2016−2032 Consultation Statement Appendix 4 Published by Bishop’s Stortford Town Council, The Old Monastery, Windhill, Bishop’s Stortford CM23 2ND www.stortfordplan.org
All Saints, Central, South & part of Thorley
Table of Contents Focus Group Invitees...... 3 Focus Group Invitation (Example Text) ...... 3 Example Newsletter Advertising Focus Group (also placed on website) ...... 4 Example Tweets for Focus Group ...... 4 Notes for AECOM Housing & Design Focus Group 15/10/15 ...... 5 Notes for Green Infrastructure Focus Group 05/08/15 ...... 7 Notes for Transport Focus Group 10/11/15 ...... 8 Notes for Business and Retail Focus Group 13/10/15 ...... 11 Notes for Education Focus group 20/10/15 ...... 12 Notes for Goods Yard Focus Group 22/10/15 ...... 15 Presentation for East of Manor Links Focus Group 26/10/15 ...... 17 Notes for Sports, Leisure and Community Focus Group 29/10/15 ...... 26 Notes for Bishop’s Stortford South Focus Group 03/11/15 ...... 32 Andrea Gilmour E-mail (05/11/2015) ...... 34 Matt Dodds E-mail (09/06/2015) ...... 35 Bishop’s Stortford Heritage and Character Assessment ...... 46 List of Pre-Consultation Draft recipients ...... 46 Pre-Consultation Log ...... 50
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All Saints, Central, South & part of Thorley Focus Group Invitees A list of invitees is available in Appendix 2 of this document.
Focus Group Invitation (Example Text)
Dear Sir/Madam/Other,
I am writing to invite you to a meeting regarding the Neighbourhood Plan (All Saints, Central, South and part of Thorley) being held on Thursday 15th October at 7.30pm in the Council Chamber at Bishop’s Stortford Town Council’s Offices on Windhill, Bishop’s Stortford. This meeting is in regard to Housing and Design.
You may be aware that we have recently completed a Neighbourhood Plan for part of Bishop’s Stortford (Silverleys and Meads) which was voted through under the referendum on 19th March and is now in force. The Neighbourhood Plan team has been working on a second plan for the remainder of the town (All Saints, Central, South and part of Thorley Parish), and has produced a draft plan, as attached. We have already held a number of consultation days and a series of Focus Groups this year on a variety of subjects, and would appreciate your input, where relevant, to make sure our draft plan is on track to deliver what the town needs.
Murray White is leading the Housing and Design team and we are keen to involve individuals and organisations with an interest in this area. We would like to ensure that our draft plan is sound and hear of any issues we have not covered that could be addressed via the Neighbourhood Plan. Our aim is to try to ensure that the plan accounts for future needs.
The meeting is likely to last about two hours and there will be a very brief introduction to Neighbourhood Planning for those of you who are unaware of what it involves.
We would very much appreciate it if you could attend or, in the case of an organisation, nominate a representative to attend on behalf of your organisation. If you have any specific requirements for access etc., please do not hesitate to let me know.
I would be grateful if you could confirm you or your organisation’s attendance.
Yours faithfully,
David Hargrave
Bishop’s Stortford Town Council The Old Monastery Windhill Bishop’s Stortford Herts CM23 2ND
Tel: 01279 715009 www.bishopsstortfordtc.gov.uk
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Example Newsletter Advertising Focus Group (also placed on website)
Example Tweets for Focus Group
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All Saints, Central, South & part of Thorley Notes for AECOM Housing & Design Focus Group 15/10/15 Members of the Town Council, local community and local interest groups were invited to share their knowledge and experience of the history and character of the area at a workshop held on 15 October 2015. The observations made have been used to inform the study.
Groups were formed to discuss the following aspects of character: • Topography and hydrology; • Movement and connectivity; • Urban structure, built form and land use; • Heritage • Green space and public realm; and • Views.
A number of key considerations emerged from the group discussions, which have informed the preparation of the study. These are summarised below:
River Stort and Valley • Experience of recent block building close to river restricts sunlight and impacts plant and wild life; • Development has turned its back on the River; • Failure to value it as a community asset; • Road, river, railway concentrated in one channel; • Open views across the valley would be affected by building above two storeys; • Flooding across main road at Thorley Wash Stream/ SSSI Thorley Wash.
Town Centre • Retains a strong market town history and character; • Narrow, historic streets are typical; • Access and connections to/from; • Dominated by inappropriate blocks of flats (and The Mill); • Pockets of nondescript buildings detract from overall appearance (South Street); • Poor integration with riverside; • There is a pinch point at the southern end of South Street; • The Maltings - Appropriate uses not obvious and almost the last example of historic riverside architecture; • The Maltings - Vehicle, cycle and pedestrian accesses poorly managed and intermingled; • Rhodes Centre - Building well used as Arts Centre and Museum but not designed for purpose and is some way from Town Centre.
