The Range, Land off A350, Chippenham, Wilts.
APPENDIX A11.1: Heritage Assessment Client: First Chippenham LLP
Local Planning Authority: Wiltshire Council Planning Reference: N/a NGR: ST 90477 75165
Date of Report: November 2014 revised March 2015 Author: Naomi Field Report No.: LPA-68
Prospect Archaeology Ltd 25 West Parade Lincoln LN1 1NW www.prospectarc.com
Registered Office Prospect House, Garden Lane, Sherburn-in-Elmet, Leeds, LS25 6AT
First Chippenham LLP The Range, Land off A350, Chippenham, Wilts. Heritage Assessment
CONTENTS PLANNING SUMMARY ...... IV EXECUTIVE SUMMARY ...... 4 1.0 INTRODUCTION ...... 4 2.0 SITE DESCRIPTION ...... 4 3.0 STATUTORY AND PLANNING POLICY CONTEXT ...... 5 4.0 CASE LAW ...... 12 5.0 MATERIAL CONSIDERATIONS ...... 13 6.0 ASSESSMENT METHODOLOGY AND SIGNIFICANCE CRITERIA ...... 13 7.0 BASELINE CONDITIONS ...... 15 8.0 MAP REGRESSION ...... 26 9.0 ASSESSMENT ...... 27 10.0 MITIGATION ...... 33 11.0 REFERENCES ...... 34 12.0 APPENDIX A: LISTED BUILDINGS (DESIGNATED ASSETS) ...... 37 13.0 APPENDIX B: MONUMENTS ...... 41 14.0 FIGURES ...... 45 15.0 PLATES ...... 64
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FIGURES Fig. 1 Land off the A350 Chippenham. Site location
Fig. 2 Indicative site layout ( Drawing P002 rev. 1 Stephen George & Partners LLP)
Fig. 3 Conservation Areas, within 1 km, 1.5km and 2km of the site, hatched blue.(Based on plan by Wiltshire Council)
Fig. 4 Listed buildings in Allington (Chippenham Without)
Fig. 5 Listed buildings in Chippenham (a) and Kington St Michael (b).
Fig. 6 Monuments within the study area. © Wiltshire and Swindon Environment Record
Fig. 7 Events within the study area. © Wiltshire and Swindon Environment Record
Fig. 8 A plan of the manor of Allington in the parish of Chippenham, 1777
Fig. 9 Chippenham tithe map 1847
Fig. 10 OS 1:2500 scale map 1885-6
Fig. 11 OS 1:2500 scale map 1900
Fig. 12 OS 1:2500 scale map 1924
Fig. 13 OS 1:10,560 scale map 1949
Fig. 14 OS 1:2500 scale map 1976-79
Fig. 15 OS 1:1,250 scale map 1995
Fig. 16 Geophysical survey results with overlay of warehouse and retail unit positions. Based on Fig. 3 of geophysical survey report (©Archaeological Surveys Ltd)
Fig. 17 Interpretation of features revealed in the geophysical survey (© Archaeological Surveys Ltd)
Fig. 18 Indicative site modelling showing surrounding bunds and proposed areas of cut and fill.
PLATES Pl. 1 View west along the track forming the northern site boundary.
Pl. 2 Field 1 Panoramic view north and north-east, towards the golf course
Pl. 3 Field 5 looking north along eastern site boundary
Pl. 4 Field 2 view east, with A350 to the right, and parish boundary to the left
Pl. 5 Field 3 View east, with parish boundary to right
Pl. 6 Field 4 panoramic view south-east and south-west
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Pl. 7 Bolehyde Manor looking north-west from footpath CHIW3 through tree-lined hedgerow
Pl. 8 Modern barns and outbuildings to the north of Bolehyde Manor, looking south-east from footpath CHW19
Pl. 9 View south-east from footpath CHWI9 to the east of Bolehyde Manor looking towards the proposed development site
Pl. 10 Entrance to Allington House from The Lane, looking NW, showing trees which obscure the view from the house over the valley to the south-east
Pl. 11 The Pitts. Front elevation facing south-west.
Pl. 12 View of The Pitts from bridleway CWI2 showing the south-east gable that overlooks the Site from a single small ground-floor window.
Pl. 13 View from bridleway CHIW2 in front of The Pitts looking south through the gap in the hedgerow
Pl. 14 Foxhill House from CHIW2 looking south over the rear elevation. Trees beyond partially obscure the roofs of Chippenham and Bumpers Farm Industrial Estate (middle horizon, right)
Pl. 15 View from bridleway CHIW2 looking SE towards Cepen Park North and Chippenham, and the Site. Note steeple of St Paul’s church adjacent to an electricity pylon.
Pl. 16 Ivy Cottage from footpath CHIW3, looking south
Pl. 17 View from Ivy Cottage looking south-east towards the Golf Club and the Site from footpath CHIW3, to the east of Ivy Cottage
Pl. 18 View north-west towards Allington Manor house from footpath CHIW12 showing partial screening of property by walls and trees and the first-floor window of the southwest gable
Pl. 19 The Cottage gable end looking west from footpath CHIW12
Pl. 20 Eastern curtilage boundary of The Cottage and adjacent property The White Cottage, looking north- west.
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Planning Summary
LPA Wiltshire Council
Application No. N/a
Case Officer
Relevant Policies NPPF 17 126-141 169 Paragraphs
N. Wilts. Local HE6, 8 Plan
Curator Melanie Pomeroy-Killinger
Curator consulted Yes No Date
Work undertaken to Geophys DBA Eval Other date survey
Known Heritage Assets National Regional Local None
Potential Heritage National Regional Local None Assets
Potential impact on High Medium Low None heritage assets
Further information Yes No required
Condition required Yes No
Every effort has been made to ensure the accuracy of reporting and appropriateness of recommendations. This report is based on information available at the time of writing, from the sources cited. It does not preclude the potential for future discoveries to be made, or for other unidentified sources of information to exist that alter the potential for archaeological impact. Any opinions expressed within this document reflect the honest opinion of Prospect Archaeology. However, the final decision on the need for further work rests with the relevant planning authority. © Prospect Archaeology 2014/5
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Executive Summary First Chippenham are submitting a full planning application to Wiltshire Council for development of land to the west of the A350 at Chippenham for a storage and distribution centre (Use Class B8) and service yards, parking, landscaping and associated development, and retail unit (Use Class A1), with mezzanine floor and outside garden centre area, including service yards, parking, landscaping, access and associated development. The distribution warehouse comprises a total floorspace of 72,070 sq. m (GIA). The proposed retail unit will comprise 3,782 sq. m of floorspace, with an additional 1,858 sq. m mezzanine floor, and additional 556 sq. m for outside garden centre area. The Site currently comprises agricultural land extending over parts of five fields and measures c.17ha in extent.
This report is updated, and supersedes Technical Appendix 11.1 (December 2014) to reflect the change in baseline conditions at the site. Archaeological remains within the site were added to the list of scheduled monuments (NHL 1425267) on the 3 March 2015. It has been prepared to consider the archaeological and historical implications of the proposed development in support of the planning application. A map regression exercise and documentary search have provided background information about the history of the site and a site visit was made to assess existing ground conditions and archaeological potential.
Additional assessment work has been undertaken since the December 2014 ES was prepared, in light of comments received from the Wiltshire Council Conservation Officer and English Heritage. This has included an intensive site walkover and review of new material considerations.
There are no Listed Buildings within the Site. There are six Grade II Listed buildings within 500m of the application site, four of which lie within the Allington Conservation Area. There are a further 24 Listed buildings between 0.5km and 1.5km of the site. Most of the Allington Conservation Area, lies within 1km of the application site but is buffered from the site by open fields. The proposed development scheme has made provision for screening of the northern and western Site boundaries to minimise the impact on the setting of the buildings and the Conservation Area.
The impact of the proposed development on below ground heritage assets will be considerable as it is proposed to strip the whole application site of topsoil before it is levelled with areas of considerable ground reduction in the northern half of the Site. The resulting material will be used to create screening bunds around the site. Further impacts include flood attenuation provision and installation of below- ground services.
Investigations in the 1990s along the route of the A350 bypass prior to, and during, its construction identified scatters of Mesolithic and Neolithic worked flints, but there were no associated features. Evaluation and monitoring of the Golf Course construction north-east of the application site revealed further evidence for prehistoric activity including a small quantity of Iron Age material in 2007 and 2012.
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The potential for further early prehistoric remains on the application site is considered to be low in the light of recent evaluation (see Technical Appendix A11.4).
Cropmarks recorded on an aerial photograph in the early 1980s revealed the presence of a large rectilinear enclosure within internal subdivisions. A small-scale excavation in 1985 by the local College established that the enclosure ditches were Roman in date. Despite this limited site investigation there was insufficient information to adequately assess the full extent of these remains.
In order to determine the presence / absence, significance, state of preservation, nature and date of both known and, as yet unidentified heritage assets, a staged programme of archaeological evaluation was required as part of the Environmental Impact Assessment. An initial assessment programme of geophysical survey and archaeological evaluation trenching was developed in consultation with Wiltshire Council Archaeologist.
Geophysical survey undertaken in September 2014 (Technical Appendix 11.2) confirmed the presence of a complex multi-phased site comprising a rectilinear enclosure with other ditches on a different alignment ditches in the central portion of the site, as well as numerous pit like anomalies and a small cluster of post alignments, which were thought to represent one or more timber buildings. At the north end of the enclosure were the stone foundations of a building or buildings. Elsewhere on the site, a number of areas of possible quarrying were identified, along with features of agricultural origin, some of which may be modern and some of which may be related to medieval ridge and furrow.
An evaluation excavation comprising a 4% sample of the whole application site (69 trenches) was undertaken in January /February 2015 (Glover 2015). Nineteen of the trenches revealed potentially significant remains, the majority in the southern portion of the site, in the zone containing enclosures and structures already identified. The remains include a series of buildings of Roman date within a substantial rectilinear ditched enclosure. The remains of a hypocaust were revealed within one of the buildings, along with a possible oven or grain drying structure, additional wall lines and robbed out wall lines, and a number of ditches and pits. The remains of at least one further building, constructed using timber uprights, was also revealed (Technical Appendix A11.4).
The investigated remains correspond closely to the interpretation of the geophysical survey and other parts of the site contained little by way of archaeological features, except for a few ditches and pits close to the A350. Although remains survive at the site they have been heavily truncated, probably by ploughing and the robbing of stone from building foundations. This confirms the conclusions reached in the 1987 report describing the results of the 1983-85 programme of evaluation.
