th and 18th centuries. 45 The Strand, a further Grade II listed building, lies at the eastern extreme of the village and contains remnants of 17th century timber-framing. 3.0 Character Analysis 3.1 Conservation Area
Along with a consideration of the history and development of the area, an investigation of its character today is necessary in order to draw out those special qualities that warrant its conservation area designation. This is done by employing spatial analysis and character analysis.
These techniques can be used to describe Footpath to nature reserve a “sense of place” by analysing physical aspects, such as the scale of buildings and trees, and their relationship to open spaces; the materials used for buildings and border treatments; routes through the area; views and vistas into and out of the area; and the less tangible factors that help make up how the different areas are experienced, such as particular sounds, ambient noise and activity. These factors inter-relate to form an experience special to the area and give it its character. Lake in nature reserve
The conservation area comprises the The village character is further enhanced oldest part of the village to its north, and by the village green, which serves both as the village green and part of the wetland an aesthetic and a social focal point. The nature reserve to its south. This gives green lies on the south side of The Strand it two differing, but complementary, and fine views reach out to the south and character zones. The area can only be east, across the village green to tall trees accessed by car from Attenborough Lane, beyond, which form a screen in the middle which diverges into Shady Lane, Church distance. The green acts as a centre of Lane, and The Strand. The conservation formal and informal recreation and houses area can also be accessed from four cricket field, football pitches, and bowling footpaths, three of which emerge from the greens. surrounding nature reserve.
The nature reserve was established in 1966 and is based around wetlands, which were formed out of former sand and gravel quarries of the Trent river terrace. The existence of the nature reserve has a great bearing on the character of the village: it surrounds the conservation area on three sides and contributes enormously to the feeling of rural seclusion along The Strand and Church Lane in particular. Village green south of The Strand six
View north of The Strand across village green St Mary’s Church from The Strand
The Strand becomes a footpath at its The Strand at its western end meets eastern end, and curves round towards Church Lane, which leads off in a U- the north at its western end, where a shape to the west, and returns to The further characteristic rural view appears Strand/Attenborough Lane a little further of St Mary’s Church spire emerging from along. The character of the conservation tree cover beyond a grass field. The area changes on entering Church Lane, Strand has dwellings of various styles from one of long views and spaciousness along its north side, with no particular type to one of intimacy and enclosure. Its dominant. Along its long, straight section, narrow, sinuous roadway is bordered by where the housing faces the green from tall hedgerows, and there is no footway. its north side, the dwellings are mostly of Many tall fir trees block out the sky and, the 19th to early 20th century. They are along with the spire of St Mary’s Church, set back a short distance from the road, give the area a tall, vertical emphasis. the majority having gardens to their fronts. This pattern changes only at the extreme The Church is the dominant feature and eastern end of the street, where three is experienced dramatically as the corner grand houses are set well back from their is turned along Church Lane, because of front boundaries, and hidden within large the denseness of tree and hedge foliage. gardens. The western section of The The houses here are large and varied in Strand, after it makes a sharp turn towards style, and most sit within individual plots the north, has only one late 19th century with gardens of shrubs and trees. Ireton house which lies on its west side. On its House, beside the church, has a spacious east side, a number of late 20th century garden laid to lawn which can be seen houses and bungalows have been built. over a low boundary wall, opening up the otherwise very enclosed nature of Church Entrance from the east by footpath Lane.
Narrow & intimate Church Lane seven
House in Church Lane old, weathered stone kerbs and stone sett details delineate roadway from footpath or driveway, and also contribute positively to the character of the public realm.