Hockerill • Regularly breaches Government (and EU) air pollution thresholds; • Listed building on junction (The Cock) is both loved and hated but viability is in doubt; • South western quarter is unsightly, tatty.
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Thorley • Pubs and inns were historically important staging posts on the route from London to Cambridge; • Agricultural setting and access to green space are key characteristics; • East-west permeability can be an issue. There was also a general concern that Failure to preserve heritage features in new development and that consequently heritage features are being lost.
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All Saints, Central, South & part of Thorley Notes for Green Infrastructure Focus Group 05/08/15
Present: Rob Francis (chair), Peter Douglas, David Glass, Robin Lumsden, Kim Shaw, Jacqueline Veater, Dave Webber, Andy White
The purpose of the meeting was to discuss the draft prepared for the Green Infrastructure section of NP2.
1. It was agreed to extend the list of proposed ‘Local Green Spaces’ to five, adding in The Firs and The Spinney. 2. Some extra ‘green spaces’ needing protection were identified and will be added. It was agreed to include this list in the body of the section, not as an appendix. If further green spaces need to be added, please send details to Rob. 3. It was agreed to include the amendment proposed by Matt Dodds of H&MWT relating to the ‘Biodiversity Impact Assessment Calculator’ which would require a clear measure of development impact on wildlife. 4. It was agreed to include the ‘connections’ section (including GIP6) in the GI section, rather than in the Transport section. 5. It was agreed to add more detail to the River/Riverside paragraph, including the fishing lakes. 6. It was agreed to add in something about verges.
Rob will prepare a new draft taking into account all comments provided and will circulate for further comment.
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Notes for Transport Focus Group 10/11/15
Present: Diane Basavaraj, Neighbourhood Plan Team, Lead for Transport Alyson Bailey, Thorley Residents Association and NP Team Sue Belo, Bishop’s Stortford Town Council, Neighbourhood Planning Anna Chew, Countryside Properties Kevin Walton, Abellio Greater Anglia Mike Barry, Abellio Greater Anglia Antony Calvert, on behalf of Countryside Properties Cllr George Cutting, NP Team, BSTC, EHDC, BS Civic Federation Joe Fitzpatrick – Chair, BS Canoe Club Rob Francis, Bishop’s Stortford Civic Federation and NP Team David Glass, Ramblers Association Paul Gurton, resident of Pig Lane, Bishop’s Stortford Roger Halford, resident of Pig Lane, Bishop’s Stortford Sylvia MacDonald, resident of Butler’s Hall, Thorley Parish James Parker, CEO, Bishop’s Stortford Town Council Justine Raja, resident of Hawthorn Rise, Thorley Bill Steele, resident, Warwick Road, Bishop’s Stortford Cllr Keith Warnell, Chair NP Team, BSTC, EHDC Murray White, Neighbourhood Plan Team Cllr Colin Woodward, Neighbourhood Plan Team, BSTC, EHDC, HCC Richard Young, resident of Haymeads Lane, Bishop’s Stortford
Questions posed to the Focus Group What do you support and see as a priority? What do you feel needs changing? What do you think needs adding?
Comments
Pavements and Crossings Lack of pavements in areas of Thorley Street or where they exist, pavements are badly maintained – currently thick with leaves. Crossing the road difficult at Thorley Street and at Whittington Way lights – needed to reach bus stops. Crossings are needed in Thorley Street as there is a definitive PROW/bridleway crossing the London Road near the SSSI at Thorley Wash, plus a further three PROWs. Traffic islands are needed.
Roads Bishop’s Stortford has had an unprecedented amount of development already but investment in infrastructure in the town has been minimal. Need to make sustainable travel more appealing. Footpaths need to join up and be considered holistically.
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All Saints, Central, South & part of Thorley The railway station and accessibility Cycle storage at station – seasonal use. Three million people per year travel via BS station but the station is an island surrounded by a narrow road network. Cyclists are scared of the road network and there is no room for cycle lanes. Difficult to see how the station can meet the needs of cyclists and commuters. At present, the bus station is too far from the train – needs to be much closer. Towpath – could be used as a north-south corridor as a walking and cycling route. The width of the towpath could be a problem and additional land would need to be purchased/acquired in order to widen it to a suitable width – 3 metres would be the minimum. Also, the towpath surface would need improving. (It was noted that more Canals and Rivers Trust land is available to widen the path but in some areas it might involve acquiring privately-owned land.) Some attendees had reservations on the towpath as primarily a cycle route as it is too narrow in parts and cannot be widened. Also between the town centre and Twyford Lock it is used as an amenity, i.e. recreational use. It was agreed that it should not be used as a cycle route at the expense of walkers as there were alternative cycle routes e.g. Southmill Lane and Twyford Lane, and some cyclists would prefer to use the main roads. There was a general comment that some of the wording in the policies needs toughening up as it is too easy for developers to have a get-out. The riverbank is unstable in places due to erosion by crayfish which would require costly work. The station is used by 500 to 750 children a day, arriving by train to attend schools in Bishop’s Stortford as the schools have a large catchment area. Children need safe walking routes from the station to the schools. It was suggested that solar powered lighting would be needed along any towpath route but that it would not be a preferred route in winter. The river would be used for cycling with children as a recreational activity but not as part of a commute. It was pointed out that at Southmill Lock the towpath switches to the other side of the river.