An area extending over the rectangular enclosure was scheduled on March 3rd 2015, but this was done without the benefit of the evaluation results. Preservation of the site has been shown to be poor and
2 First Chippenham LLP The Range, Land off A350, Chippenham, Wilts. Heritage Assessment there is no evidence of a multi-period use of the site, or early date, which further diminishes its overall significance.
Whilst for sites of national importance preservation in situ is the preferred option, where the benefits of development outweigh the importance of the archaeology present, the guidance allows for an alternative mitigation in the form of excavation.
The impacts on the scheduled monument would be major even if the site remains undeveloped. This is because the land is intensively farmed and it is highly likely what little archaeology remains in situ will be completely destroyed within the next 20-30 years unless a management agreement is entered into. There is a positive benefit in recording now by means of a condition under a planning approval for development.
A mitigation strategy has therefore been prepared that would require full excavation, recording of the complex in advance of development, analysis, publication, dissemination and deposition of an appropriate archive as a condition on the planning permission (Technical Appendix A11.5). This is in line with National Planning Policy Framework (NPPF 2012) guidelines as well as Core Policies 57 and 58 of the Wiltshire Core Strategy Development Plan Document (2015).
Following the implementation of these mitigation measures, the residual likely significant effect on designated assets (built heritage) would be Negligible and on designated assets (buried heritage) it would be of Permanent Minor Adverse significance.
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1.0 Introduction 1.1.1 Prospect Archaeology Ltd has been appointed by First Chippenham LLP to prepare a Heritage Assessment to accompany a full planning application for a storage and distribution centre (Use Class B8) and service yards, parking, landscaping and associated development, and retail unit (Use Class A1), with mezzanine floor and outside garden centre area, including service yards, parking, landscaping, access and associated development. The distribution warehouse will comprise a total floorspace of 72,070 sq. m (GIA). The proposed retail unit will comprise 3,782 sq. m of floorspace, with an additional 1,858 sq. m mezzanine floor, and additional 556 sq. m for outside garden centre area.
1.1.2 The application proposals will also include provision for
• Car parking (600 spaces – main building; 254 spaces – retail unit) • Service yard areas and pallet zone / external storage • Landscaping • Dedicated access from the A350
1.1.3 This report considers the known or suspected archaeological remains lying within, and adjacent to, the application site. It has been prepared in accordance with the NPPF 2012, section 12 ‘Conserving and enhancing the historic environment’, the standards and guidance issued by the Institute for Archaeologists (IfA), guidance provided by English Heritage Conservation Principles Policies and Guidance (2008) and The Setting of Heritage Assets (2011).
2.0 Site Description 2.1.1 The Site comprises an irregular trapezoidal parcel of agricultural land c.17 hectares in extent situated west of the A350 Chippenham bypass and 2.2 miles north-west of Chippenham town centre (Fig. 1, Pls 1-6). There are two large fields whose northern boundaries are formed by a trackway, with two small fields flanking the Hardenhuish Brook to their south. The southernmost of these small fields is adjacent to the A350 which forms the southern site boundary. The redline boundary extends for a short distance north-eastwards into the south- west corner of a fifth field. This field and the larger westernmost field are under arable cultivation, the remainder of the land is pasture. The field boundaries are defined by hedges which also incorporate some mature trees. In the late 20th century the westward expansion of Chippenham in Cepen Park south has created a large population in the eastern extremities of Chippenham Without. Industrial and retail development has also expanded into the parish.
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2.2 Geology and Topography 2.2.1 The application site lies within the Limestone Lowland Landscape Type, 16A: Malmesbury- Corsham Limestone Lowlands. The area is characterised by gently undulating lowland farmland, a peaceful and rural landscape with a mix of permanent pasture and arable farmland. Settlements in the form of historic market towns, villages and scattered farmsteads distributed throughout the type linked by network of rural roads. Traditional buildings of local limestone buildings are an outstanding feature. Villages are peaceful and rural, often centred around a village green, pond or area of common land. Buildings are traditional in style, with many dating from the 17th and 18th centuries. The A350, which defines the western edge of the town and acts as a main north/south route through the area.
2.2.2 The Wiltshire Historic Landscape Characterisation project began in 2012 and is due to be completed in November 2015. Characterisation of the application site is not available.
2.2.3 The application site straddles two types of underlying geology. To the south-west is Cornbrash Formation-Limestone and to the east the Upper Jurassic Kellaways Clay Member-Mudstone (http://mapapps.bgs.ac.uk/geologyofbritain/home.html). The soils overlying the Kellaways Clay are from the Wickham 3 association which are typical stagnogley soils. These consist of slowly permeable, seasonally waterlogged, fine loamy over clayey soils. The soils overlying the Cornbrash are from the Sherborne association and are brown rendzinas. These consist of shallow, well drained, brash.
2.2.4 The ground drops steadily by c.10m metres from a high point of 84-85metres OD along the northern site boundary, to the lowest point of 74 metres OD at the south-west corner of the site and 79-80m OD in the south-east corner.
3.0 Statutory and Planning Policy Context 3.1 National Policy 3.1.1 National policy protects heritage assets by ensuring that during the pre-application stage of any development, consideration is given to the significance of a heritage asset, and the effects development may have on them either physically or indirectly. In relation to archaeology, central and local planning policy seeks to ensure that adequate information is provided to enable an informed planning decision when considering development proposals which may impact on known or potential archaeological assets.
3.1.2 In relation to the historic built environment, local planning policy ensures the preservation or enhancement of Conservation Areas and the special architectural and historic interest of Listed Buildings. Policy also seeks to preserve locally listed buildings, protecting their character and setting.
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a) Planning (Listed Buildings and Conservation Areas) Act 1990 3.1.3 Section 66 of the Planning (Listed Buildings and Conservation Areas) Act (1990) highlights the importance of built heritage and Listed Buildings within the planning system. With regard to the Local Planning Authority’s (LPA) duty regarding listed buildings in the planning process, it states that:
“In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”. 3.1.4 In addition, Section 72 of the Act emphasises the value of Conservation Areas in built heritage planning. In relation to the duties and powers of the LPA, it provides that:
“With respect to any buildings or other land in a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area”. 3.1.5 This is a statutory duty, and recent High Court Judgments have established that the intention is that decision makers should not simply give “careful consideration” to the desirability of preserving listed buildings and their settings, but “considerable importance and weight” (Barnwell Manor Wind Energy Ltd v. East Northamptonshire District Council, 2014, Forge Field Society v. Sevenoaks District Council, 2014).
b) The National Planning Policy Framework (NPPF) 2012 3.1.6 This replaces all previous Planning Policy Guidance notes (PPGs) and Planning Policy Statements (PPSs). Set out below is a summary of the relevant NPPF guidance in Section 12 ‘Conserving and enhancing the historic environment’ as it relates to archaeology only.
3.1.7 Effectively the NPPF defines sustainable development as development that satisfies the Framework set out within it, and this includes policies set out in Section 12 ‘Conserving and enhancing the historic environment’.
3.1.8 Section 12 provides guidance on the treatment of archaeological remains within the planning process. Whilst it is recognised that important remains should be retained, the benefits of development may be considered to outweigh the benefit of retention, especially where remains of less than national importance are concerned. Early consideration of the potential for ‘heritage assets’ is advised.
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3.1.9 The NPPF defines ‘Significance’ as follows: “The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting” (Annex 2: Glossary)
3.1.10 Paragraph 128 sets out requirements for assessing the significance of heritage assets and states
In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting...... As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.
In determining planning applications, local planning authorities should take account of:
the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and
the desirability of new development making a positive contribution to local character and distinctiveness.
3.1.11 Paragraph 131 of NPPF states that “In determining planning applications, local planning authorities should take account of: the desirability of sustaining and enhancing the significance of heritage assets…” and “…the desirability of new development making a positive contribution to local character and distinctiveness”.
3.1.12 Para 132 reiterates the Act in stating that “great weight” should be given to the conservation of heritage assets and their significance, clarifying that “significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting”. It states that: “As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification.”
3.1.13 It states that
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great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional
3.1.14 Paragraph 133 outlines the criteria to be used in weighing up the harm or total loss of a designated asset against the benefits of a proposed development
Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply:
the nature of the heritage asset prevents all reasonable uses of the site; and
no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and
conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and
the harm or loss is outweighed by the benefit of bringing the site back into use.
3.1.15 Paragraph 134 of the NPPF states where the development would lead to less than substantial harm that harm should be “weighed against the public benefits of the proposal, including securing its optimum viable use”. It is noted here that the reference to ‘optimum viable use’ applies to the heritage asset in question, and not to the application site.
3.1.16 Paragraph 135 outlines procedures for recording of any heritage assets to be lost and states:
The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.
3.1.17 Paragraph 137 considers the possibility of development within Conservation Areas (and World Heritage Sites) stating that:
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Local planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.
3.1.18 Paragraph 138 considers the concept that some elements within Conservation Areas and World Heritage Sites are more significant than others
Not all elements of a World Heritage Site or Conservation Area will necessarily contribute to its significance. Loss of a building (or other element) which makes a positive contribution to the significance of the Conservation Area or World Heritage Site should be treated either as substantial harm under paragraph 133 or less than substantial harm under paragraph 134, as appropriate, taking into account the relative significance of the element affected and its contribution to the significance of the Conservation Area or World Heritage Site as a whole.
3.1.19 Paragraph 139 goes on to say that
Non-designated heritage assets of archaeological interest that are demonstrably of equivalent significance to scheduled monuments, should be considered subject to the policies for designated heritage assets.[cf para. 133]
3.1.20 NPPF requires that local planning authorities should make information about the significance of the historic environment gathered as part of plan-making or development management publicly accessible. They should also require developers to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible.
c) National Planning Practice Guidance (2014) 3.1.21 The National Planning Practice Guidance (NPPG) was published by the Department for Communities and Local Government in March 2014 and provides guidance for planners and communities which will help deliver high quality development and sustainable growth in England. In terms of heritage, guidance entitled ‘Conserving and enhancing the historic environment’ sets out information with respect to the following:
the recognition of the appropriate conservation of heritage assets forming one of the ‘Core Planning Principles’ that underpin the planning system;
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what the main legislative framework for planning and the historic environment is (Planning (Listed Buildings and Conservation Areas) Act 1990; Ancient Monuments and Archaeological Areas Act 1979; and Protection of Wrecks Act 1973);
a definition of ‘significance’;
why significance is important in decision-taking;
the considerations of designated and non-designated assets;
the identification of non-designated heritage assets; and
the considerations for when applications for planning permission are required to consult or notify English Heritage.
d) Non-Statutory Guidance 3.1.22 English Heritage Conservation Principles Policies and Guidance (EH 2008) defines the setting of historic assets as:-
the surroundings in which a place is experienced, its local context, embracing present and past relationships to the adjacent landscape
3.1.23 EH draws a distinction between ‘setting’ and ‘context’ (paragraphs 76 and 77) and the document makes it clear that whereas ‘setting’ involves a localised area, ‘context’ is a wider concept involving “any relationship between a place and other places, relevant to the values of that place”.
