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Prestbury Conservation Area Character Appraisal and Management Plan

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Prestbury Conservation Area Character Appraisal and Management Plan DRAFT Prestbury Conservation Area Character Appraisal and Management Plan Cheltenham Borough Council Planning Policy Team Local Plan Draft Document May 2017 The Prestbury Conservation Area Appraisal is a draft document and will not come into force until the consultation stage is completed and they have been adopted by Chel- tenham Borough Council. Any suggested boundary change will not take place until that time. For any comments please contact [email protected] For more information on the existing Conservation Area Apprisails please click here. Swindon Village Prestbury Pitville Springbank Hester’s St Way Peter’s Whaddon Fiddler’s Green Oakley Fairview St Mark’s Lansdown Battledown The Reddings Bournside Hatherley The Park Charlton Park Charlton Kings Leckhampton Prestbury Conservation Area Conservation Areas (c) Crown copyright and database rights 2016 Ordanance Survey 10024384 Map 1. The location of Prestbury Conservation Area and other conservation areas in Cheltenham Prestbury Conservation Area Appraisal- Contents Contents 1.0 Introduction 01 6.0 Assessment of Condition 24 1.1 What is a Conservation Area? 01 6.1 General Condition 24 1.2 What is a Conservation Area Ap- 01 6.2 Key Threats 24 praisal and Management Plan? 6.3 Threats to Buildings 25 Implications of Conservation Area 1.3 01 6.4 Threats to Streetscape 25 Designation 1.4 Community Involvement 01 1.5 Dates of survey, adoption and pub- 01 lication 1.6 Proposed extensions 01 1.7 Statement of Special Character 02 Part 1: Appraisal 2.0 Context 05 2.1 Location and Setting 05 2.2 Historic Development 05 2.3 Garden Suburb Principle 08 2.4 Archaeological Significance 08 3.0 Townscape Character 09 3.1 Layout and Plan Form 09 3.2 Land Uses 09 3.3 Building Height and Massing 09 3.4 Key Views 10 4.0 Streetscape Character 12 4.1 Public Realm and Open Space 12 4.2 Street Furniture 13 4.3 Private Drives 13 4.4 Boundary Treatments 14 4.5 Trees 14 5.0 Architectural Character 16 5.1 General Architectural Character 16 5.2 Historic and Architectural 16 Significance of Buildings 5.3 Architectural Analysis 17 5.4 Positive Unlisted Buildings 17 5.5 Locally Listed Buildings 23 5.6 Neutral Buildings 23 S O U T H THE A M HAYES R O A D LAKE STREET T H E M ILL B STR L DRIVE U EET AL DS R I G A G E C H U ET R RE C ST H GH HI L N T E E R T S P E E D TATC HLEY L E AN LAN E BLACKSMITH D OA Y R UR TB ES PR Map 2. The boundary of Prestbury Conservation Area and proposed alterations Prestbury Conservation Area Appraisal- Introduction 1.0 Introduction 1.1 What is a conservation area? Framework (NPPF) and National Planning 1.1.1 A conservation area is an area of special Practice Guidance (NPPG). Part 12 of the NPPF architectural or historic interest, the character relates specifically to the historic environment. or appearance of which it is desirable to 1.3.2 National and local planning policies seek preserve or enhance. The power to designate to achieve a high standard of architectural is given to councils through the Planning design in development. It should complement (Listed Buildings and Conservation Areas) and respect neighbouring development and Act 1990 (Sections 69-78). Under section 69 the character of the locality, prevent harm to local planning authorities must also review the historic fabric, layout and setting of listed their conservation area from time to time. This buildings and seek to preserve or enhance document supersedes the previous appraisal the character and appearance of the and management plan which was previously Conservation Area. reviewed in 2009. 1.4 Community Involvement 1.2 What is a conservation area 1.1.4 As part of the initial stages of drafting the Appraial and Mangament Plan meetings were appraisal and management plan? held with the Parish Council and Prestbury 1.2.1 A Conservation Area Appraisal and History Society in order to gain as much input as Management Plan is a document which possible in the creation of the document. supplements Cheltenham Borough Council’s Local Plan. 1.1.5 The working draft document was ciculated to the key groups, where comments and 1.2.2 The Appraisal aims to describe the special feedback were recieved and reviewed before historic and architectural character of an area. re-drafting of the Appraisal. The subsequent A conservation area’s character is defined by a document was then put online to allow for combination of elements such as: further comments. • Architecture • Uses • Materials 1.5 Designation Background • Detailing 1.5.1 Prestbury Conservation Area was • Relationship between buildings and their setting designated