Parking There is a lack of parking in the south of the town but a possibility of additional parking at the Goods Yard. However, a policy is still needed for new carparks. Suggestion that a car parking company could be persuaded to provide a carpark in the south of the town. Need to look at what land might be available. Kwikfit has expressed an interest in moving to the edge of town so their site might be an option. Car parking is also needed for people coming from outside the town, e.g. Great Dunmow, Takeley. Park and Ride has been looked at but does not appear to be viable. Shoppers want to come in to the town centre by car and workers are price sensitive. TP8 –h) Conversion of garages is not allowed if parking is reduced to that below the parking standards for the town.
Congestion Caused by the school run – often by parked cars outside the school. Need to ensure schools have drop-off areas. Need to create safer walking buses to school but it was pointed out that a lot of children are dropped off by parents on their way to work. TP10 – need to add Thorley Street, Beldams Lane and Pig Lane. 9 Consultation Statement Appendix 4
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Question of how to define traffic hotspots because can depend on the time of day. Low emission zone would be sensible as old London buses are currently sent out to Bishop’s Stortford! Worth restricting lorries and deliveries to 7 tons in the town centre and would fit in with any plan for pedestrianisation. Tesco has responded to a problem caused by HGVs at Havers Lane Express store by changing to small vans for delivery.
Other Problem of no integrated bus timetables to encourage more use of public transport. Would also be helpful for movement if A boards were banned in town centre. Pedestrianisation of South Street is being considered as a project and a pedestrianisation questionnaire will be circulated to attendees in the near future.
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All Saints, Central, South & part of Thorley Notes for Business and Retail Focus Group 13/10/15
1. Short term and temporary jobs particularly for students. A discussion was had around the type of employment in the area and if there was any seasonal work available or if existing companies could change strategy to include more temporary working arrangements. 2. Warehousing. There is insufficient warehousing in the area and a clearly defined need with Stansted Airport on the doorstep. This was raised by the attendee from Coke Gearing. 3. D2 class premises. There is a lack of leisure facilities in the town. These facilities employ a number of people to operate and would be a welcome addition to the community. 4. Nursery schools. There is a distinct lack of nursery facilities in the town and again these would require staff. 5. Empire Cinema Centre. Is this something that could be developed into something more useful? Do EHDC own/ lease this property?
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Notes for Education Focus group 20/10/15
Attendees:
Nicola McManus, Business Manager, St Joseph’s Chris Ingate, Headteacher, Birchwood Rachel Lawson, Governor, Hockerill Dale Reeve, Headteacher, TBSHS Nicky Gabbani, St Mary’s Catholic School Jean Palfreman, Thorley Pre School Kate Rolph, Thorley Pre School D Gamble, Thorley Pre School Odette Morgan, Windhill Children’s Centre Karen Buffham, Windhill Children’s Centre Tabitha Pearson-Moore, Doodle do Day nursery Jo Hough, Parsonage Lane Residents’ Association Louise Turner, Harlow College Andrea Gilmour, Herts CC Children’s Services Alice Carrington, Herts CC Camilla Brown, Herts & Essex PTA Debs Munro, NP2 Education Team Colin Woodward, NP2 Education Team David Royle, Sawbridgeworth Town Council Anna Chow, Countryside Properties A Calvert, Countryside Properties Steve Losier, Blues Pre-School William Steele, Resident Helen Kirby, Fawbert & Barnard Infant School
Chair: Cathy Tooze (CT) Note-takers: Cathy Tooze and Keith Warnell
Introduction:
CT welcomed everyone to the meeting. All those present introduced themselves.