3.1.24 English Heritage The Setting of Heritage Assets (EH 2011) informs the implementation of the NPPF. The guidance provides the basis for EH advice on the setting of historic places when responding to consultations by third parties and when assessing development proposals on their own properties.
3.1.25 The content focuses first on the definition of setting, second on the assessment of the significance of setting, and third on the assessment of the impact of change upon that significance
The setting of a heritage asset as ‘the surroundings in which [the asset] is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral’.
Setting is not a heritage asset, nor a heritage designation. Its importance lies in what it contributes to the significance of the heritage asset. This depends on a wide range of physical elements within, as well as perceptual and associational attributes, pertaining to the heritage asset’s surroundings. Each of these elements may make a positive or negative contribution to the significance of the asset, or be neutral. In some instances the contribution made by setting to the asset’s significance may be negligible: in others it may make the greatest contribution to significance.
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3.2 Local Policy Guidance e) The Wiltshire Core Strategy Development Plan Document 3.2.1 Since preparation of the Environmental Statement, The Wiltshire Core Strategy Development Plan Document was formally adopted by Wiltshire Council on January 20th 2015 and replaces policies in the North Wiltshire Local Plan 2011. Policies HE5-HE8 of the Local Plan have been replaced by Core Policies 57 and 58
Core Policy 57: Ensuring high quality design and place shaping A high standard of design is required in all new developments, including extensions, alterations, and changes of use of existing buildings. Development is expected to create a strong sense of place through drawing on the local context and being complimentary to the locality. Applications for new development must be accompanied by appropriate information to demonstrate how the proposal will make a positive contribution to the character of Wiltshire through: i. Enhancing local distinctiveness by responding to the value of the natural and historic environment, relating positively to its landscape setting and the existing pattern of development and responding to local topography by ensuring that important views into, within and out of the site are to be retained and enhanced iii. Responding positively to the existing townscape and landscape features in terms of building layouts, built form, height, mass, scale, building line, plot size, elevational design, materials streetscape and rooflines to effectively integrate the building into its setting iv. Being sympathetic to and conserving historic buildings and historic landscapes
Core Policy 58 Ensuring the conservation of the historic environment
“aims to ensure that Wiltshire’s important monuments, sites and landscapes and areas of historic and built heritage significance are protected and enhanced in order that they continue to make an important contribution to Wiltshire’s environment and quality of life.”
Development should protect, conserve and where possible enhance the historic environment. Designated heritage assets and their settings will be conserved, and where appropriate enhanced in a manner appropriate to their significance, including:
i. Nationally significant archaeological remains ii. World Heritage Sites within and adjacent to Wiltshire iii. Buildings and structures of special architectural or historic interest iv. The special character or appearance of conservation areas v. Historic parks and gardens vi. Important landscapes, including registered battlefields and townscapes.
3.2.2 The Core Strategy goes on to say that
“Distinctive elements of Wiltshire’s historic environment, including non-designated heritage assets, which contribute to a sense of local character and identity will be conserved, and where possible enhanced. The potential contribution of these heritage
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assets towards wider social, cultural, economic and environmental benefits will also be utilised where this can be delivered in a sensitive and appropriate manner in accordance with Core Policy 57. Heritage assets at risk will be monitored and development proposals that improve their condition will be encouraged. The advice of statutory and local consultees will be sought in consideration of such applications. (6.130)
3.2.3 It also states that
“Designation of a Conservation Area, listed building, or scheduled ancient monument does not preclude the possibility of new development and the council is committed to working pragmatically with owners to find positive solutions which will allow adaptation of such buildings to reflect modern living aspirations. ….In considering applications for new development in such areas, the council will seek to ensure that the form, scale, design and materials of new buildings are complementary to the historic context.” (6.131)
3.2.4 The impact of the proposed development in all cases is indirect as no physical alteration will be made to any of the Listed Buildings or the Conservation Area. It is necessary therefore to establish whether their setting contributes to their significance and if that significance is changed by any changes to that setting.
4.0 Case Law 4.1.1 A number of recent appeals and attendant decisions by the Secretary of State regarding the implementation of policies relating to the setting of designated heritage assets provide additional guidance in the application of said policies. The most relevant of these are:
Barnwell Manor Wind Energy Limited vs. East Northamptonshire District Council, English Heritage, National Trust & The Secretary of State for Communities & Local Government (18th February 2014) [Hereafter called Barnwell Manor] The Queen (on the application of The Forge Field Society, Martin Barraud & Robert Rees) vs. Sevenoaks District Council (12 June 2014) [Hereafter called Forge Field]
4.1.2 Barnwell Manor established that whether substantial or less than substantial harm on the setting of a designated heritage asset is proven, considerable weight should still be given to the “the desirability of preserving the setting of all listed buildings, including Grade II listed buildings”. Forge Field further establishes this position stressing that there is a statutory requirement to preserve the setting of a listed of a listed building noting that “preserving means doing no harm”.
4.1.3 The Forge Field decision also notes however, that whilst the presumption is a statutory one, “It can be outweighed by material considerations powerful enough to do so”. Importantly it notes that “An authority can only properly strike the balance between harm to a heritage asset on the one hand and planning benefits on the other if it is conscious of a statutory presumption in
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favour of preservation”. In short, the case for greater planning benefit can only be made if the presumption for preservation is fully recognised in the assessment.
5.0 Material Considerations Appeal by Urbaser Balfour Beatty - Land At Javelin Park, Near Haresfield, Gloucestershire Application Ref: 12/0008/STMAJW (January 2015) [Hereafter called Javelin Park]
5.1.1 In the recent Javelin Park appeal (January 2015), the Secretary of State found that there had been “continual conflation of visual change within the setting of heritage assets with harm to the significance of those assets”. The English Heritage guidance on assessing impacts on setting specifically requires a staged process that includes “Assessment Step 2: Assessing Whether, How And To What Degree Settings Make A Contribution To The Significance Of The Heritage Asset(s)”. Visual change does not necessarily cause harm to the setting of a heritage asset and the significance of the setting must be assessed in order to justify any identification of harm.
6.0 Assessment Methodology and Significance Criteria 6.1.1 The undertaking of these baseline assessments included the collection and consideration of data in the English Heritage National Heritage List for England and the Wiltshire Historic Environment Record (NHER); an examination of the application site and the nearby Conservation Area in Allington. Information relating to Conservation Areas has been obtained from the Wiltshire Council's website.
6.1.2 The assessment of existing conditions has been based on a ‘study area’ extending 500m around the perimeter of the area of proposed development for the purposes of assessing the buried heritage and 1.5km for the built heritage. This enables the significance of existing and potential archaeological features to be considered in their local, regional and national contexts. Known and suspected archaeological remains are summarised and discussed below. The wider area assessed for the built heritage takes into account the local topography as the only potential impact on these assets is their setting.
6.1.3 A full list of referenced sources is provided and references are given. Staff at Wiltshire Historic Environment Record gave advice and information about known archaeological sites of interest in the vicinity of the study area, and where relevant these were further investigated. Relevant primary and secondary sources held in the Wiltshire Records Office have been consulted. Additional sources consulted included:
information available on a variety of internet sites including University of Leicester Historical Directories (www.historical directories.org/), Access to Archives (www.a2a.org.uk) and the Archaeology Data Service (http://ads.ahds.ac.uk/); the Heritage Gateway (www.heritagegateway.org.uk) and data from Pastscape
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(www.pastscape.org.uk). A full list of sites accessed can be found in the Bibliography section
cartographic sources held by the Ordnance Survey;
Site visits and a walkover survey was undertaken by Naomi Field on June 5th 2014 and January 30th 2015.
6.1.4 The historical development of the site has been established through reference to these sources and is described in the Baseline Conditions section of this report. This has been used to identify areas of potential archaeological interest. Each area of archaeological potential has been assessed for its archaeological significance in geographical terms, although it should be noted that despite the national policy guidance’s reliance on geographical significance, there is no statutory definition for these classifications :
International – cultural properties in the World Heritage List, as defined in the operational guidelines for the implementation of the World Heritage Convention;
National – sites or monuments of sufficient archaeological/historical merit to be designated as Scheduled Ancient Monuments. Other sites or monuments may also be considered of national importance but not appropriate for scheduling due to current use(s) or because they have not yet been fully assessed;
Regional – sites and monuments of archaeological or historical merit that are well preserved or good examples of regional types or that have an increased value due to their group associations, regional rarity or historical associations.
Local – sites and monuments of archaeological or historical interest but that are truncated or isolated from their original context and are of limited use in furthering archaeological or historical knowledge.
Negligible – areas of extremely limited or no archaeological or historic interest. These commonly include areas of major modern disturbance such as quarries, deep basements etc.
6.1.5 The concluding chapter of this document summarises the findings, and provides an opinion on the potential for archaeological remains to be identified, the likely importance of such remains should they exist and the likely impact of the proposed development. Recommendations for further work are provided.
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7.0 Baseline Conditions 7.1.1 The application site lies within the civil parish of Chippenham Without which was created in 1894 by the Local Government Act when the ancient parish of Chippenham was divided into the municipal borough of Chippenham (Chippenham Within) and Chippenham Without. Chippenham Without mainly comprised the farmland to the west of the town as well as the small village of Allington, a deserted medieval village at Sheldon and three probable manor houses.
7.1.2 The monument references are noted in the following text with the prefix MW (Fig. 6). Fourteen are contained within the 500m study area. There are six recorded archaeological events, within the study area, including one archaeological investigation carried out within the application. These events are noted in the text with the prefix EW See Appendix B for a summary of all events and findspots and Fig. 7).
7.2 Designated Heritage Assets (Figs. 3-5, Appendix A) 7.2.1 The Site lies within view of the Allington Conservation Area and Listed Buildings within the Conservation Area. A Roman farmstead within the Site has recently been added to the list of scheduled monuments (NHL 1425267) see below. An appeal against the scheduling will be lodged on Tuesday March 25th to DCMS by Prospect Archaeology. The English Heritage Advice Report dated February 26th 2015) in support of the scheduling contained factual errors about the Roman site and additional information from site evaluation work could not be taken into account when assessing the full significance of the site.
