GREAT WESTON CONSERVATION AREA

Character Area Appraisal and Management Plan SEAFRONT

This appraisal and mangement plan addresses the Seafront Character Area within the Great Weston Conservation Area.

Adopted 04 December 2018 IER P K C E HILLSIDE B

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I B 1 INTRODUCING THE SEAFRONT SEAFRONT The Seafront character area is defined by the long sweep of CRES TOWN NT CE O N CENTRE , extending from Royal M T E Sands in the south to Birnbeck R A Pier in the north. It takes in all the L

C buildings fronting Beach Road, Royal Parade, Knightstone Road and Birnbeck Road. The character area includes Knightstone Island, Marine Lake and Grand Pier. TTA CO GE D R E E The Seafront shares its boundary H S C T with adjacent character areas to T A A U

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the east. Buildings of special note T A

include , Claremont N T Crescent, the Royal Hotel and the Thatched Cottage Restaurant.

TEL What is a conservation Great Weston How to use this document O H WHITECROSS This document is interactive, L area? Conservation Area A A conservation area is "an Weston-super-Mare is a special allowing on-screen readers to Y O area of special architectural or place with a strong architectural follow links to other documents. R historic interest, the character and identity and a distinctive history. In appearance of which it is desirable 2018, a review of conservation The document is accompanied by to preserve or enhance" (Planning areas in the town led to the merging an 'Introduction' document, giving (Listed Buildings and Conservation of five former conservation areas an overview of the conservation into one single area. area as a whole and an Areas) Act 1990). ANTIC explanation of key terms. This can TL HO A T D E The new Great Weston be found on the Council's website: L N Conservation Area has been A R

divided into four character areas www.n-.gov.uk/ G to assist the understanding of what my-services/planning- makes the conservation area of building-control/planning/ special interest, and provides a planning-advice/heritage/ basis from which change can be conservation-areas/ positively managed. Each of the four character areas has its own © Crown copyright and database rights 2018 Ordnance Survey 100023397. You are not appraisal and management plan. permitted to copy, sub-license, distribute or sell any of this data to third parties in any form.

Great Weston Conservation Area

2 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 3 SEA FRONT

2 A BRIEF HISTORY OF THE SEAFRONT

1840 1867 1888 1933 1967 Today

The Birnbeck Pier opened in 1867 and was the main Marine Parade in the 1930s This photograph shows how The restoration of Grand Only a few buildings are attraction in the town. Further ©Historic England busy the seafront was in the Pier, public realm investment south, Ellenborough Park and 1960s ©Weston Mercury and new uses for Tropicana evident in 1840. Baths and The 1888 map shows the Beach Lawns were laid out with have helped to rejuvenate the lodgings were built on rapid growth since 1840. Knightstone Island in 1838. large villas fronting the seafront. seafront. Photo ©National Archives

1841 Early 1900s 1970s Beginnings 1880s 1943

The arrival of the railway The Sea Front Improvement This photo shows the sands Like many seaside towns, to Weston led to the rapid Scheme led to the creation looking south from the Weston started to decline development of the town, of the sea walls and Grand Pier, 1910 ©National in popularity as foreign Weston began as a small as day visitors from promenade and day visitor Archives. Grand Pier opened holidays become cheaper. farming and fishing village. and Bath increase. Birnbeck numbers soared. Weston in 1904 and Tropicana was Flats were built on the From the 1750s, doctors Road is laid out between was a fashionable seaside a former open air pool seafront. recommended bathing 1841 and 1853. resort. This photo shows which opened in 1927. in the sea for its health Photo ©National Archives the pier and promenade benefits, attracting people c. early 1900s ©National By 1943, houses and hotels to Weston. The first hotel Archives had been built the full opened in July 1810. length of Beach Road.