CT led the meeting through a powerpoint presentation (attached). This included an agenda for this meeting:
1. Presentation on recent consultation outcomes 2. Presentation of the current draft plan 3. Discussion on whether the draft plan meets the town’s needs with respect to developing education provision 4. Discussion on any further concerns or issues in connection with planning for education in the NP2 area
1. Recent consultation outcomes
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All Saints, Central, South & part of Thorley We reflected on the recurring concerns:
• Pressure on school places • Interest in maintaining the highest possible standards in all our schools • Lack of post-18 education • Lack of vocational education • Transport/travel to and from the various educational establishments (geographical location)
We also looked at all the ‘poster’ consultation comments of June 2015:
Areas upon which local community was consulted: “There is a need for new primary schools and a new secondary school in response to future population growth”. (16 like, 3 dislike) “Primary schools are sited to be accessible on foot or bicycle”. (15 like, 1 dislike) “Share school facilities (sports, arts and meeting places) with the wider community”. (12 like) “Primary schools should have site capacity for two form entry”. (9 like, 2 dislike)
Comments made in the course of the consultation: Needs to ensure freedom of choice (mixed, single sex) secondary schools AND not restricted to going to 'nearest‘ Need to ensure ALL secondary schools have sufficient bus transport to/from ALL parts of the town. We're actually very lucky with the range & quality of schools in the town Need to do everything possible to reduce parents ar journeys to school. This causes high congestion & parking problems Parents parking along Parsonage Lane, Church Manor and Stortford Hall park cause a danger to drivers (parking on corners) Good schools open facilities for community Not be a postcode lottery - choice based on children's needs - choice open to all not just those able to afford to buy near chosen school/rent for a year Give priority to Bishop's Stortford children in form of school choice Good schools in the area - we are lucky If you can find a place!! Lack of ANY continuing education for adults - could there be a location Herts regional college could have for day adult courses. More new builds need more schools, doctors, hospital etc etc etc Make it impossible for parents to stop right outside of schools at all times but especially morning/afternoon dropoffs. New school playing field spanning on A Road - Really? New school on Goods Yard? Central, near transport stops ie train & bus Would like Secondary School ie a new one or the original combines TBSHS and H&E? Need a new secondary school now!
We also looked at all the ‘sticky note’ consultation comments of June 2015:
• Schools should offer evening classes in Arts and Drama. 13 Consultation Statement Appendix 4
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• Location not on green belt land. • It would be nice to have some tertiary educational facilities in Bishop’s Stortford, ie a further education college. • There should be provision for post school education, both academic and recreational • Modern eco-friendly buildings with green/play space provided. • What about a sixth form college, currently students travel to Harlow or Cambridge if not entering a local school sixth form. • There should be enough schools to walk my child to both primary and secondary. • More out of hours use of schools for sport, arts etc. Less competition and more co- operation.
Following this, there was a healthy discussion of the various comments.
2. The current draft plan
The meeting read through the current plan and a number of suggestions were made as follows:
• Planning applications for Vocational Education settings would be favoured. • Opportunities to share facilities with the wider community should be utilised. • Fully accessible for disabled people. • Cradle to grave education. • Should take account of other aspects of NP2. • Should retain views across the valley. • Support the creation of Early Years places within EP1, EP2 and EP3. • Vocational and Careers education should be favoured.
CT agreed to ensure that these points are reflected in the next draft of the Education section of the plan unless they are mentioned in other sections.
3 and 4. Discussions on whether the plan meets the town’s needs and whether there are any further concerns or issues with regard to education provision in Bishop’s Stortford.
The group discussed in length. Essentially, given the points listed under item 2 of these minutes, they felt comfortable with the Education Section of the Plan.
C Tooze 22/10/2015
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All Saints, Central, South & part of Thorley Notes for Goods Yard Focus Group 22/10/15
Present: Paul Blows Colin Woodward Murray White John Todd Diane Basavaraj Alyson Bailey George Cutting Stephen Bishop Mione Goldspink Margaret and Ray Haswell David Glass Frances Clapp Sylvia McDonald Anthony Robins Matt Dodds William Steele
Main Discussion Points and Outcomes
Character Improved river paths that don’t just end at the site boundary are needed. In particular, make sure the improved towpath links with the N-S corridor, and the white bridge – Station route links with other surrounding path/cycle routes (refer Transport policies). Could funding be secured to enable this to happen? Architectural style can be bold and modern in the northern end of the site, but southern end (from where site borders river) should be traditional with a ‘Maltings’ flavour. The new retirement flats built by Churchill’s were an example of traditional style with modern materials (but not of how to build close to the river!) Building style should not be monotonous with sufficient variation and quality to avoid a ghetto appearance Buildings should not be too high near the river, but could increase towards the centre of the northern rump of the site. Ground level parking but, if flooding was thought to be a risk, then buildings on stilts should be considered Should there be a landmark iconic building? 60% for; 40% against. Reference was made to ‘The Weave’ building in York, a dramatic example of how modern materials could be used to create an impressive example of innovative styling for the new Hiscox building. It is vital that the site creates a good ‘First impression’ of Stortford – a gateway Softer feel using glass and other claddings to create curves and interesting forms where a modernistic style is appropriate Consideration should be given to maximising sunlight at ground level Consideration should be given to the balance between public and private space which, for example, would be different from the private areas around the John Dyde flats, i.e. more public space.