7.2.2 No other designated heritage assets (listed buildings, registered parks and gardens or battlefields) are located within the application site.
Conservation Areas 7.2.3 The Conservation Areas of Chippenham Kington St Michael and Kington Langley lie more than 2km from the site and are not considered further.
7.2.4 Allington Conservation Area lies within 0.5km of the application site. It was first adopted in 1998 by the former North Wiltshire District Council and extended on the 10th January 2002, and includes the oldest part of the village. (http://www.wiltshire.gov.uk/1- 65_con_areas__2_.pdf). The Conservation Area extends south to the A420 Bristol Road and to the west of Grange Cottage. It contains fourteen listed buildings (See Appendix A).
7.2.5 Almost all of the Conservation Area lies within 1.5km of the application site and about one third is within 1km of the application site (Fig. 3). Despite its close proximity to the A350 and Chippenham, the key elements which were described in 2002 as defining its special interest
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and character include the dispersed settlement pattern in a predominantly rural landscape setting http://www.chippenhamwithoutparishcouncil.co.uk/7.html
7.2.6 In 2002 when the Conservation Area Statement was prepared much of the land within the Conservation Area was pasture (Fig. 2.3). Only a few areas of pasture survive in 2015, mainly surrounding residential properties, with the remainder now under arable cultivation.
7.2.7 The Conservation Area has been divided into five Character Areas which comprise Zone 1, The Lane itself, Zones 2, 3, 4 and 6 to the west of The Lane and Zone 5 to the east. Access through the Conservation Area is along Zone 1 which forms the central spine to the area. Paths CHIW3, 12 and 19 to the east of The Lane cross Zone 5. To the west of The Lane path CHIW 2 runs south through Zones 4 and 6. Path CHIW1 runs north-west through Zone 6, beyond the study area.
7.2.8 The proposed development site may be seen from within the Conservation Area at points along footpaths CHIW2 on higher ground to the west of The Lane, and CHIW19 and CHIW3 to the east of The Lane. Views of the Site from Footpath CHIW12 which runs along the edge of the Conservation Area are obscured along the short section before the bend, except at one point where there is a gate in the tall hedge. The area beyond the bend lies outside the Conservation Area boundary.
7.2.9 Views into and out of the Conservation Area are discussed in more detail in the Landscape and Visual Impact Assessment. The Conservation Area Statement Key Views are identified in Figure 2.3 of the Statement and equate to views 15, 19, 21 and 22 in the Landscape and Visual Impact Assessment.
Listed Buildings 7.2.10 There are 30 Listed buildings within 1.5km of the application site, five of which are listed Grade II* (LBs 3,4,5,16,17 ( Figs 4 and 5). The remainder are listed Grade II (see Appendix A for full list). Fourteen of the listed buildings lie within Allington Conservation Area (Table 1). Six of these (all Grade II) lie within 500m of the application site (LBs 1 and 2 to the east of the site and LBs 24-27 in Allington to the north-west).
Ref. NHLE No NGR Address Grade Distance from Site (km)
LB14 1199309 ST 89246 75615 Dovecote SW of Bolehyde Manor II 1.2
LB15 1198976 ST 89263 75620 Bolehyde Manor II* 1.2
LB16 1283450 ST 89260 75621 Bolehyde Manor II* 1.2
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LB17 1199312 ST 89288 75629 Coach house E of Bolehyde Manor+ II 1.2 gate piers
LB18 1022901 ST 89297 75623 Pair of summer houses E of Bolehyde II 1.2 Manor
LB19 1022900 ST 89276 75596 Gate lodges, piers, gates & wall N of II 1.2 E lodge at Bolehyde Manor
LB20 1199290 ST 89036 75388 The Pitts II 1.2
LB21 1363562 ST 89301 75378 Allington House II 1
LB22 1363561 ST 89198 75154 Foxhill House II 1.1
LB23 1022899 ST 89411 75212 Ivy Cottage II 0.75
LB24 1022898 ST 89512 75124 Barn NW of Allington Manor II 0.5 Farmhouse
LB25 1199287 ST8954975166 Barn N of Allington Manor II 0.5 Farmhouse
LB26 1022897 ST8956175094 Allington Manor Farmhouse II 0.5
LB27 1199278 ST8965674962 The Cottage II 0.5 Table 1 Listed buildings and their distance from the application site
Bolehyde Manor (LB14-LB19) 7.2.11 Bolehyde Manor is Listed Grade II* and lies at the north end of Allington Lane at a distance of c.1.2km from the Site. The property was formerly in the adjacent parish of Kington St Michael and historically was not part of Allington, until the early 1970s when the parish boundary was moved. As a result of this boundary change, the property appears twice in the National Heritage List, relating to its change of parish. It was originally listed as Bulidge House in Kington St Michael (NHLE 1198976), although the name Bolehyde can be found as early as 1606 in documentary sources.
7.2.12 The house is described in the listing (NHLE 1283450) as being mid-17th century date with earlier origins. The main elevation of the house faces away from the Site and overlooks the road and ha-ha (of relatively modern date) towards the Pitts Cottages on the opposite side of a shallow valley.
7.2.13 Several structures within the manor complex are Listed Grade II for their group value. These include a pair of gate lodges, piers, gates and wall (NHLE 1022900) situated close to the road, to the south of the Manor House. The mid C17 dovecote (NHLE 1199309) is situated south of the
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house close to the road and there are ancillary outbuildings buildings to the north and east of the house.
7.2.14 The gardens lie to the south-east of the house and gate lodges, and are enclosed by trees and hedges. Two summer houses within the garden are also listed (NHLE 1022901). A swimming pool, surrounded by mature trees obscures views from the house towards the Site.
7.2.15 Views are further obscured by trees along a hedgeline noted in the Conservation Area Statement and depicted on Fig. 2 2 of that document (significant trees and foliage).
7.2.16 To the north of the older outbuildings are at least four modern barns and outbuildings of breezeblock and corrugated iron construction.
7.2.17 There are views of the proposed development site in the distance from the public footpath north of Bolehyde Manor CWI19.
Allington House (LB21) 7.2.18 Allington House sits on the west side of a bend in The Lane, below Bolehyde Manor and approximately the same distance north of Allington Manor Farm. The property is described in the listing as a being a mid C18 and early C19, ashlar and rubble stone building two storeys in height, with stone-tiled roofs.
7.2.19 It overlooks the lower valley to the east of The Lane, looking directly towards the proposed development. However, the view is obscured by a large tree at the entrance to the property and a thick hedge.
7.2.20 While there is an uninterrupted view from the driveway which is aligned with a gate into the field on the opposite side of the road, views from the house itself are obstructed by the mature trees along the street boundary.
The Pitts (LB20) 7.2.21 Immediately adjacent to the Allington House driveway is the private driveway that leads up the slope to The Pitts. The house is situated north-west of the main cluster of houses along Main Street and its main elevation faces south-west. The 2-storey C17 house, built in rubble stone, is much altered; the front elevation is rendered and the windows are all 20th century replacements.
7.2.22 The south-east gable is the only part of the house that faces towards the proposed development site. There are views along the driveway, through the gap in the hedge, overlooking the site in the far distance, from the single small window at ground floor level. The
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associated gardens to the north-east of the house are enclosed with high hedges and the site is not visible from the rear of the house.
7.2.23 Public bridleway (CHIW2) crosses the driveway close to the entrance to the Pitts Cottage and there are the same uninterrupted views of the Site from the bridleway at this point on its route, as from Pitts Cottage. Views from the bridleway in front of the property would, however, be transient.
7.2.24 Views from the high point to the east of Pitts Cottages overlooking Allington are not exclusively rural with the townscape of Chippenham in the middle distance including the Cepen Park North housing development, as well as Bumpers Farm Industrial estate. Long distance views show the hills to the south of Chippenham, which according to the Conservation Area Statement includes the White Horse (some 11 miles away as the crow flies). This might be possible on a clear day but the proposed development lies south-east of this point and would not interfere with this long-distance vista.
Foxhill House (LB22) 7.2.25 Foxhill House (formerly listed as Shipways Farm) lies below bridleway CHIW2 and north-west of The Lane. It is described in the listing as a later C17 and C18 rubble stone farmhouse, with imitation stone-tile roofs. It has 2 storeys and attic, is L-plan with C17 original range and earlier C18 cross wing. The house was heavily restored c1980 with C20 imitation stone openings to the entire entrance front. There are outbuildings to its east, which partially mask its views in that direction towards the proposed development site.
7.2.26 There are trees to the immediate south of the house which partially obscure the view, although when not in leaf there is greater visibility. Views from this property are similar to those from Pitts Cottage higher up the slope but the main aspect of the building faces the town and Bumper Farm Industrial Estate.
Ivy Cottage (LB23) 7.2.27 Close to the bottom of the hill on the east side of The Lane, Ivy Cottage is situated north of Manor House Farm and is c.0.75km from the Site boundary. It is a rubble stone C18 house 1/1/2 storeys in height. The front elevation of the property faces the street.
7.2.28 The rear garden is enclosed by a low boundary wall and views across the field towards the proposed development site are only partially screened by outbuildings and the garden wall.
Allington Manor House and Barns (LBs 24-26) 7.2.29 Allington Manor House is south of Ivy Cottage. It is set back from The Lane, with a lawned area and wall in front of the house, facing south-west. This is a mid C18 farmhouse incorporating
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fragments from the C17 manor. It is a two- storey building with attic and faces The Lane. The rear of the house overlooks an enclosed walled garden although views from the windows in the south-east gable overlook the proposed development site. There are intervening hedges that serve to obscure the view.
7.2.30 Two listed barns that form part of the farmyard to the north and north-east of the manor house. More modern barns and outbuildings lie to the north and north-east of the C18 barns.
7.2.31 The only part of the house that directly overlooks the Site is the south gable first floor window. The listed barns to the north of the house are also buffered by the trees in the gardens, as well as the house itself.
The Cottage (LB27) 7.2.32 The Cottage at the south end of The Lane is the closest Listed Building to the Site. It is parallel to The White Cottage which is not listed and the north-east gable ends of both properties face the Site. This mid C18 two-storey house, is built parallel to the track that is footpath CHIW12. The front elevation overlooks the garden and the back wall of the adjacent house (which is built parallel to the Cottage but is not a listed building).
7.2.33 One gable end faces The Lane and the other overlooks the proposed development site. The gable which overlooks the proposed development site is blind, with no windows. The gardens to the rear of the two properties afford a buffer between the houses and the open field to the east. These are enclosed by a hedge and several outbuildings, which partially screen the view towards the proposed development site.