The footpaths are mainly of asphalt which works well, acting as a neutral feature that allows the eye to be drawn to the greenery and architecture. Areas of concrete footpath also exist, which do not work so well. The footpaths and roadways suffer from various patching work in places, which lowers the quality and unity of the Tall trees are also abundant within public realm as a whole. the gardens of the larger properties throughout the conservation area, and The design of the street lighting columns combine with the abundance of hedges similarly lowers the quality of the area. and smaller leafy gardens to maintain its Standard designs in galvanised finish rural village character. have been used where black painted styles of a design more in keeping with 3.2 Public realm the village character would be more appropriate. Older street lights still exist The way in which the public realm, such within the area, but are in poor condition as the streets, footpaths, and open and need their columns repainting. areas is maintained and developed over time can have an enormous impact 3.3 Boundary treatments and on the character and appearance of parking areas a conservation area. The use of hard landscaping materials that have a As with the public realm, the way that design or colour that clashes with the residents within the conservation area usually muted traditional appearance treat their private boundaries also has of a conservation area, can seriously a great impact on its historic character harm its historic character. Similarly, and appearance as a whole. Removing the inappropriate application of road a historic boundary, to provide parking markings, and installation of highway areas, or changing its materials of signage and other traffic management construction can have a dramatic erosive approaches will erode the character of an effect on a conservation area over time, historic settlement if done in a zealous and as property after property is altered by unsympathetic manner. successive owners to their personal taste.
The streets of the conservation area Properties historically had a very limited are free from excessive road-markings range of boundary treatments which and traffic signage, which plays a very differed whether they were in a rural, significant role in maintaining a peaceful urban, or latterly sub-urban location. rural feel. Grassy verges and minimal Materials such as local stone or brick footpaths also contribute to this feeling. walling, timber post and rail fencing, Low wooden posts, rather than concrete hedgerows, or painted metal railings were or metal bollards, have been used to deter usually employed. Boundary materials parking on roadside verges. These have such as these, used in their correct taken on a weathered appearance which context have a pleasing, unifying effect works very well within the area. Many upon streets and settlements. Commonly, eight these traditional materials are replaced 3.4 Replacement windows with a wide variety of modern ones when they decay through lack of maintenance. There is a high proportion of UPVC This often results in an array of styles, windows within the conservation area: colours and scales of boundary treatments roughly 50% of the buildings have had that break up the unity of the street. them installed. Ten of these buildings are historic properties which would have had The choice of materials for hard-standing painted timber or steel windows originally. and driveways can also have a significant A further five properties have had dark negative effect on the unity, character stained timber windows fitted, two of these and appearance of a conservation area, are historic buildings. The use of these through the use of too many different types of windows in historic properties styles, colours and layouts. erodes their character and devalues the quality of the conservation area as a The majority of the boundary treatments whole. They are the most harmful factor within the conservation area make a on the character and appearance of positive contribution to its appearance and Attenborough Village conservation area. support its rural character. Hedgerows of hawthorn, privet, yew, and holly 3.5 Gap sites predominate, often laid behind low walls of local sandstone. Old brick and stone There are two areas within the walls also appear in the area, particularly conservation area that might come under in Church Lane. Most of the modern development pressure in the future. The houses at the western end of The Strand first is the area of grass fields to the south have conserved the character of the area and east of the churchyard that abut The through the use of sympathetic boundary Strand, near the entrance to the nature treatments. Only a handful of properties reserve. This area should be discounted break up the unity of the area with on two grounds. First, important views rockeries or unusual boundary materials, west from The Strand to the church, that the most noticeable being the concrete contribute greatly to the rural character block walls of the preparatory school, and of the conservation area