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Sculpture and other aesthetic features could be used to enhance the public realm The architect should be asked to provide examples of suitable styles (from a style palette, perhaps)
Functional uses A Surgery (or small medical centre) was universally popular – designed for purpose and bigger than South Street Area 3?? Improve public realm near Anchor Street around the Leisure centre forecourt particularly Fishing access should be preserved in such a way not to conflict with enhancing the towpath route for cyclists and pedestrians Car and cycle parking to meet current and future needs is imperative An appropriate number of vehicle charging points should be created with residential parking. Towpath needs to be wide enough, if multi-use (which was favoured, if possible) Modern payment system for car park Primary school access/provision needs to be considered if residential numbers are high. Questions were asked about proposed number of dwellings (600-700 was mentioned) and people expressed difficulty in envisaging how these would be absorbed within the site. Number of John Dyde flats was thought to be a useful comparator, but no one could be sure of numbers. NB. I have since found out there are 200 flats (I believe, looking at the planning application) in the John Dyde buildings. Opinions were divided over whether Dane St. should be 2-way or 1-way. Neither was there a clear consensus about access through the site for cars, although it was widely thought that car access to and from the site for whatever reason should be tightly controlled. Transport interchange, position near train station is key, encompassing all modes. Make it a pleasant walk/cycle from white pedestrian bridge Sense of where the station is needs to be retained and good signage is needed around the transport interchange particularly, but also throughout the site Crossing of Station Road near the Fountain was a popular suggestion for those living in the northern part of the town who would be uncomfortable with walking along the towpath route from the site.
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All Saints, Central, South & part of Thorley Presentation for East of Manor Links Focus Group 26/10/15
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Notes for Sports, Leisure and Community Focus Group 29/10/15
Present: Gary Aldam, Café Scientifique & BS Canoe Club Angela Aldam, BS Canoe Club Terry Archer, Parsonage Residents Hall Sue Belo, NP Team Antony Calvert, Calvet Comms/Countryside Tony Chada, BS Swimming Club Anna Chew, Countryside Properties Sabine Craston, Hockerill College Joe Fitzpatrick, BS Canoe Club Charles Gilbank, Birchwood High School Mione Goldspink Alan Hart, Salvation Army Alan Hazell, BS Community Football Club Rachel Lawson, HAEC Megan Lowe, Salvation Army Christine Meyndorff, Active East Herts Colin Nicholls, NP Team, Sports Lead Pam Spratt, BS Swimming Club John Todd, BS & District Angling Cllr Colin Woodwood, HCC, EHDC, BSTC and NP Team
Main Discussion Points – Feedback on Policies Active East Herts has submitted a report to the Neighbourhood Plan team based on their recent consultation. Concerns of sports clubs need to be included in the introductory text regarding the lack of availability of land, indoor and outdoor facilities. Access to opportunities – when schools refurbish or build new facilities, they need to ensure access to the wider community; also they need to consult with the voluntary sector and with clubs themselves to ensure. It is important to link sport to public health as concerned with prevention not cure. Bishop’s Stortford needs a good sports centre such as Wodson Park as the town is woefully below the public standard. East Herts tends to use the number of private and schools facilities as a cop-out and an excuse not to have more and better sports facilities for the public. The issue is one of community availability – sharing school facilities is okay but there are many times when community access is needed in the morning (for training) and during the day. There is often a conflict of use at certain times. Note that there is a need for community provision for elderly as well and activities for them, e.g. carpet bowls and table tennis (currently people going to Harlow for the latter). Also space is needed for other activities and not just sport, e.g. church, arts. General consensus that the plan is currently places too much emphasis on sports and not enough on community groups, arts etc. Libraries have not been included and should as they can provide community spaces (and do elsewhere).