Scheduled Ancient Monument 7.2.34 The most important archaeological site within the study area lies within the application site itself. It comprises a Roman settlement site overlain in part by a large rectilinear Roman enclosure which contains at least two buildings as well as many other features. The site was first identified from aerial photographs as long ago as 1976 (RCHM ref. ST9075/1/NMR 921/432 AER 93-97, AER/C/78-82. ) In 1983 a single trench was dug across the cropmark site by staff and students of Chippenham College to identify its age and to explore the effect of ploughing (EW 13560 and MWI5084). This investigation was carried out south-west of the densest area of features. It was a single trench 49m long and 6m wide, situated immediately south of the hedge between the large fields 1 and 4. The trench crossed the westernmost outer ditch, a long linear ditch and the inner subdivision of the Roman enclosure. The inner ditch was the largest at 1.80m wide and 1.2m deep. Other smaller features including pits, post-holes and narrow gullies were present. Roman pottery included Black Burnished wares and Samian, suggesting a date of 1-2nd century AD (Wilcox 1987, 2-7).
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7.2.35 No further work was carried out on the site until 2014 when this environmental impact assessment was undertaken. Despite this limited site investigation back in 1983-5, there was insufficient information to adequately assess the full extent of these remains. In order to determine the presence / absence, significance, state of preservation, nature and date of both known and, as yet unidentified heritage assets, a staged programme of archaeological evaluation was required as part of the Environmental Impact Assessment.
7.2.36 An initial assessment programme of geophysical survey and archaeological evaluation trenching was developed in consultation with Wiltshire Council, with the geophysical survey results being incorporated into this report. A design for the evaluation trench layout and scope of work, informed by the geophysical survey results, was approved by, the Wiltshire County Archaeologist. A detailed magnetometer survey was carried out by Archaeological Surveys Ltd, in September 2014 over the whole of the proposed development site (see Appendix 11.2).
7.2.37 Geophysical survey results (Sabin and Donaldson 2014) confirmed the presence of a complex multi-phased site comprising the rectilinear enclosure with other ditches on a different alignment, as well as numerous pit like anomalies and a small cluster of post alignments, which may represent one or more timber buildings. At the north end of the enclosure were the stone foundations of a building or buildings.
7.2.38 The results showed further details for the site recorded as a cropmark. The rectangular enclosure contains a number of internal divisions with complexity to the layout indicating several possible phases. At the north eastern corner of the enclosure is evidence for structural remains with possible walling foundations and also several series of pits or post-holes that may indicate an aisled barn or hall. Along the north eastern edge of the rectangular enclosure is a large pit in which there is also a response to the enclosure ditch. Many fragments of Pennant Sandstone typical of Roman roof tile were observed in the south eastern part of the field. The scatter was particularly dense adjacent to the hedge separating Area 4 from Area 1 and this correlates with the position of the cropmarks Pennant tile fragments were also visible within the southern part of Area 1 despite the grass cover. Similar roof tile fragments are frequently observed on other Roman sites in the region and usually indicate the site of former Roman stone built structures.
7.2.39 Adjoining the north-eastern edge of the large rectangular enclosure is a smaller rectangular enclosure which appears to contain a sub-circular feature and pits or areas of burning. An earlier ring ditch also appears to have been truncated by the eastern ditch of this smaller rectangular enclosure. Within the western part of the large rectangular enclosure and to the east of it are a number of linear ditches which extend to the north east and almost converge.
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They can only be seen clearly for approximately 200m, as they are not visible within the data where the site geology changes from the Cornbrash to the Kellaways Clay.
7.2.40 An evaluation excavation comprising a 4% sample of the whole application site (69 trenches) was undertaken in January /February 2015 (Glover 2015, see Appendix A11.4). Nineteen of the trenches revealed potentially significant remains, the majority in the southern portion of the site, in the zone containing enclosures and structures already identified. The remains include the stone foundations of at least one building of Roman date within the rectilinear ditched enclosure. The remains of a hypocaust were revealed beneath one of the rooms, along with additional wall lines and robbed out wall lines, and a number of ditches and pits. The remains of at least one further building, constructed using timber uprights, was also revealed and a possible oven or grain dryer to the south of the buildings.
7.2.41 Pottery retrieved from the evaluation excavations was of 2nd century date with no suggestion of any Iron Age activity. A small number of features contained material of a later 3rd-4th century date. There was no evidence of Saxon activity.
7.2.42 The area including and surrounding the rectangular enclosure was recently added to the list of scheduled monuments (NHL 1425267). An appeal against the scheduling was lodged on Tuesday March 25th to DCMS by Prospect Archaeology. The English Heritage Advice Report dated February 26th 2015) in support of the scheduling contained factual errors about the Roman site, and additional information from site evaluation work was not taken into account when assessing the full significance of the site.
7.2.43 Although remains survive at the site they have been heavily truncated, probably by ploughing and the robbing of stone from building foundations. This confirms the conclusions reached in the 1987 report describing the results of the 1983-85 programme of evaluation.
7.2.44 No other designated heritage assets are located within the Site
7.3 Undesignated Heritage Assets (Figs 6-7) 7.3.1 There has been one investigation within the application site itself in 1983-5, comprising a single trench dug across the known cropmarks (EW13560) see 7.2.34-.44 above). Further archaeological investigations have been undertaken in 1991 along the route of the A350 prior to its construction comprising fieldwalking and evaluation trenching (EW13562) followed by excavations in 1993-4 (EW13559). A watching brief was undertaken along the Chippenham water pipeline ring main installation in 1991, which followed the route of the bypass (EW13414) but all finds were made to the south of the study area and this event is not discussed further. Further afield there have been two investigations on the Golf course to the
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north-east in 2007 (EW 16602) and 2012 when there was a watching brief during excavation of a lake as part of the extension to the course (EW 16935).
Prehistoric 7.3.2 There is evidence of human activity in the vicinity dating back more than 10,000 years. A small group of worked flints was found west of The Gorse, and north of the application site, comprising 3 cores, 2 scrapers, 4 blade flakes, 2 possibly notched blade flakes, 3 blades with retouch, and 4 waste pieces some with possible retouch. The most important tool is a point made from a blade, which appears to be a 'penknife point', a Later Upper Palaeolithic type (MW 15069). A second group of Mesolithic finds including blades, blade cores and scrapers, (MWI5072) was found east of The Gorse prior to 2003. A scatter of flint tools from the fields between Hardenhuish and Allington centred within the application site. The finds include cores, core trimming flakes, blades, gravers, scrapers and waste flint prior to 1997 (MW15073).
7.3.3 Fieldwalking on the Chippenham By-Pass Route in 1991 (EW 13562) revealed several worked flint scatters. Undated flint fragments were found close to the Sainsbury’s site (MW15140) in an area between the two roundabouts. Three worked flint flakes were found north-east of the application site (MW15141). Undated fragments of worked flint were found south-west of this group, within the application site boundary (MW 15142). Another group of worked flint flakes and a crude flint scraper were found within the boundary of the application site, south west of the undated fragments (MW15268).
7.3.4 In 1994 a pit was excavated after being exposed in the process of making a road cutting (EWI3559 and MW 15076). It contained burnt material with sharp, freshly knapped flint flakes and blades and a few tiny fragments of human bone and teeth. It was not dated but assumed to be Neolithic. A barbed and tanged arrow-head was found 200m to the SW.
Iron Age 7.3.5 In 2007 evaluation of the Chippenham Golf course (EWI6602 and MWI5080) prior to its construction comprised 20 trenches of which seven contained ditches that may represent former field boundaries or enclosures. Only one of the ditches, found in Trench 17 contained any dating evidence. This consisted of four sherds of pottery, found with a small amount of animal bone (sheep/goat), a piece of fired clay, a piece of burnt flint, worked flint (a broken flake. Two possible postholes were also identified. These discoveries were all located west of previously discovered flint scatters MW15069 and MW15072. In 2012 a watching brief was undertaken during the excavation of a lake as part of an extension to the course and a small number of undated ditches and pits were identified (EWI6935).
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Roman 7.3.6 Evaluation trenches on the proposed route of the Chippenham By-Pass in 1991 (EW 13562) revealed seven ditches, one post hole and three shallow hollows. One Romano-British pottery fragment was found along the route east of the cropmark site (MW15088). A small concentration of Roman material was found within the application site boundary, north-east the Romano British ditched enclosure. Two Romano-British pottery fragments were also found farther along the by-pass to the south of the application site and close to the Brook roundabout (MW15225).
7.3.7 The most important archaeological site within the study area lies within the application site itself. It comprises a Roman settlement site overlain in part by a large rectilinear Roman enclosure which contains a building with stone foundations and timber buildings, as well as many other features. This is described in sections 11.93-11.98 above.
7.3.8 A smaller complex of linear ditches recorded by the geophysical survey in September 2014 in the north-western edge of the application site, was interpreted as possibly further evidence of Iron Age /Roman occupation. However, evaluation trenching in January 2015 failed to identify any of the anomalies, or any evidence of archaeological activity in this part of the site.
Saxon and Medieval 7.3.9 The name Allington combines the Old English personal name Ælla with -ing-, implying association, + tun ‘settlement’, the settlement of Aella’s people. A Saxon hut was excavated on the Sainsbury’s supermarket site, southwest of the application site, and there may well have been other occupation, as Chippenham was a royal estate, but this period leaves few visible traces.
7.3.10 Allington is not a former parish, but was a tithing of the parish of Chippenham, situated 2 miles north-west of the town centre. The settlement at Chippenham was first established in a loop of the River Avon, 2km to the east of the application site. Chippenham was a Saxon administrative centre by the 10th century and probably had a minster church by the 9th century as King Alfred's daughter was married here. Danish Vikings successfully besieged Chippenham in 878,but later that year King Alfred (the Great) decisively defeated the Danes at the Battle of Ethandun, whose forces then surrendered to Alfred at Chippenham (ushering in the establishment of the Danelaw) .
7.3.11 Chippenham remained a royal holding after the Norman Conquest and in Norman times the Royal properties were separated into the manors of Sheldon, Rowden and Lowden. Records show that the town expanded into Langstret (now the Causeway) from 1245 onwards and in
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1406 onwards the town pushed into Le Newstret (now the New Road) area of town. Throughout this period Chippenham continued to have a thriving market in the town centre.
7.3.12 Land at Allington was given to the nunnery of Martigny in the upper Rhone valley by King Stephen; in the reign of Edward I they transferred it to the priory of Monkton Farleigh, between Bradford on Avon and Bath, which they held until the dissolution of the priory in 1537.