would be lost. the brick walls of the village green car park Second, this area contains important entrance opposite. archaeological remains, including a Scheduled Ancient Monument. These Hard-standing and driveway treatments remains are crucial to the understanding are having a more noticeable effect on of the development of the village. the village character, particularly along Church Lane where a variety of materials The second area is the current tennis have been employed, which are beginning club, accessed from Shady Lane and to give the area a suburban appearance. enclosed behind properties fronting onto Similarly, 15 The Strand has a wide The Strand. The historic school building expanse of asphalt to its frontage, where near the entrance contributes positively to neighbouring properties have gardens. the character of the conservation area and should be retained in any development proposal. The loss of the current pavilion, which is not a positive contributor to the area’s character, would be required to gain sufficient access to the site. Designs and materials reflecting those of Cloud House on Shady Lane or of 1 Church Lane would best support the character nine and appearance of this part of the • Buildings described as negative, conservation area. The border treatment erode or detract from the character facing Shady Lane should be of Privet of the area. They are either historic hedging to integrate with surrounding buildings whose appearance has characteristic boundary treatments. been seriously damaged by unsympathetic alterations, or 3.6 Suggestions for extensions modern buildings which exhibit few or reductions in the of the characteristic elements that make the area special. They cannot conservation area boundary be easily enhanced. No extension to the current conservation • Buildings described as neutral do area seems necessary. A reduction in not enhance the character of the the conservation area is suggested at area. It might be possible to the northern end of Shady Lane. This improve their contribution to the part of the conservation area seems to character of the area by exist solely in order to encompass the undertaking minor changes. historic property of Field House at the extreme northern end of Shady Lane. The • Positive boundaries are those remainder of the properties here are of which follow the historic boundary late 20th century construction and do not lines of a property or area support the character of the conservation and retain the traditional methods area, neither do views down Shady of construction, such as: stone Lane or aspects of the public realm. It walling; native hedgerows; painted is suggested that the boundary here be cast metal railings. reduced to the rear boundary of Cloud House as shown on map 2. • Negative boundaries are those which have been lost altogether; 3.7 The impact of individual have had their traditional buildings and boundary construction replaced by treatments on the character unsympathetic alternatives; or are new boundaries of unsympathetic Map 1 illustrates the impact made by design which have eroded the individual buildings and their boundary historic layout of the area. treatments on the character of the conservation area. The buildings are • Neutral boundaries do not shown as having either a positive, a greatly erode the character, but negative or a neutral effect on the area’s could be improved easily to make a character, and have been compiled using positive contribution. the English Heritage guidance reproduced in Appendix 1. The boundary treatments are similarly illustrated as making either a positive, negative, or neutral contribution.
• Buildings described as positive, either positively enhance or support the character of the area, or are significant to its historic development. They may, however, be degraded because of minor, easily reversible, alterations. 4.0 The key characteristics of the conservation area and current issues affecting them Traditional architectural materials and historic buildings features: • Uncharacteristic materials of some boundaries and driveways • Sandstone, orangey-red brick and harm the character and harmony of brown local brick boundary walling the conservation area • Boundary hedges of Hawthorne, • Designs and condition of street Holly, Yew, Privet lighting columns lowers the quality • Stone setts edging footpaths on of the area The Strand • Patch repair work to roads • Stone kerbs and footpaths harms the quality • Brown local brick and appearance of the area • Orangey-red machine made brick • Decorative terracotta ridge tiles Threats to the character of the • Polychrome brick detailing conservation area • Roof coverings of red plain tile, pantile and natural Welsh slate • Erosion of rural character of The • Cast iron rainwater goods Strand • Painted timber windows • Potential for intrusive highway works to cope with increasing road Summary of special interest (strengths) traffic • Potential loss of character • Wide and long views over village through development of gardens green and fields bordering and unsympathetic development of churchyard, to