4 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 5 SEA FRONT

3 SPECIAL INTEREST

The variation in building types and The special historic interest of the character styles in the seafront area reflects area is in the traces of the early town and two centuries of growth and in the expression of the various stages of change. The success of the town growth of the 19th century resort. after the coming of the railway in 1841 prompted development inland from the seafront and south The seafront today is characterised by the long towards and also resulted in sweep of Weston Bay, with hotels, residential early renewal. homes and blocks of flats on Beach Road Key characteristics of the Seafront character facing the across the expanse area are: Examples include the Royal Hotel, • Seaward facing Victorian villas, stone opened in 1810 but refaced and of the lawns. From Marine Parade there are Prince Consort Gardens were laid out Knightstone Island is historically terraces and Weston's earliest hotels; long views north, west and south. Travelling substantially enlarged in 1849. at two levels in the 1860s in memory important as an early focus for • Formal Beach Lawns; northwards beyond the Grand Pier the scale Claremont Crescent dates from of Prince Albert. They overlook development in the new resort, from reduces, with smaller buildings and terraces • Panoramic views across the bay and the 1860s, on the site of the Birnbeck Island. The Grade II* Listed the 1820s onwards. Formerly used as a coming closer to the esplanade and providing towards the town; former Claremont House, built pier is now derelict but remains a medicinal bath house with accompanying some containment. • Contrast between open and enclosed in 1816. The villas on major landmark. reading room and lodgings. spaces, formal and informal spaces; Road in the Tudor Gothic style are Knightstone Island provides a vantage point • Changing seasonal character, bustling with representative of the picturesque across the bay to the town centre. The headland activity in the summer months; qualities sought in the 1840s. at Birnbeck Pier is craggier, less formal, with • The enclave of Knightstone Island; and sinuous terraces responding to the topography. • The contrasting form of the Birnbeck and The piers and the promenade were From their raised position Prince Consort Grand Piers. the most obvious manifestations Gardens offer views across the bay and to the of the seaside resort, but the islands and the South coast. Beach Lawns, Winter Gardens and bathing areas were also a key part of the story. The development of Knightstone Island was a further chapter in the promotion of Weston. A small promenade of sorts was laid Beach Lawns were created as part of Materials and features down in the 1820s and substantially the 1880s sea wall and esplanade. remodelled in the 1880s. The current They opened to the public in 1910. Materials and features contribute to the essence of a place. They promenade was repaved and a Their generous dimensions provide the range from road signs to architectural detailing to paving style. secondary wall was installed as part of foreground for long views towards the flood protection measures in 2007-10. town centre, or out to sea.

Gothic Bath stone Sea walls Stone boundary Decorative Ornamental ornament and classical walls stonework gables ornament

Views to the headland at Down Claremont Crescent (1865-7) with its The terraces and hillside are seen to and the two islands of facades of limestone ashlar faces advantage from Knightstone Island. Seafront shelter Regency detail Stucco Rockery and Street pattern Sash windows mouldings beaches following the and are an important asset inland onto the winding Birnbeck This photograph shows layers of landscape of the seafront. Road, giving the area a more Weston's seaward facing Victorian intimate character in contrast with villas. the openness of the promenade and Beach Lawns. 6 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 7 Birnbeck Pier

3

Listed buildings

Marine Listed buildings are buildings of special Lake architectural or historic interest. There are 2 several in the character area, and range from Coalbrookdale fountain Former chapel of formal groups to seafront pavilions and a Royal Hospital Victorian fountain. Birnbeck Pier is Grade II* Knightstone Listed and its associated buildings are Grade II Island Listed. The other Grade II Listed buildings are:

• Westcliff Villas (No.2-10 Upper Kewstoke Road) • 1 South Road • Claremont Crescent (No. 1-19) Grand Pier Westcliff Villas • Dr Fox's Bathhouse and Cafe on Knightstone Island Grand Pier • Former Knightstone Theatre • Swimming Baths on Knightstone Island Sub-areas • Sunningdale, 20 Knightstone Road • 18 Knightstone Road • The Thatched Cottage Restaurant, 14 The character area has been divided into three Knightstone Road sub-areas to reflect the local variation. The sub- Claremont Crescent Royal Hotel • Royal Terrace, 1-13 Knightstone Road areas are: 1 • The Royal Hotel • Beach Lawn with Coalbrookdale Fountain • 1 - Marine Parade from Royal Sands in the • Three sea-front pavilions, Marine Parade south to Grand Pier in the north. • Cafe, shop and public lavatories, Marine • 2 - Knightstone from Victoria Square in Parade the south to take in Knightstone Island and Marine Lake to the north. • Former Chapel of the Royal Hospital, Uphill • 3 - Birnbeck Road from Claremont Crescent Road North to Birnbeck Pier to take in Prince Consort Tropicana • Grand Pier Seafront pavilion 18 Knightstone Road Gardens and the houses on Upper Kewstoke Road.

Click on a building to find The following spread summarises the current out more information. condition of each sub-area by identifying their positive and negative features.

Seafront character area boundary Thatched cottage Knightstone Island Rest of Great Weston Conservation Area

Grade II* Listed (only Birnbeck Pier) Grade II Listed

© Crown copyright and database rights 2018 Ordnance Survey 100023397. You are not Royal permitted to copy, sub-license, distribute or sell any of this data to third parties in any form. 8 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 Sands 9 SEA FRONT

OVERALL HISTORIC AND ARCHITECTURAL INTEGRITY 4 CURRENT CONDITION RATING Overscaled development in prominent seafront position Bulky development The condition of the Seafront has been assessed using the results of a street- by-street survey that identified positive and negative features and stakeholder consultation. Using the findings from the survey, a level of integrity has been assigned to each sub-area that summarises its current condition. Positive features 78% Negative features 1 Marine Parade • Historic north-south route connecting Uphill with Poor extension damaging 1 Marine Parade Premier Inn the roofline Weston town centre; • Poor quality development fronting Beach Marine Parade sub-area Level of historic and • Beach Lawns is a fine example of a late Victorian Lawns which disrupts the area's Victorian architectural integrity esplanade garden and the main contributor to the character e.g. Carlton Mansions and HIGH spacious seafront character; Etonhurst; >80% Upper Kewstoke Road (100%) Birkett Road (88%) • Good examples of Victorian detached and paired villas • Loss of historic features on buildings; and Knightstone Road (64%) fronting the lawns; and • Unsympathetic alterations and extensions Manilla Crescent (64%) • The Grand Pier and beach activities make this area to historic buildings to provide hotel LOW vibrant in the summer. <60% Birnbeck Road south (58%) accommodation along Beach Road.