7.3.13 There were medieval settlements at Chiverlings Farm, Derriads Farm, Pitts Cottages and west of Sheldon Manor House. The manor house marks the location of the deserted medieval settlement of Sheldon and lies south-west of the 1.5km study area.
7.3.14 There are no known Anglo-Saxon remains within the application site nor within 1.5km of the site. 37 sherds of late medieval pottery found during field-walking in the 1980s by students from Chippenham College in the eastern large field (Area 1) in the vicinity of the cropmark site (MW15107).
7.3.15 Geophysical survey of the site in September 2014 revealed areas of medieval ridge and furrow across the site. Evaluation trenches close the A350, revealed several ditches containing a small quantity of medieval pottery. These were close to the Hardenhuish Brook and may have been for drainage.
7.4 Post-medieval – Modern Periods (mid-16th – present) 7.4.1 Chippenham’s wealth derived from the wool industry but the plague hit the town hard in 1611 and 1636. Together with a recession in the woollen industry, and a drop in corn production in 1622 and 1623, the earlier 17th century was a time of hardship for the town's population. The trade in cloth faced further problems during the English Civil War due to a Royalist proclamation that prohibited the sale of cloth to the Parliamentarian controlled London.
7.4.2 The later 17th century and 18th century saw improvements in prosperity, as evidenced by many farmhouses being built or rebuilt. Enclosure of the land began in the mid-17th century, a process that probably led to the building of more farmhouses in the following century. Parts of Allington village were enclosed piecemeal in the early 17th century but it was in 1777 that the remainder of the whole parish was enclosed.
7.4.3 A spur off the Wilts & Berks Canal was built to Chippenham in 1798 with a wharf at the current site of the bus station (Timber Street) with the main commodity traded being coal. Pewsham Way now follows the line of the old canal.
7.4.4 Hardenhuish Park (MW15257) is shown the Ordnance Survey County Series map of 1885 around Hardenhuish House (LB 5) but most of the area has been built on by modern housing.
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7.4.5 The Great Western Railway arrived in Chippenham in 1841 which attracted many new businesses to Chippenham. The arrival of the railway promoted the growth of industrial agricultural businesses. In the middle of the 19th century Chippenham was a major centre for the production of dairy and ham products. The railway also led to the growth of railway engineering works in Chippenham. The arrival of these businesses required new housing which led to the expansion of Chippenham into the land north of the railway line.
7.4.6 Allington had always been within the parish of Chippenham but as the town expanded the parish was split into two in 1894 (Chippenham and Chippenham Without). Allington, including the application site, lies within Chippenham Without. Substantial development came in the 1990s with the westward expansion of Chippenham, at Cepen Park, together with retail and industrial development along the A350 which forms the boundary between these two Chippenham parishes.
7.4.7 Much of the field layout within the application site dates from enclosure of the land and certainly predates 1777 when an estate map was drawn (Fig. 8). The general alignment of the fields is substantially the same although by 1885 four of the fields had been amalgamated to create the two large fields now present (see Section 6 below).
7.4.8 In the late 20th century the westward expansion of Chippenham in Cepen Park south has created a large population in the eastern extremities of Chippenham Without. Industrial and retail development has also expanded into the parish.
8.0 Map Regression A plan of Allington Manor in the parish of Chippenham 1777 (Fig. 8) 8.1.1 The application site covers two complete fields and parts of four others, one of which lies south of the stream which is the parish boundary with Hardenhuish. There is a track running along the northern boundaries of the three westernmost fields and the five field boundaries radiate south from the path to meet the parish boundary.
Chippenham Tithe Map 1847 (Fig. 9) 8.1.2 The field boundaries in this map are almost identical to those on the 1777 map except that a narrow field north of the parish boundary has been created at the south end of two the fields.
Ordnance Survey 1885-6 1:2,500 (Fig.10) 8.1.3 The field boundaries that form the limits of the application site are the same as shown on the tithe map. However the three internal boundaries forming the four parallel fields have been removed and replace with a single boundary creating just two fields north of the parish boundary. The two small fields to either side of the parish boundary are as found on the tithe
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map, except that on the OS map there is a small square pond shown adjacent to the parish boundary.
Ordnance Survey 1900 1:2500 (Fig. 11) 8.1.4 Same as 1885-6.
Ordnance Survey 1924 1:10,560 (Fig. 12) 8.1.5 Same as 1885-6.
Ordnance Survey 1949 1:2,500 (Fig. 13) 8.1.6 Same as 1885-6.
Ordnance Survey 1976-79 1:2,500 (Fig. 14)
8.1.7 Same as 1885-6, except that the small pond is now shown as round.
Ordnance Survey 1995 1:1,250 (Fig. 15)
8.1.8 This map shows the newly-constructed A350 by-pass which now forms the southern site boundary and cuts through the southern field.
Modern map (Fig. 1)
8.1.9 There have been no further boundary changes to the application site since 1995.
9.0 Assessment 9.1 Archaeological Potential Prehistoric 9.1.1 There was some evidence for prehistoric activity within the study area in the form of flint scatters suggesting human activity from at least the Mesolithic period with one flint possibility dating to the Upper Palaeolithic period dating to at least 10,000 BC. Small groups of worked flint have been found wherever there has been an intervention and their distribution to the north-east of the application site and along the A350 merely represents archaeological investigation and not a true extent. This potential was not realised when the evaluation excavations were carried out. Only six flints were retrieved from these investigations and the potential for earlier prehistoric activity on the site is considered to be low.
9.1.2 Recent investigations on the site of the Golf club have identified possible Iron Age features although of no great density. This provides some context for the cropmark complex within the site itself. The recent geophysical survey has characterised the site in more detail than identified on the aerial photographs, revealing additional features to the east of the main rectilinear enclosure, which underlie it. Morphologically they appeared to be Iron Age in character but evaluation established that they were Roman, probably 2nd century in date.
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While not all the features outside the Roman enclosure could be sampled as part of the evaluation, the potential for Iron Age remains is now considered to be low, and it would appear that the cropmark complex is entirely Roman in date.
Roman 9.1.3 Evaluation confirmed the presence of a Roman farmstead of some status which has been heavily truncated by agricultural activity on the site. There is more than one phase of occupation and although a small quantity of pottery dating from the 1st century was found in the 1980s, the site appears to have been established in the 2nd century AD. A large quarry pit to the west of the stone foundations contained later 3rd-4th century pottery as did a couple of other features in the same area. This suggests that the site had been abandoned before the end of the Roman era.
9.1.4 This site was scheduled whilst evaluation excavation was still in progress. Although the trenches revealed evidence that this had once been the site of a farmstead of some status the state of preservation is poor, with no vertical stratigraphy surviving, except in cut features that sit below the natural. While the foundations of the stone building survive, no associated floor surfaces were found. The top of the hypocaust system has been severely truncated with only the lower parts of the pilae surviving.
9.1.5 Furthermore each one of reasons for Scheduling given by English Heritage is shown to be incorrect, therefore the argument that the site is of national importance is not demonstrated and does not serve the best interest of the archaeological remains.
9.1.6 The site is described as being multi-period and an early example of its type. There is no evidence of any Iron Age activity nor of a 1st century presence on site. It is better described as being multi-phased, all phases being Roman in date, starting in the 2nd century AD. Later 3rd and 4th century evidence is confined to 2 trenches, including a large quarry pit.
9.1.7 Assertions that there is evidence for industrial activity on the site is completely unfounded and examination of environmental samples confirms only a natural background of iron panning. Plant macrofossils are generally quite scarce and most assemblages are extremely small (i.e. <0.1 litres in volume). The environmental specialist concluded that much of the material appears to be derived from scattered refuse including cereal processing waste and possible domestic midden detritus, but the quantities concerned are not representative of any industrial level of activity.
9.1.8 It is asserted that there is “potential for increasing our understanding of Romano-British agrarian development but 2015 assessment shows a limited range of grain (wheat and barley)
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and fauna (predominantly cattle and sheep, typical of many Roman sites) present on the site, and in small quantities, which no doubt can elucidate the range of farming practices in the vicinity, but it is hardly of national significance.
9.1.9 While it is accepted that the site is representative of its type and other principal criteria for designation can be shown to be incorrect.
a) “*Survival/ Condition: archaeological evaluation has demonstrated that part of the settlement survives reasonably well, despite plough damage, retaining considerable evidence of structural remains and occupation, probably from the C1 AD to the C3 AD”
9.1.10 Plough damage is such that there is no vertical stratigraphy surviving on the site, except in deep-cut features below the level of the natural cornbrash. Ploughscores in the surface of the cornbrash, can be seen in the geophysical survey extending across the all the surveyed area (as well as modern field drains). Pottery from the site was in poor condition with well-fragmented sherds, of small size.
b) * “Potential: archaeological evaluation has confirmed that the site is a high status Roman farmstead with significant potential for adding to our understanding of the development of the agrarian economy and the social and economic changes that the Roman Conquest brought”;
9.1.11 There is no pre- or immediate post-Conquest activity on the site (i.e. 1st century BCE or 1st century AD) therefore it does not have the potential to add to our understanding of that period.
9.1.12 The pottery report notes that Samian (which is of 2nd century date) only makes up 3.8% of the assemblage and together with the general lack of other imported wares would suggest a rural settlement of moderately low status or with little access or desire for imported goods.
c) c) * Diversity: the settlement at Manor Farm is of particular significance as an early site which does not appear to have had an extensive later period of occupation. This will allow a greater understanding of the earliest phases of Roman settlement in the area.
9.1.13 While there is more than one phase of settlement on this site, it would appear to be 2nd century and later, with slight evidence for abandonment by or before the later 4th century AD. There is no possibility of allowing a greater understanding of the earliest phases of Roman settlement in the area.
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9.1.14 Modern ploughing has already resulted in the erosion of the archaeological deposits on this site, with the farmer confirming that large pieces of flat stone have been dragged to the surface and subsequently removed. Scheduling will not protect the site from further erosion and loss of all but the deepest deposits in the next 20-50 years.
Medieval 9.1.15 The parish boundary between Hardenhuish and Chippenham runs along one of the site field boundaries. A system of parishes had begun to evolve during the middle Anglo-Saxon period, and by the end of the twelfth century it had been extended over most of the country (Pounds, 1994, 3). It is generally thought that parish boundaries were created at some point in the 9- 10th centuries. They often followed earlier landscape features such as Roman roads or, as in this case, natural features such as a watercourse. There is a ditch and bank present and it is possible that this is a boundary of greater antiquity.