tree cover and gap sites skyline beyond are key contributors • Loss and replacement of traditional to rural character boundary treatments • The close proximity of the nature • Piecemeal loss of traditional reserve is a key factor in the rural architectural materials and features appearance of the conservation • Loss of mature tree cover area • Heavy mature tree cover, leafy Opportunities for enhancement hedges and gardens, and twisting narrow lanes are important • Reinstatement of traditional front contributors to village appearance boundary treatments to repair • Views of St Mary’s Church spire rhythm of street frontages throughout the conservation area • Simple regular property • Boundary treatments of stone maintenance, such as the annual or brick walls and hedges provide clearance and repair of rainwater local character and continuity to guttering and a 5 yearly repainting street frontages of the timber windows, doors etc. • Minimal road markings and signs • Provision of guidance publications related to traffic management on designs and materials suitable for the conservation area Summary of erosive factors (weaknesses) • Reinstatement of lost characteristic architectural features such as • High proportion of UPVC timber sliding-sash windows replacement windows erode the character and appearance of the 5.0 Sources Consulted Beeston and Stapleford Official Guide. 1962 Urban District Council of Beeston and Stapleford
Barsby, P. J. 1972 Bye-gone Days at Attenborough. Long Eaton Advertiser
D.o.E. List of Buildings of Special Architectural or Historic Interest
D.o.E 1994 Planning Policy Guidance note 15: Planning and the Historic Environment
English Heritage 1996 Guidance on Conservation Area Appraisals
English Historic Towns Forum 1998 Conservation Area Management – A Practical Guide
English Historic Towns Forum 1992 Townscape In Trouble – Conservation Areas The Case For Change
Maps:
Chapman’s map of Nottinghamshire 1774; Sanderson’s map of Nottinghamshire 1835; 25” OS Maps of the Attenborough area (SK 45/3): 1885; (SK 45/4): 1900, 1914, 1938
Mellors, R. 1919 Then and Now - Attenborough, Chilwell and Toton. Nottingham, Bell
Nottinghamshire County Council Historic Environment Records
Pevsner, N. (rev. Williamson, E.). 1979 The Buildings of England – Nottinghamshire, Harmondsworth, Penguin
Attenborough Village Conservation Area Review 1995 Directorate of Planning & Development, Broxtowe Borough Council www.nottinghamflooddefence.co.uk – Environment Agency flood defence works www.nottshistory.org.uk – Nottinghamshire History www.pastscape.org – English Heritage National Monuments Record www.picturethepast.org.uk – Historic pictures of Derbyshire & Nottinghamshire 6.0 Maps
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Criteria for assessing the contribution made by unlisted buildings in a conservation area4
1. Is the building the work of a particular architect of regional or local note?
2. Has it qualities of age, style, materials or any other characteristics which reflect those of at least a substantial number of the buildings in the conservation area?
3. Does it relate by age, materials or in any other historically significant way to adjacent listed buildings, and contribute positively to their setting?
4. Does it individually, or as part of a group, serve as a reminder of the gradual development of the settlement in which it stands, or of an earlier phase of growth?
5. Does it have significant historic association with established features such as the road layout, burgage plots, a town park or a landscape feature?
6. Does the building have landmark quality, or contribute to the quality of recognisable spaces, including exteriors or open spaces with a complex of public buildings?
7. Does it reflect the traditional functional character of, or former uses within, the area?
8. Has it significant historic associations with local people or past events?
9. Does its use contribute to the character or appearance of the conservation area?
10. If a structure associated with a designed landscape within the conservation area, such as a significant wall, terracing or a minor garden building, is it of identifiable importance to the historic design?
Any one of these characteristics could provide the basis for considering that a building makes a positive contribution to the special interest of a conservation area, provided that its historic form and values have not been seriously eroded by unsympathetic alteration.
4 Englixh Heritage 2006 Guidance on conservation area appraisals, Appendix 1 fifteen
APPENDIX 2
Statutorily listed and locally listed buildings within Attenborough Village
Grade I Church of St Mary the Virgin, Church Lane
Grade II Ireton House, Church Lane 45 (Rose Cottage) The Strand
Local list 233 Attenborough Lane Croft Cottage, Church Lane Thatched House, Church Lane 15 (Grove Cottage) The Strand 29 (Elmsdale) The Strand 33 (Dale Cottages) The Strand 39 (Hawthornes) The Strand This report has been produced by Broxtowe Borough Council Planning Department and Nottinghamshire County Council Building Conservation Team �������������������