Bridgwater St John’s Conservation Area Appraisal & Management Plan Adopted 18th December 2019 Sedgemoor District Council Inward Investment & Growth [email protected] Bridgwater St John's Conservation Area Appraisal & Management Plan Sedgemoor District Council 2019 Contents Introduction 2 Purpose of the Character Appraisal & Management Plan 4 Planning Policy Context 5 Part 1: Character Appraisal 7 Introduction 7 Assessment of Special Interest: A Summary 7 Location & Setting 9 Historic Development & Archaeology 10 Building Condition Survey 19 Definition of Character Areas 23 Character Analysis: Southern section of Church Street 28 Character Analysis: Northern section of Church Street 31 Character Analysis: Blake Place 35 Spatial Analysis: The Contribution of Soft and Hard Landscaping 41 Key Views & Vistas 43 Strengths, Weaknesses, Opportunities & Threats 45 Boundary Review 46 Part 2: Management Plan 61 Introduction 61 Regeneration Context 61 General Design Principles 67 The Management Proposals & Action Plan 69 Future Monitoring & Review 105 List of Figures 108 List of Images 109 References 112 Appendix 1 Building Condition Survey 114 Appendix 2 The Action Plan 120 Appendix 3 Design Brief for St John's House and gap site to the North 124 Appendix 4 Proposed Elevations for nos. 7 to 13 (odd) Monmouth Street 128 2 Sedgemoor District Council 2019 Bridgwater St John's Conservation Area Appraisal & Management Plan Introduction 1.1 Conservation Areas are ‘…areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’. These areas are designated under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and every Local Planning Authority has a duty, from time to time, to determine which parts of their area should be designated. 1.2 Historic areas make a significant contribution to the quality of life because they are a link to the past, giving us a sense of continuity and stability with the reassurance of the familiar. Each historic area is unique in terms of building traditions and settlement patterns and the extent to which this survives varies significantly. This distinctiveness and contribution to the quality of life can spur regeneration and encourage well designed new development bringing social and economic benefits to the area. It is therefore important to manage any change within conservation areas to ensure that it contributes to rather than detracts from the area’s special character and appearance. 1.3 Change to historic areas can be managed by the use of Conservation Area Appraisals and Management Plans and the production, consultation and adoption of these documents by the Local Planning Authority ensures that the duties of the Local Planning Authority as required by the Planning (Listed Buildings and Conservation Areas) Act 1990 as well as the National Planning Policy Framework are being met. 1.4 St John’s Conservation Area, Bridgwater, was designated in 1977. The area is described within Sedgemoor District Council’s publication ‘The Conservation Areas of Sedgemoor’ which was published in 1993. This appraisal consists of two parts, the first, the appraisal, an analysis of the special character along with opportunities for enhancement and suggested amendments to the boundaries of the conservation area. The second part of the appraisal details the management plan outlining how the strengths, weaknesses, opportunities and threats will be utilised and addressed to preserve and enhance the special character of the conservation area. 1.5 The current boundary of the Bridgwater St John's Conservation Area including the listed buildings within the boundary and immediate surroundings are shown on the map below at figure 1. Bridgwater St John's Conservation Area Appraisal & Management Plan Sedgemoor District Council 2019 3 Introduction Figure 1: Bridgwater St John's Conservation Area Boundary and Listed Buildings 4 Sedgemoor District Council 2019 Bridgwater St John's Conservation Area Appraisal & Management Plan Purpose of the Character Appraisal & Management Plan 2.1 Conservation areas must be appropriately managed to ensure that they sustain their values and the reasons for designation. The Character Appraisal and Management Plan are therefore important tools to ensure that these areas retain their designation. 2.2 The aims of this Character Appraisal and Management Plan are – To evaluate and record the special interest of the conservation area. To provide a basis for making sustainable decisions about the future of the conservation area through the development of a Management Plan. 2.3 The document consists of two parts, the Character Appraisal and Management Plan. The Character Appraisal section of this document outlines the location and setting of the conservation area; its historical development and archaeology; an analysis of the special character of the area; along with, where appropriate, amendments the boundary of the conservation area. 2.4 The Management Plan element of this document identifies specific actions and proposals to enhance or preserve the special character of the area. The actions are prioritised and allocated broad timescales for achieving the delivery of the management plan. The appendices then provide some additional guidance for the management of the conservation area, focused on particular sites and include the complete Action Plan and further information on the Building Condition Survey. Bridgwater St John's Conservation Area Appraisal & Management Plan Sedgemoor District Council 2019 5 Planning Policy Context Introduction 3.1 Since the designation of the conservation area in 1977, there has been a number of significant changes to planning legislation and policy, both nationally and locally. The Character Appraisal and Management Plan have been produced in line with both national and local planning policies and guidance. The policies and guidance that is relevant to this document has been detailed below. National Policies 3.2 There are a number of legislation and national planning policies and guidance that are relevant to this conservation area. They include: The Planning (Listed Buildings and Conservation Areas) Act 1990. This is the Act governing listed buildings and conservation areas. Sections 69 and 71 are particularly relevant to this document. The National Planning Policy Framework (NPPF). This is the document which sets out the UK government's planning policies for England and how these are expected to be applied. Chapter 16 details the national policies and principles which apply to the historic environment, and in this case, conservation areas. Other paragraphs that are particularly relevant include, paragraphs 7 to 10 inclusive, relating to sustainable development. The National Planning Policy Guidance (NPPG). This is a guidance document which accompanies the NPPF and provides additional information and practical and technical advice on the contents of the NPPF. There is a section of this guidance document which specifically relates to the historic environment, which would be relevant in this instance. Conservation Principles: Policies and Guidance for the sustainable management of the historic environment (Historic England). This is a document published by Historic England to principally ensure consistency of approach in Historic England's role as the UK government's statutory adviser on the historic environment. However, it contains principles that guide local planning authorities and the conservation officers on making consistent decisions. Principle 4 is of particular relevance. Conservation Area Designation, Appraisal and Management: Historic England Advice Note 1. This is a guidance document published by Historic England which sets out ways to manage change to a conservation area in a way that conserves and enhances the heritage values of the historic places. The Enterprise and Regulatory Reform Act 2013. This is an Act introduced by the UK Government as a deregulatory piece of legislation. This Act changed the consent process by removing the requirement for obtaining Conservation Area Consent. This process is now governed purely by the Town and Country Planning (General Permitted Development) (England) Order 2015 and the planning permission process. Local Policies 3.3 There are a number of local planning policies, guidance and strategies that are relevant to this document and the Bridgwater St John's Conservation Area. These are: Sedgemoor District Council's Local Plan (2019). The Council's Adopted Development Plan. The Local Plan sets out the future policy framework for development in Sedgemoor up to 2032. The relevant policies include, S1, S2, S4, B1, B6, B7, B13, B18, D2, D26. Eastover Supplementary Planning Document (SPD) (2014). This document covers the areas between East Quay, The Clink, Monmouth Street, Broadway and Salmon Parade, including the conservation area. The aim of the document is to positively manage the regeneration and redevelopment of Eastover and provide guidance for preparing planning applications. The key 6 Sedgemoor District Council 2019 Bridgwater St John's Conservation Area Appraisal & Management Plan Planning Policy Context deliverables that are relevant include, KD2, KD3, KD4 and KD5. The relevant design principles are, Principle 3, Principle 15, Principle 16, Principle 18. Further information about this document and its connection with this character appraisal and management plan is provided within 'Part 2: The Management Plan'. The Revised Bridgwater