9.1.16 Cartographic evidence shows that the application site was always on the margins of Chippenham parish. Evaluation has confirmed that there is no medieval occupation present, with only a small quantity of medieval pottery present in plough furrows and a small group of ditches close to the A350.
9.2 Impact on Designated Assets 9.2.1 There are no Listed Buildings within the application site. However, consideration must be given to the impact of the proposed development on the designated assets within their wider setting which in some cases includes the application site.
9.2.2 Paragraph 138 of NPPF 2012 considers the concept that some elements within Conservation Areas and World Heritage Sites are more significant than others. While the proposed development would result in the reduction in the quality of the setting of some of the assets within the Conservation Area (Listed buildings 1,2 and 24-27- see Table 1 above) the integrity of the Conservation Area will not be affected by the proposed development although its setting to the east will be altered.
9.2.3 In its guidance document of 2011 English Heritage sets out the process by which an asset’s physical surroundings can be considered to contribute to its significance (EH 2011, p. 18-19). In other words does the setting of the heritage asset contribute to its significance? In addition, to the value of the heritage asset consideration must be given to its sensitivity to change of setting without fundamentally altering its present character. Heritage assets with a moderate capacity to absorb change without significantly altering its present character are defined to be of
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moderate sensitivity. Heritage assets tolerant of change without detriment are defined as being of low sensitivity (HA2007, 5/5).
9.2.4 With the exception of the scheduled monument, there will be no direct impacts on designated heritage assets. Contrary to the views expressed by the Wiltshire Council Conservation Officer and English Heritage, our assessment of the contribution made by the setting in respect of this application site, concludes that it does not contribute to the significance of the listed buildings of Conservation Area and there is therefore no evidence for harm. There will be visual change to the Conservation Area and this can be mitigated through additional planting as part of the development.
9.2.5 Allington has historically been inextricably tied to, and dependent upon, the market town of Chippenham. In the past its farms no doubt supplied agricultural produce to both its own inhabitants as well as to the local markets. However, the dramatic changes in agricultural practices since 1945 have resulted in radical changes in land use, the use of buildings within that landscape, and a vast reduction in the number of people employed in agriculture.
9.2.6 Although the south-eastern edge of the Conservation Area lies only 250m west of the proposed development, the integrity of the Conservation Area and its component parts would not be affected or harmed. While the settlement may still be described as sitting ‘in relative isolation’ (Conservation Area Statement 2002), since its designation in 1998 and the review of 2002 there have been changes to the Conservation Area and its setting. Much of the pasture has been taken into arable cultivation, so it is no longer possible to describe the setting as pastoral. Although the houses in Allington may originally have been associated with farming, many properties are now solely residential in use.
9.2.7 Changes have also taken place outside the Conservation Area as views out from within the Conservation Area demonstrate. Contrary to the description in the Conservation Area Statement, views are not wholly rural (or ‘pastoral’). There is a mix of urban and industrial elements to the south of the village with the artificial landscape of the golf course to the east. Permission has been granted immediately to the north of the Conservation Area for a solar farm. The farm shop and café, on the A420, immediately south of the Conservation Area, is yet another example of the diversification taking place in the vicinity of Allington. In short, the suggestion that the setting of Allington is entirely rural is a falsehood.
9.2.8 These elements reflect the changing needs of the community that populates this landscape and the proposed construction of the distribution centre and retail outlet is arguably just another element in this process of change. Furthermore, while the proposed development would
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represent a visual change it does not follow that it represents an impact on the significance of the setting on the Conservation Area.
9.2.9 In summary, The English Heritage Guidance on the Setting of Heritage Assets clearly requires the contribution made by the setting of a heritage asset to the significance of that asset to be considered, and it is the impact on the contribution made by the asset’s setting to the asset’s significance which needs consideration, not an assessment of the potential impact on the setting regardless of the contribution it makes (pages 7, 8 and 32 and endnote 8, p. 29).
This is confirmed by the Javelin Park Appeal (2015) where “the ability to see the proposed development either from the heritage asset itself or from within its setting should not be equated with harm to the significance of the asset” and “to what extent, the proposed development would affect the contribution that setting makes to the significance of the heritage asset” (para. 285). The significance of setting on the designation of the Conservation Area is recognised but the proposed development will not affect this significance which will remain primarily rural with middle and long-distance views of the urban and commercial activity reflecting the village’s position as associated with but ancillary to Chippenham. The proposed development would therefore result in No Adverse Change to the significance of the setting of the listed buildings or the Allington Conservation Area. In accordance with the NPPF paragraph 134 no harm to a designated heritage asset needs consideration in determining this application.
9.3 Impact on Below-ground Designated Assets 9.3.1 The Roman site within the application site was designated as a scheduled monument in March 2015. It was already clear before evaluation excavations were begun that substantial archaeological mitigation involving full excavation of the rectangular enclosure and all the features inside, and in close proximity, would have to be excavated because of the impact from the proposed development. Although the known focus of archaeological activity lies within an area where ground levels will be raised, any initial topsoil strip has the potential to expose fragile archaeological surfaces, which could suffer damage from exposure to the elements and heavy machinery crossing the site as part of the cut and fill exercise. In addition compaction of the remains beneath the overburden might contribute to long-term deterioration of the site.
9.3.2 As part of the proposals to minimise the visual impact of the development it is proposed to create bunds along the northern and western site boundaries. Ground levels will be reduced over the northern part of the application site by up to 4m, and raised in the southern half by up to 3m, in order to create a level surface, while at the same time helping to lower the ridge line
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of the distribution centre. A topsoil strip of 300mm is proposed prior to the levelling. Fig. 18 shows the areas of greatest impact (i.e. ground reduction) will be in those areas shaded yellow, orange and red. Any surviving archaeological features would be present within the horizon immediately below the topsoil / subsoil, cutting into undisturbed natural geology below. The proposed removal of all topsoil will make them very vulnerable during the movement of machinery over the ground during the landscaping process.
9.3.3 More localised impacts will comprise building foundations, excavation of ground for flood attenuation ponds, services, roads, and other associated infrastructure will also cut into potentially archaeological horizons.
9.3.4 All of these earth-moving operations would have a Major Adverse and Permanent impact on the known archaeological remains, and as yet unknown below-ground heritage assets leading to truncation or destruction of any surviving features. The potential impacts and likely significant effects during operation would therefore not apply.
9.3.5 The impacts on the scheduled monument would be Major Adverse even if the site remains undeveloped. This is because the land is intensively farmed and it is highly likely what little archaeology remains in situ will be completely destroyed within the next 20-30 years, without a site management plan in place. There is a positive benefit in recording now by means of a condition under a planning approval for development. This would allow recording, analysis and dissemination of the results to the benefit of the local, regional and national archaeological communities.
10.0 MITIGATION 10.1 Designated Assets (Built Heritage) 10.1.1 In all cases the potential impact on these assets is indirect, in the form of changes to their setting. To this end a scheme of landscaping and additional planting is proposed as part of the application which will mitigate the visual impact of the proposed development on the landscape and at the same time screen the Conservation Area and Listed Buildings in Allington village which have views of the application site. Following mitigation the visual impact of development would be substantially reduced over time. This would result in reducing the impact to a Negligible effect. It is therefore concluded that the overall impact of the proposed development would not result in ‘substantial’ harm as defined in paragraph 133 of NPPF 2012.
10.2 Designated Assets (below-ground assets) 10.2.1 No significant archaeological remains outside the scheduled area were found during the evaluation. The impacts on the scheduled monument would be major even if the site remains undeveloped. This is because the land is intensively farmed and it is highly likely what little
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archaeology remains in situ will be destroyed within the next 20-30 years, unless a management agreement is entered into. There is a positive benefit in recording it now by means of a condition under a planning approval for development.
10.2.2 Whilst for sites of national importance preservation in situ is the preferred option, where the benefits of development outweigh the importance of the archaeology present, the guidance allows for an alternative mitigation in the form of excavation. The proposed landscaping and ground preparation for the application site will have a Major Adverse Permanent effect on any archaeological remains. It is therefore proposed that a full record of these remains must be carried out in advance of development.
10.2.3 A mitigation strategy has therefore been prepared that would require full excavation, recording of the complex in advance of development, analysis, publication, dissemination and deposition of an appropriate archive as a condition on the planning permission (Technical Appendix A11.5). This is in line with National Planning Policy Framework (NPPF) guidelines as well as Policies HE6 and HE8 of the north Wiltshire Local Plan (2011).
10.2.4 Following the implementation of these mitigation measures, the residual likely significant effect on designated assets (built heritage) would be Negligible and on designated assets (buried heritage) it would be of Permanent Minor Adverse significance.
11.0 References 11.1 Published sources Dyer, C.A. 1991. The Archaeological Evaluation Works on the Chippenham By-Pass Route. Thamesdown Archaeological Unit.
English Heritage 2008 Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment. London
English Heritage 2011 The Setting of Heritage Assets: English Heritage Guidance. English Heritage, London (http://www.english-heritage.org.uk/publications/setting-heritage- assets/setting-heritage-assets.pdf)
Field, N. 2014 The Range, Land off A350, Chippenham, Wilts. Environmental Statement APPENDIX 11.1: Heritage Assessment
Hall, N. 2012. Chippenham Golf Course, Chippenham, Wiltshire. Archaeological Watching Brief Report. Wessex Archaeology
Highways Agency 2007 Design Manual For Roads And Bridges Volume 11 Environmental Assessment: Section 3 Environmental Topics, Part 2 Ha 208/07 Cultural Heritage
Mills, A. D. 2011 A Dictionary of British Place-Names. Oxford University Press (revised edition)
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NPPF 2012 The National Planning Policy Framework Department for Communities and Local Government, London
Pounds, N.J. G. 1994 A History of the English Parish: The Culture of Religion from Augustine to Victoria Cambridge University Press.
Tucker, J.H.. 1994. A Prehistoric Pit Near Hardenhuish, Chippenham
Wessex Archaeology 2007. Chippenham Golf Course, Chippenham, Wiltshire. Wessex Archaeology
Wilcox, R. 1987 A sampling excavation at Manor Farm, Allington nr. Chippenham, Wilts.