Integrity - 79% Assessing condition Cluttered signs on Weston College is intrusive on The 'historic and architectural integrity 2 Knightstone listed Royal Hotel the skyline rating' has been calculated using 2 Knightstone • Large houses converted to flats has resulted in results from a street-by-street assessment • Smaller scale Victorian buildings and terraces close to the loss of historic features on buildings; of key issues affecting the condition of the Esplanade which are largely intact and showcase a • Unsympathetic alterations and extensions the conservation area. The assessment classic form of architecture; to historic buildings to provide hotel looked at 16 elements, for example • Knightstone Island is a mix of modern and historic 'loss of historic features on buildings', accommodation along Birnbeck Road; fabric dating back to 1832. The island provides a 'loss of front gardens to hard standing' • Poor maintenance and use of inappropriate and 'general maintenance of land / vantage point with views south across the bay, and materials on historic buildings; buildings'. north to the town centre with / Weston • Oversized and uncoordinated signage on fronts Intrusive car parking in front Overscaled Madeira Court Woods as a backdrop; of buildings and shopfronts; For every street, each element was Inappropriate roof extensions disrupts local character • The promenade is a key public space with recently • Knightstone Road can feel traffic dominated at rated from 0-4, 0 meaning it is not an improved simple lighting and durable paving; and Knightstone sub-area issue and 4 meaning it is a significant times; issue that should be addressed. The • The beach at Marine Lake is lively with residents and • Off-street parking in front of hotels particularly scores across elements were totalled visitors alike in the summer months. at Manilla Crescent; and for each street; the higher the number, • Some instances of overscaled development. the greater the loss of intactness. A Integrity - 74% percentage was given to each street and inverted to show its historic and 3 Birnbeck Road architectural integrity rating; the • Loss of historic features, including original higher the percentage, the greater 3 Birnbeck Road Hoardings on Birnbeck Road windows and doors; the integrity of the street. The • Rising slope towards Birnbeck Pier which is less formal, overall rating above is an average of with terraces curving in response to the topography; • Poor extensions, most notably the roof Inappropriate roof extension at all streets in the character area. • Prince Consort Gardens offers views across the bay and extension at Claremont Crescent; Claremont Crescent gives an open setting for the Gothic villas at Westcliff; • Poor maintenance and deterioration of The street-by-street assessment has • The stretch of Birnbeck Road with Claremont Crescent stonework, particularly at rear of Claremont been adapted from the Civic Voice Crescent and Birnbeck Road terrace; Conservation Area Audit which is a has an enclosed and winding character, with glimpses of method for assessing the condition of the sea along alleyways down to Anchor Head; • Boundary treatments lost along Birnbeck Road; a conservation area at a point in time. • Birnbeck Pier is Grade II* listed, built in 1867, the • Hoardings and poor bin storage at Birnbeck It is intended as a simple framework dominant feature in the sub-area; and Road detract from its prominent seafront to gain a snapshot of the key issues • Strong group value of the terraces. location - historically this was a centre of and has been used to inform the activity and location of Royal Pier Hotel; development of an action plan for Deterioration of stonework Decayed buildings on • Traffic is dominant and pavements are narrow the whole conservation area to help Integrity - 86% rear of Claremont Crescent Birnbeck Road along Birnbeck Road / Claremont Crescent; and address these issues. Birnbeck Road sub-area • Ruined stated of Birnbeck Pier. 10 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 11 SEA FRONT

Worlebury Hill / Weston Woods

Birnbeck Pier 5 VIEWS, LANDSCAPE AND 1

OPEN SPACE 2

Weston-super-Mare's setting of coastline and Views and vantage points 3 hills provides impressive views into and out of Views of the sea and across the bay can be experienced not the conservation area. The map opposite shows only from the seafront, but also from glimpses down roads the open spaces, key views, listed buildings and and between buildings in adjacent parts of the conservation 4 landmarks in the seafront area. area. Further north, the Prince Consort Gardens gives panoramic views of the , as well as Birnbeck Knightstone 5 Pier. The entire conservation area can be viewed from Landscape and open spaces Island 6 • Beach Lawns is a series of late Victorian public Knightstone Island, looking north towards Worlebury Hill / lawns, sheltered by the rockeries, a stone walled Weston Woods, east towards the Town Centre and south bank topped with shrubs that is an integral part along Beach Lawns. Beach Lawns can be seen in southern of the sea defences. The lawns are divided by views from Royal Parade. Birnbeck Pier, whilst no longer Severn Estuary roads into several sections. They are of historic publicly accessible, once afforded fine views towards the interest and provide the spacious setting of town and across the bay. Marine Parade; Seafront character area boundary • Prince Consort Gardens is a peaceful Trees Grade II* Listed structure (only Birnbeck Pier) Grand 8 Pier landscaped public space that provides an open There are few trees in the character area due to its coastal Grade II Listed buildings 9 7 setting for the listed buildings at Westcliff on exposure, but the trees of Worlebury Hill / Weston Woods Green space Upper Kewstoke Road; provide a green backdrop in views from the seafront and Great Weston Conservation Area • The seafront promenade is the largest public Knightstone Island. space and contributes to the quality and distinctiveness of the conservation area. The 10 sea provides a changing character at low and high tides; Views 1. View from Prince Consort Gardens to Birnbeck Pier and sea • Worlebury Hill / Weston Woods provides 11 an impressive backdrop to views out of the 2. Channelled view south towards Claremont Crescent character area to the north; 3. Channelled view north-west towards Claremont Crescent • Water Adventure Play Park is a popular 4. View from Birnbeck Road to Manilla Crescent and conservation area attraction for families and a breathing space 5. View north towards conservation area from Knightstone Causeway adjacent to the car park and promenade; and 5 6. Panorama from Knightstone Island to bay and conservation area • The garden at Madeira Cove, a unique Tropicana View north to Claremont Crescent North along promenade community space at the end of the promenade. 7. View along Regent Street towards Grand Pier 8. To conservation area north from Grand Pier 9. South towards conservation area and sea from Grand Pier 10. Views north along Marine Parade to town and Worlebury Hill /Weston Woods 11. Views south along Beach Road to Royal Court and 12. Views north along Beach Road to town and conservation area