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All Saints, Central, South & part of Thorley Crime rates are lowered if sports facilities are available but people in BS have to travel elsewhere for many of their activities as they are not available locally. Children’s trampolining have to go to Harlow, swimming to Boreham Wood etc. Swimming facilities in BS badly equipped e.g. need automatic timing systems. Also there is the problem of Grange Paddocks closing early at weekends (7pm on Sundays). (NB. Query as to whether when Grange Paddocks management goes for retender to make longer opening hours part of the requirement). Not many sports activities for disabled people but easy to include them in swimming if facilities are equipped. Active East Herts confirmed that Grange Paddocks is good for training but is often unavailable. Concern from many at the meeting that data used for NP1 and replicated for NP2 are misleading. Data needs to look at publically accessible facilities and not include the private ones, e.g. no public rugby facilities. Also, need to consider flood lighting in the plan as this is usually needed for outdoor facilities. There was a question about having land but obtaining funding for facilities. Apparently, Sport England will look at match funding and will check that the application is in line with the Neighbourhood Plan. EHDC is apparently looking at a scheme ‘Forever Active’ aimed at older people with more use of village halls and is launching the programme at Wodson Park. There was a discussion about Wodson Park and the fact that Bishop’s Stortford really does need a similar facility in the town as the quality and quantity of premises available does not fulfil current needs let alone those from future growth which is substantial. There was an attitude that “if we don’t ask, we don’t get” but it was felt that the data currently being used was inappropriate and misleading as too many facilities are not accessible to the public. Birchwood School intends to include a cycle track and an astroturf pitch in the land opposite the school. There is no public access to the river for disabled people. NB This needs to be taken up by Destination Stortford. It was also commented that there needs to be access to better parking for people to use the river, especially on weekends. There was general consensus that there is a lack of clarity about what “Leisure and Community” include and there needs to be a better explanation as well as more content in the plan itself. More is needed on the arts e.g. music and theatre as Stortford arts facilities are not good and also more on art e.g. needlework and crafts. Also need to consider dance as this also needs special facilities. Community seems to be almost an add-on to the plan but there is the scope and opportunity to do far more. There are insufficient arts centres and a better larger centre is needed for Bishop’s Stortford. There was a discussion about parking around some of the community halls which is not good and it was felt that where the parking about halls is owned by East Herts there is a problem and people are put off. There was a comment about the Rugby Club making their facilities available during the day which is positive as parking there is excellent. There was the view that it was important to include parking in new facilities as well as other equipment, e.g. built-in audio visual facilities. 27 Consultation Statement Appendix 4
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Another suggestion is that there should be more encourage of workplace sports and leisure facilities. These were common in the past but have become less so, although interest is increasing again recently. There should be a requirement for employers to encourage their employees to keep active. (Suggested this should be added to the Business Section.) Also, there was a comment about the lack of cycle tracks and cycle lanes on main roads (e.g. A120) and that these were needed. One resident raised the issue of the affordability of sports in Bishop’s Stortford as most activities are via private clubs charging £50 or £100 per year per sport. Another resident said that there is a lack of playgrounds for children (LEAPs and NEAPs compared with other towns in Hertfordshire). There was the suggestion that the Brake Brothers site should be used as a Leisure Centre. It was also suggested that BS should cooperate with local villages and Uttlesford etc to provide better leisure facilities as BS was ideally placed for access. It was suggested that a sports survey should be undertaken of kids at school. Everyone agreed to feedback any comments on the plan by the end of November 2015.
NB The following comments were sent by Roy Warren of Sport England on 29th October 2015 as he was unable to attend the meeting:
Sport Objectives – Page 8 The proposed objectives are welcomed as they are broadly consistent with Sport England’s planning objectives – see http://www.sportengland.org/facilities- planning/planning-for-sport/aims-and-objectives/ In addition to the objectives set out, it is suggested that a further one is added relating to the protection of existing sports facilities where they are required for meeting the community’s needs. In view of the high demands placed on existing sports facilities in Bishops Stortford, it is important that they are safeguarded against development unless they are replaced with at least equivalent facilities in a suitable location. This will be pertinent in view of the pressures for development for housing and other land uses within the town as exemplified by the sites in Appendix A of the plan that have been put forward for development which contain sports facilities. The inclusion of this objective would be consistent with Sport England’s planning objectives, paragraph 74 of the NPPF and emerging East Herts District plan policy. Same comment for sport related objectives on page 57.
Bishop’s Stortford High School Site – Page 10 As this site contains a sports hall that is used by the community and playing fields which have potential to be used by the community, an objective would be welcomed which ensures that the sports facilities are adequately replaced on any new school site and made available for community use. It is considered unlikely that it will be practical or viable to retain such facilities within a housing development on this site if the school is relocated to a new site.
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All Saints, Central, South & part of Thorley GIP1 and GIP2 – Page 28 These policies are welcomed as they seek to safeguard Bishops Stortford’s most important green spaces, many of which have a function of meeting the community’s outdoor formal and informal sports needs.
GIP 6 – Page 31 As well as enhancing footpaths/bridleways/cycle paths for walking, cycling and equestrian use, consideration should be given to how these routes can be enhanced for running. There has been a significant growth in demand for formal and informal running nationally and locally and to help grow and sustain running demand has increased for marked running routes such as Run England’s 3-2-1 http://www.runengland.info/page.asp?section=3102§ionTitle=Run+England+3-2-1 routes which often involves just the installation of route markers. Consultation should take place with local running and athletics clubs to explore the demand for such routes and what routes would be appropriate. The policy should therefore reflect the role that footpaths etc can play in meeting the community’s running needs and support enhancements to existing footpaths and the creation of new ones that would help develop the running routes network. Same comment for policy GIP7.