by Gloucestershire County • Appearance and placement of buildings within Council on 15th August 1971. Designation of their plots the Conservation Area was taken over by • Key views and vistas Tewkesbury Borough Council on 1st April 1974. • Relationship between the street and the buildings On April 1st 1991, designation was then taken • Trees and green spaces over by Cheltenham Borough Council when • Historic structures/artefacts the council’s boundaries were revised. The boundary was last revised in 2001, and today 1.2.3 A Management Plan addresses the issues the conservation areas covers roughly 26 raised in the Appraisal and provides area hectares. specific guidelines, in addition to potential enhancement schemes are also explored. 1.6 Proposed Boundary Changes 1.6.1 The proposed boundary changes aim to provide a more uniform border to Prestbury 1.3 Implications of Conservation Conservation Area. This therefore involved Area Designation encompassing both sides of the High Street, 1.3.1 Planning proposals for new development Deep Street and all of the buildings of Lake within a conservation area will be subject to Street. the relevant policies of the Council’s adopted Local Plan and national policy guidance outlined within the National Planning Policy 1 Prestbury Conservation Area Appraisal- Introduction 1.6.2 The proposed removal at the end of Prestbury Green Drive would ensure that a building that detracts away from the conservation area is removed, brining it in line with the neighbouring buildings that are of a similar design and currently excluded. 1.7 Statement of Special Character 1.7.1 Prestbury Conservation Area encompasses the historic core of Prestbury village which despite its proximity to Cheltenham still retains a distinctive village character through the visual dominance of many historically and architecturally important buildings. It has largely retained its historic plan form with burgage plots likely to date back to the 13th century. It also contains a significant number of statutory listed buildings and locally listed buildings (i.e those buildings included in the Council’s Index of Locally Listed Buildings). 1.7.2 There is a diverse range of building types, style and ages, dating from the 13th century to the present day. The different periods contribute to the varied roofscape and appearance in the village. 1.7.3 The retention of a number of agricultural structures including barns, stables and farm houses, particularly to the west of the conservation area makes a significant contribution and adds to the special interest of the area through the architectural variety of buildings, their details and materials. 1.7.4 The physical character of the conservation area is determined by the form of the roads, enclosed and open spaces and distant views of Cleeve Hill and Agg’s Hill. The straight plan form of the main streets creates long vistas whilst buildings positioned at the back edge of footpaths create a sense of enclosure. Green spaces provide a sense of openness and trees often mark boundaries. Cleeve Hill to the east and Greenbelt land to the north provide an open, attractive setting to the village. 2 Conservation Area Appraisal This Appraisal defines the characteristics that make the conservation area special, including its wider context, historic development, townscape, streetscape and architectural character. It also describes the conservation area’s current condition. LAK E ST REET TH HAYES T H E M IL B L S U TRE R ET G A G E ALL S IDS DR O IVE U C T H H U R A C H M L N CAPEL HIGH STREET R COURT O A D T E E R T S T P ATC HL E EY E LA NE D BLAC KSMITH LANE D ROA BURY PREST LYNWORTH Map 3. Aerial photograph of Prestbury Conservation Area and surrounding area 4 Prestbury Conservation Area Appraisal- Context 2.0 Context 2.1 Location and Setting 2.1.3 Prestbury is set at the foot of Cleeve Hill, 2.1.1 Prestbury Conservation Area is located which forms part of the Cotswolds escarpment in the historic core of the village of Prestbury and plays a key role in the setting of the approximately 1½ miles north-east of the conservation area by providing an attractive centre of Cheltenham. In the Middle Ages backdrop to the village and key vistas across Prestbury had a market and fair, but today the rural countryside. The Cotswold Area of Prestbury is overshadowed by the growth of Outstanding Natural Beauty (AONB) runs modern Cheltenham, and although the village very close to the boundary of Prestbury centre has preserved its identity and retained Conservation Area at its north-east corner. a character distinct from the town, the parish 2.1.4 The Conservation Area contains 60 Grade has largely become a residential suburb of II and 2 Grade II* listed buildings/structures; St Cheltenham.
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