The grand sweep of the seafront has provided a prominent View north from Knightstone Island View from Knightstone Island setting for some of the town's most impressive buildings and spaces. Buildings such as the Winter Gardens pavilion and Knightstone make a very positive contribution to the seafront. However, the exposure also means those buildings which are not appropriately scaled or designed stand out more, and 12 Prince Consort Water adventure Gardens play park Beach Lawns Anchor Head Promenade have significant harm on the area's overall character.

Beach © Crown copyright and database rights 2018 Ordnance Survey 100023397. You are not permitted to copy, sub-license, distribute or sell any of this data to third parties in any form. 12 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 13 SEA FRONT

6 CHARACTER CONTRIBUTIONS 7 USES AND ACTIVITY AND STREET INTEGRITY

This plan shows buildings that contribute very positively or very negatively to the character area. The plan also shows the 'integrity rating' for each street, described on page 10. Roads which are shaded red are those which need significant attention.

Historic Landscape Character Commerce Character contributions Urban Settlement Grade II* Listed structure (only Birnbeck Pier) Civic Provision Grade II Listed buildings Woodland Very positive buildings Recreation and Leisure Negative buildings Industry Strong group value Ornamentation Rural settlement Overall street integrity Streets are shaded Activity High Medium Very active vehicle routes Low Active vehicle routes

Green space Very active pedestrian and cycling routes Great Weston Conservation Area Active pedestrian and cycling routes

This plan brings together information on land use and highlights those streets and spaces which are most heavily used, both by pedestrians and vehicles. The seafront is a focus for much of the activity in the town. The street network is drawn together by the spine along the seafront

© Crown copyright and database rights 2018 Ordnance Survey 100023397. You are not making this a busy route. In the central section of the permitted to copy, sub-license, distribute or sell any of this data to third parties in any form. seafront area commercial activities dominate, whilst to the north and south, residential uses are prevalent. 14 15 SEA FRONT

Evidence of issues These graphs show the distribution Key of results from the street-by-street 0 - No examples, not an issue survey (found in the Appendix) for 1 - Minimal, not really an issue the most prevalent issues facing 2 - Some, issue could be monitored the Seafront character area. The 3 - Moderate - issue needs monitoring numbers on the charts correspond 4 - Significant - serious and requires action to number of streets.