TP1 – Page 36 To support the implementation of Policy TP1, reference should be made to developments giving consideration to Sport England’s established Active Design guidance (prepared in partnership with Public Health England) which promotes activity (including walking and cycling) in new developments – see http://www.sportengland.org/facilities-planning/planning-for-sport/planning-tools- and-guidance/active-design/ for details. Reference to Active Design may also be appropriate for supporting other policies in the plan.
Sport Context – Pages 55/56 If available before the neighbourhood plan is finalised, the introductory section on sport should be revised to refer to the key sports facility findings identified in EHDC’s emerging Bishops Stortford Sports Investment Strategy as this should robustly assess sports facility needs using the available data plus consultations with local sports stakeholders. This should be added to the policy context section as well. It should be noted that Sport England would not consider the findings of a neighbourhood plan survey to be robust in terms of informing sports facility issues and needs although the feedback from stakeholders on the Focus Group on Sport would be more representative.
Policy SLCP1 – Provision of additional outdoor sports facilities – Page 58 The policy is broadly welcomed as is supports the provision of new and enhanced outdoor sports facilities. However, I would make the following comments: • If specific sports facility needs are identified in the emerging Bishops Stortford Sports Investment Strategy they should be referenced in the plan and the policy should make specific proposals for addressing the needs which are consistent with the strategy e.g. new sites to be identified, support for new/enhanced facilities on existing sites, greater community use of school sites etc.;
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• The policy should support the principle of new/enhanced facilities which meet an identified need; • The policy should encourage greater access to facilities on education sites which are not currently accessible to the wider community or have potential for greater community access and expect new/enhanced facilities on such sites to available fro community use; • The policy should be extended to cover indoor sports facilities as the policy would be equally applicable to indoor facilities and there are no equivalent policies in the neighbourhood plan relating to indoor sports facilities (other than facilities in the Green Belt which would only be expected to be applicable to a minority of proposals)
Policy SLCP3 – Page 58 This policy should be reviewed against the proposals in the Bishops Stortford Sports Investment Strategy (if available) as this should identify the key new or enhanced facilities that are needed to meet community needs during the plan period
Policy SLCP4 – Page 58/59 Concern is raised about setting a maximum of 30% requirement for buildings/hard surfacing for Green Belt sports facilities as this is likely to be overly rigid for application to every proposal and there is potential for differences of view about interpretation of the area covered by sports facilities, buildings and hard surfacing. For example, would a tennis court be a facility or a hard surface, would the first floor of a clubhouse be part of the area, would the development be the area within the red line area or the area covered by new facilities. Furthermore, there are likely to be some sports facilities such as bowling greens and tennis courts which are relatively small in size but require parking and clubhouse facilities which are not proportionate which could result in such proposals not according with the policy even though they may otherwise be acceptable. To provide sufficient flexibility and avoid interpretation issues the policy should be amended therefore to be more consistent with paragraph 89 of the NPPF which when considering new buildings in the Green Belt allows appropriate facilities for outdoor sport as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it. While expecting new facilities in the Green Belt to be open to the general public for not less than 25% of total hours of operation is welcomed as an aspiration, this may have similar issues with being overly rigid when applied in practice plus may be open to interpretation. For example, would private sports clubs with a membership requirement be defined as being open to the general public, would sports facilities which are proposed for meeting specific needs (such as primary/special schools) but are less suitable for general public use be expected to be open for significant periods, how would total hours of operation be defined (e.g. schools may only define their hours of operation as school hours and therefore expecting 25% of the time to be available for community use would not be possible). To avoid these issues it would be preferable to have an expectation that all new outdoor sports facilities in the Green Belt that are suitable for community use should be made available for the community (rather than a requirement) and that community access will be expected to be secured through a formal community use agreement where appropriate.
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All Saints, Central, South & part of Thorley If the Town Council wishes to retain these requirements in parts a and b of the policy, advice should be sought (e.g. from EHDC) about whether these elements of the policy are appropriate for assessing development proposals against.
Policy SLCP5 – Page 59 The same comments are made in relation to parts a) and b) of this policy as set out above in relation to the similar parts of policy SLCP4. In addition, part a of the policy may be difficult to achieve in practice as it may not be appropriate or necessary for an indoor sports facility development to have open green space e.g. if a new site for a swimming pool was identified in the Green Belt, it would be unlikely to be necessary for substantial green space to be provided as part of the development as it would not be required from a functional perspective. In relation to part b, if new schools with dual use facilities were proposed in the Green Belt it would be difficult to make them available for public use for 75% of the time.
Policy BSS2 – Page 74 As well as the community facilities listed in the policy, sports facilities should be added as this development would provide a rare opportunity for securing additional sports facilities in the south of the town especially outdoor facilities such as sports pitches which could form part of wider public open space. In addition, the policy should expect new schools provided in the development to make their sports facilities available for community use. This will be particularly important if a new secondary school is proposed as this would offer the potential for a dual use sports hall for instance.