Wiltshire Council 2015 Wiltshire Core Strategy
11.2 Cartographic / Archival Sources Ordnance survey 1:1250 1995 Ordnance Survey 1:2500 1885-6, 1900, 1924, 1976-79, Ordnance survey 1:10,560 1949,
11.3 Digital Sources Barnwell 2014 A four-turbine wind farm on land north of Catshead Woods, Sudborough, Northamptonshire. application ref: CO/4231/2012. Decision date February 18th 2014. Dept for Communities and Local Govt
Forge Field 2014 Affordable housing at Forge Field, Penshurst, Kent Application ref: CO/735/2013 & CO/16932/2013. Decision date June 14th 2014. Dept for Communities and Local Govt
Javelin Park 2015 Land at Javelin Park, near Haresfield, Gloucestershire application ref: 12/0008/STMAJW. Decision date January 15th 2015. Dept for Communities and Local Govt (https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/392620/15 - 01-06_DL_IR_Javelin_Park_2200210.pdf )
http://www.heritagegateway.org.uk/gateway/
http://www.visionofbritain.org.uk/index.jsp
http://mapapps.bgs.ac.uk/geologyofbritain/home.html
www.a2a.org.uk
www.ads.ahds.ac.uk
www.genuki.org.uk
www.pastscape.org/homepage/
www.multimap.co.uk
http://www.chippenhamwithoutparishcouncil.co.uk/7.html
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http://www.wiltshire.gov.uk/1-65_con_areas__2_.pdf
http://www.britishlistedbuildings.co.uk/england/Wiltshire/Chippenham/
http://www.britishlistedbuildings.co.uk/england/wiltshire/chippenham+without/
http://www.britishlistedbuildings.co.uk/england/wiltshire/kington+st+michael/
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12.0 Appendix A: Listed Buildings (Designated Assets)
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Ref. NHLE NGR Address Description Grade No. Chippenham LB1 1363833 ST9099874956 Upper Farmhouse C18 rubble stone with concrete tiles, hipped roof and one ridge II stack LB2 1022347 ST 90917 74759 Old Rectory Former rectory, c1830, ashlar with low-pitched slate eaves roofs II and ashlar ridge stack. LB3 462236 ST 90966 74748 St Nicholas' church Parish Church. c1779. By John Wood the Younger, of Bath II*
LB4 462237 ST 90979 74758 David Riccardo monument Monument to David Ricardo MP. 1823. By William Pitts in St II* Nicholas' churchyard LB5 462238 ST 91222 74542 Hardenhuish house (Chippenham Manor house, now a school. Late C18, with c1829 alterations II* Grammar School) including a portico by Sir John Soane LB6 317305 ST 90555 74216 Milestone Milestone, mid C19, pyramid capped ashlar block II LB7 317318 ST 90636 74153 Turnpike cottage, 5 Old Hardenhuish Turnpike Cottage, earlier C19, ashlar and coursed rubble stone II Lane LB8 462200 ST 90737 74078 41 Bristol Rd Cottage. Early C19. Coursed limestone rubble with freestone II quoins LB9 462198 ST 90741 74077 39 Bristol Rd Cottage. Early C19. Limestone rubble with plain freestone II architraves LB10 462196 ST 90756 74074 35 Bristol Rd House, probably formerly a barn. C18. Coursed limestone rubble II
LB11 462194 ST 90778 74065 25,27,29 Bristol Rd Row of 3 cottages at a right-angle to the road. Mid C19. II
LB12 462195 ST 90782 74095 31 Bristol Rd Former stable, now a cottage. Dated 1693 II LB13 462192 ST 90788 74092 The Folly House. Dated 1693, with C18 and early C19 rear wings. II
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Ref. NHLE NGR Address Description Grade No.
Chippenham Without LB14 317300 ST 89246 75615 Dovecote SW of Bolehyde Manor Dovecote, mid C17, rubble stone with stone-tiled roof and coped II south gable LB15 317298 ST 89263 75620 Bolehyde Manor Mid C17 in front of lower rear range, possibly C16 II* LB16 315915 ST 89260 75621 Bolehyde Manor Bulidge House and gazebos II* LB17 317302 ST 89288 75629 Coach house E of Bolehyde Manor+ Coach-house, dated 1806, rubble stone with stone-tiled roof. II gate piers LB18 317301 ST 89297 75623 Pair of summer houses E of Pair of summerhouse, mid C17, rubble stone with ashlar north II Bolehyde Manor fronts, stone-tiled roofs and coped gables
LB19 317299 ST 89276 75596 Gate lodge gates, walls N of E lodge Pair of gate lodges, earlier C18, rubble stone with ashlar dressings II at Bolehyde Manor and stone-tiled pyramid roofs with ball finials. Between lodges, ashlar gate piers with fielded panels. C20 iron gates
LB20 317296 ST 89036 75388 The Pitts House, now pair of cottages, C17 altered, rubble stone, cement II rendered. LB21 317303 ST 89301 75378 Allington House House, mid c18 and early C19, ashlar and rubble stone II
LB22 317297 ST 89198 75154 Foxhill House Farmhouse, later C17 and C18, rubble stone II LB23 317295 ST 89411 75212 Ivy Cottage House, C18, rubble stone with stone-tiled roof II LB24 1022898 ST 89512 75124 Barn NW of Allington Manor C18 reconstruction of c1600 manor house fragment II Farmhouse LB25 1199287 ST8954975166 Barn N of Allington Manor C18, rubble stone with stone-tiled roof and projecting west side II Farmhouse gabled cart entry LB26 1022897 ST8956175094 Allington Manor Farmhouse Farmhouse, mid C18 incorporating fragments from C17 manor II
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Ref. NHLE NGR Address Description Grade No.
LB27 1199278 ST8965674962 The Cottage House, dated 1741, painted rubble stone with Bridgewater tile II roof LB28 317307 ST 88251 74857 Milestone Direction stone, later Cl9, painted ashlar. II Kington St Michael LB29 315914 ST 90325 76380 Barn at Lodge Farmhouse Barn, C18, rubble stone with stone slate half hipped roof, II
LB30 315913 ST 90375 76383 Lodge Farmhouse Farmhouse, C17 origins, altered and extended in early C19 II
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13.0 Appendix B: Monuments
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Event HER No. Parish NGR Name Description No.
1 MWI5069 Kington St ST 9030 Heywood Farm Mesolithic flint assemblage.3 cores, 2 scrapers, 4 blade flakes, 2 Michael 7570 ?notched blade flakes, 3 blades with retouch, 4 waste pieces some with possible retouch. The most important tool is a point made from a blade, which appears to be a 'penknife point', a Later Upper Palaeolithic type. Fieldwalking 1983.
2 MWI5072 Chippenham ST 9060 Southern boundary Mesolithic flint tools including blades, blade cores and scrapers Without 7560 of the Golf course recovered during fieldwork. 2003
3 MWI5073 Chippenham ST 9040 Allington A Mesolithic flint tool assemblage-cores, core trimming flakes, Without 7500 blades, gravers, scrapers and waste flint found fieldwalking 1997
4 EWI3559 MWI5076 Chippenham ST 9085 Near Hardenhuish A Neolithic pit containing flint flakes and blades and a few tiny 7535 fragments of human bone and teeth revealed during road construction.
5 EWI6602 MWI5080 Kington St ST 9011 Chippenham Golf Iron Age linear ditch in trench 17, 3.20m wide and 1.60m deep, Michael 7571 Course containing four sherds of pottery, a small amount of animal bone. 2007
6 EWI3560 MWI5084 Chippenham ST 9042 North West of Romano-British settlement earthworks centred on a Without 7506 Hardenhuish quadrilateral enclosure excavated by R Wilcox 1983-5
7 EW13562 MWI5088 Chippenham ST 9072 S. of Chippenham Chippenham bypass evaluation. One Romano-British pottery Without 7521 Golf Course fragment. 1991
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Event HER No. Parish NGR Name No.
8 EWI887 MWI5107 Chippenham ST 9034 North West of 37 sherds of late Medieval pottery found during field-walking. Without 7508 Hardenhuish More sherds found in field during watching brief on a pipeline.1991
9 EWI3562 MWI5140 Chippenham ST 9099 East of Chippenham Undated flint fragments. 1991 evaluation of bypass 7540 Golf Course
10 EWI3562 MWI5141 Chippenham ST 9072 South of Three undated worked flint fragments.1991 evaluation of Without 7523 Chippenham Golf bypass. 1991 Course
11 EWI3562 MWI5142 Chippenham ST 9058 Within RB Undated fragments of worked flint. 1991 evaluation of bypass Without 7508 Settlement Area
14 EWI3562 MWI5225 Chippenham ST 9033 NW of Hardenhuish Two Romano-British pottery fragments. 1991 evaluation of 7476 bypass
15 MWI5257 Chippenham ST 9119 Hardenhuish Park Site of historic parkland shown the Ordnance Survey map of 7444 1885. Most of the area has been built on by modern housing
16 EW13562 MW15268 Allington ST 9049 NW of Hardenhuish Worked flint flakes and a crude flint scraper from the route of 7497 the Chippenham bypass. 1991
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Event No. HER No. Parish NGR Name
1 EWI3414 Chippenham ST 9039 7378 Watching Brief A watching brief was carried out along the route of water pipeline. The on Chippenham main areas of archaeological interest were west of the Sainsbury's site, Ring Main Derriads Farm, Bumpers Farm, south of Frogwell Lane and west of (West) Hardenhuish Lane. 1991 2 EWI3559 MW15076 Chippenham ST 9085 7535 Excavation at A pit was excavated after being exposed in the process of making a road Hardenhuish cutting pre-1994 3 EWI3560 MW15084 Chippenham ST 9034 7507 Excavation at A single trench was dug across a cropmark site to identify the age of the Without Manor Farm, site and to explore the effect of ploughing.1987 Allington 4 EWI3562 MW15142 Chippenham ST 9049 7497 NW of Worked flint flakes and a crude flint scraper from the route of the Without Hardenhuish Chippenham bypass. 5 EWI3562 MW15088, Chippenham, ST 9049 7497 Evaluation on Significant worked flint scatters, was found during the fieldwalking 15140,1514 Chippenham the Chippenham programme. Seven ditches, one post hole and three shallow hollows in 1, 15142, Without Bypass Route evaluation trenches, all undated. A small concentration of Roman 15268 material was found in close proximity to the Romano British ditched enclosure 6 EWI6602 MW 15080 Kington St ST 9030 7580 Evaluation at No features identified during the evaluation were securely dated, Michael Chippenham although the wide and deep ditch found in Trench 17 may be of late Golf Course prehistoric date. Other undated ditches may represent former field boundaries or enclosures. Two possible postholes were also identified. 2007 7 EWI6935 Kington St ST 9030 7580 Watching Brief Extension to the Chippenham golf course comprising a lake. Undated Michael on Golf course ditches and pits identified. 2012
44 First Chippenham LLP The Range, Land off A350, Chippenham, Wilts. Heritage Assessment
14.0 Figures
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15.0 Plates
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