8 CHANGES AFFECTING THE Royal Parade Knightstone Road Birnbeck Road (south) Knightstone Road The assessment of current condition of each Claremont Crescent Birnbeck Road (south) 3 SEAFRONT sub-area alongside the mapping analysis has Birnbeck Road (north) Manilla Crescent informed the overarching issues affecting the LOSS OF Claremont Crescent 3 Seafront which are summarised here. HISTORIC 5 FEATURES ON ALTERATIONS, BUILDINGS BUILDINGS 4 EXTENSIONS & Inappropriate OTHER alterations and ACCRETIONS extensions BUILDINGS 2 Many of the Loss of historic features properties in the Many buildings have lost Birnbeck Road (north) 2 seafront area have their traditional features Marine Parade 1 seen the introduction such as sash windows of poorly designed for replacement uPVC 1 extensions. windows. Front doors and gables are also at risk. 3 1 BUILDINGS NEGLECT AND GENERAL 1 MAINTENANCE Insensitive new VACANCY 3 Poor maintenance of OF LAND / development BUILDINGS A number of modern buildings UNSYMPATHETIC There are a number of INFILL developments have not been 1 examples across the seafront DEVELOPMENT sensitive to the character 2 6 area where buildings are and setting of the seafront 2 area, including large blocks not well maintained and of flats developed over the outward showings of decay last 50 years, as well as and disrepair are having a negative impact on the more recent commercial Manilla Crescent properties such as hotels. streetscape. Birnbeck Road (south) 1 STREETS, SPACES & ACTIVITY 1 Seaside town offer - BUILDINGS 2 challenge over what is Loss of boundary LOSS OF / 4 INAPPROPRIATE treatments appropriate BOUNDARY The loss of front garden 2 4 A variety of commercial INTRUSIVE TREATMENTS walls is harming the uses along the seafront SIGNAGE AND / character of the area. are aimed at tourists. The OR ADVERTS 1 quality of shopfronts and advertising can be over- 2 assertive. 2 1

16 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 17 Important attributes 9 PRINCIPLES FOR SEA These street sections identify FRONT RESPECTING 10 many of the key attributes MANAGING CHANGE evident at the Seafront today CHARACTER which interventions need to respect.

Overarching principles • Context and setting – ensuring all proposed interventions Respect the predominant Preserve Retain Retain stone Maintain the Preserve views to A series of principles have demonstrate a clear and informed understanding of the wider materials of Weston Stone gaps architectural boundary walls spacious and and from the sea been established to steer context and special character of the Conservation Area, and that with Bath stone dressings between details such and gateposts green sea front along roads in management across the the area’s distinctive topography and important views are fully properties as ornamental and encourage character of Whitecross gables and cast the reinstatement Beach Lawns whole of the Great Weston recognised and used to inform change. iron railings of front gardens Conservation Area. • Streets – each street should be considered as a whole entity and any changes should take account of their effect on the whole These principles cover the street. following topics: • Public spaces and movement – an understanding of the existing public space assets of the Conservation Area should be the starting point as they are part of the area’s special character, with opportunities to enhance public space and the way the wider public realm is used taken at every opportunity. • Buildings – opportunities to restore and revitalise historic buildings or reinstate architectural features should be maximised. Any new development must enhance the character and quality of the street.

Character Area Objectives The special character and key features of the Seafront Marine Parade sub area are detailed earlier in this

document. Inappropriate Maintain the Seek to prevent Prevent Preserve the Preserve front extensions group value of future off-street unsympathetic views of the architectural details The Seafront represents an harm the the buildings by car parking roof extensions hillside such as balconies, important area of focus for •• To restore the sense of grandeur and composition of the Seafront – Victorian seaside respecting the and protect that harm the doors and sash through restoring tired buildings and spaces. character scale and form stone boundary architectural windows improvement and enhancement. of the Victorian walls integrity of the This management plan sets out •• To respect the special space the bay, beach and lawns create and architecture building some of the main priorities for ensure this open quality is maintained for generations to come. the Seafront, informed by the •• To recognise that the natural assets require balanced management following area-wide objectives: to maintain and to encourage the sustainability of the seafront character. •• To breathe new life into the spaces along the seafront – exploring future enhancement to the Beach Lawns and the future role of the hard spaces along Marine Parade. •• To address insensitive additions, in particular to buildings fronting on to the seafront. •• To address the loss of boundary walls. •• To ensure that the grand sweep of the seafront develops in a positive manner.

Knightstone sub area

18 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 19 APPENDIX

Preserve enclosed and Preserve and Preserve Keep signs to the Retain or Prevent further winding character maintain Bath architectural minimum and when possible unsympathetic Street-by-street assessment given by the curved stonework details such as designed to respect reinstate roof extensions terraces and high large pineapple the architecture original sash that harm the stone boundary walls finials and windows architectural gabled dormers integrity of the group

Birnbeck Road sub area

20 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 21 Key The street-by-street assessment has been adapted 0 - No examples, not an issue from the Civic Voice Conservation Area Audit which is a method for assessing the condition of a 1 - Minimal, not really an issue conservation area at a point in time. A link to the 2 - Some, issue could be monitored Civic Voice audit can be found here: 3 - Moderate - issue needs monitoring www.bigconservationconversation.com/ 4 - Significant - serious and requires action conservation-audit

SEAFRONT CA ISSUES '18 Marine Parade Knightstone Birnbeck Road

Road name --> Issue Issue total % Marine Parade Marine Square Victoria and Parade Royal Road Knightstone Island Knightstone BirnbeckRoad (south) ManillaCrescent Crescent Claremont BirnbeckRoad (north) BrikettRoad Road Kewstoke Upper Historic character Loss of historic features on buildings e.g. 3 440434400 26 19 UPVC windows Alterations, extensions and other 3 240444200 23 16 accretions Unsympathetic infill development 4 120100000 8 6 Loss of/inappropriate boundary 2 100341300 14 10 treatments e.g. front garden walls Neglect and decay Vacant/derelict land or buildings 1 000000000 1 1 General maintenance of land/buildings 1 230323400 18 13 Graffiti, vandalism or anti-social 0 000000000 0 0 behaviour Bin storage and/or fly-tipping 0 000210000 3 2 Litter on streets 0 000000000 0 0 Public realm Inappropriate car parking 3 000030030 9 6 Poor quality and consistency of highway 0 010211130 9 6 / footpath surfaces Street clutter 0 010000000 1 1 Intrusive signage and / or 0 330412020 15 11 advertisements Inappropriate shopfronts and / or roller 0 030000000 3 2 shutters Landscape and green spaces Poor maintenance of public open spaces 0 010000000 1 1 Loss of front gardens to hardstanding 0 010440000 9 6 Loss of trees 0 000000000 0 0 Other issues 140 1 2 3 TOTAL SCORE 17 13 23 0 27 23 15 14 8 0 TOTAL POSSIBLE SCORE - 68

TOTAL SCORE % (n/68*100) 26.6 20.3 35.9 0.0 42.2 35.9 23.4 21.9 12.5 0.0 HISTORIC AND ARCHITECTURAL INTEGRITY RATING (inverted Score %) 73.4 79.7 64.1 100.0 57.8 64.1 76.6 78.1 87.5 100.0 Allies and Morrison Urban Practitioners is not responsible for nor shall be liable for the consequences of any use made of this AVERAGE FOR SUB-AREA (%) 73.4 73.1 85.5 Report other than that for which it was prepared by Allies and Morrison Urban Practitioners for the Client unless Allies and AVERAGE FOR SEAFRONT (%) 78.1 Morrison Urban Practitioners provides prior written authorisation for such other use and confirms in writing that the Report is Benchmark suitable for it. It is acknowledged by the parties that this Report has been produced solely in accordance with the Client's High street integrity = 80% and over brief and instructions and without any knowledge of or reference to any other parties’ potential interests in or proposals for the Medium = 61‐79% Project. Low = 60% and lower Allies and Morrison Urban Practitioners accepts no responsibility for comments made by members of the community which have been reflected in this report.

22 GREAT WESTON CAA AND MANAGEMENT PLAN - SEAFRONT Adopted 04 December 2018 23