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Notes for Bishop’s Stortford South Focus Group 03/11/15
Present: Alyson Bailey, NP2 Team, Team Lead for Bishop’s Stortford South Antony Calvert, Calcomms on behalf of Countryside Properties Keiron Clegg Cllr George Cutting, NP2 Team, BSTC and EHDC R Halford Cllr Robin Lumsden, Thorley Parish Council Sylvia McDonald Debbs Munro, Chair, Parsonage Residents Association Colin Nicholls James Parker, CEO, Bishop’s Stortford Town Council Dale Reeve, Head, The Bishop’s Stortford High School Anthony Robins William Steele Cllr Keith Warnell, Chair of NP2 Team, BSTC and EHDC Andy White, Chair, Southern Country Park Cllr Colin Woodward, NP2 Team, BSTC, EHDC and HCC
Comments Concern – Drainage is currently pervious – how will Thorley be affected? Density figures – 20-25 per hectare. If 36 needs to be specific to site More specific comments on policies:
BSS4 “Minimise extra traffic” – can we quantify?
BSS6 “Must be maintained” – can we quantify? – e.g. specify
View across Stort Valley Locate community green spaces close to Hertfordshire Way to preserve views Aspects at certain points School playing fields to be located to maintain views, i.e. secondary if it happens, primary anyway. Possible option – if Bishop’s Stortford South does not come out of Green Belt
o Release front of The Bishop’s Stortford High School for housing o Build new school on playing fields o Locate playing field on Bishop’s Stortford South o Build bridge over Whittington Way
BSS1 Quantify item e) if possible b) remove “preferably”, insert “housing” Grading at the periphery
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Less than 3 storeys on skyline
Encourage dual-use facilities should TBSHS move Sports facilities on 5ha “gap”
Importance of providing green space – don’t assume Southern Country Park can cope with add-on. Green wedge needed.
BSS4 – add egress to access to
Consider way 20 mph design speed (in Transport policies already)
BSS4a) - add modelling/quantify/”prevent gridlock” or similar
BSS3a) – add Thorley Street to list of roads, plus Pig Lane
BSS5 – can we quantify? Add “conform to environmental standards” BSS6 – degrees of aspect or photos?
BSS7 – Say more Water conservation/rainwater harvesting Innovative
BSHS1-3 – refer to Character Assessment Establish ownership of Spinney BSHS3 to mirror BSS7
Archaeology Some people consider it inappropriate
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Andrea Gilmour E-mail (05/11/2015) Dear Cathy
Thank you for sending through the amended policies following the recent meeting at the Town Council Offices.
I have taken advice from colleagues regarding the wording of EP3. They have suggested the following wording:
School places should be available ahead of residential occupancy and in any case no later than the academic year in which 25% occupancy is anticipated.
Also, should the following words be added to EP7?
The location and access arrangements of new schools should seek to minimise vehicular congestion and traffic impact.
I have copied in my colleague Alice Carrington from Children’s Services for her to provide any additional comments.
Thank you.
Andrea
Andrea Gilmour Principal Planning Officer, Development Services Hertfordshire Property Postal Point CHO313 Hertfordshire County Council, County Hall, Pegs Lane, Hertford, SG13 8DN
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All Saints, Central, South & part of Thorley Matt Dodds E-mail (09/06/2015) Dear Rob
I have attached my comments to email for you. The main comments are: • I have tried to ensure the document is as definitive as possible in its policies. This clarifies what is expected and leads to less conflict in the future. For example a distance of 12m has been specified as a buffer for watercourses. This is supported by the Environment Agency and again has been included in other Local Plans e.g. High Wycombe DC. • I have defined how ecological value (and no net loss to biodiversity) should be determined and how ecological information should be presented. This is the most important one. Once this is in you will have the mechanism to properly value ecological significance of any site....without it you will have to take what you are given, as ecological consultants will say that if a site does not contain ‘priority habitats’ it is not worthy of consideration in the planning process. They try and do this all the time at the moment. This leads to subjective decisions on ecological provision, is not consistent or fair, is open to abuse and is ecologically illiterate. I have attached examples of other councils who have included these clauses in their plans so be reassured there is precedent for this which has been approved by the Planning Inspector. • The basic tenets of my response will be repeated in all Local and Neighbourhood Plans we are asked to consult on. Hopefully if they are applied it will ensure consistency across the whole area.
If you have any questions please get in touch.
Matt Dodds Senior Planning & Biodiversity Officer
Herts and Middlesex Wildlife Trust Grebe House St Michael's Street St Albans AL3 4SN
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Bishop’s Stortford Heritage and Character Assessment The heritage and character assessment, which the Focus Group for Housing & Design within this appendix initiated, is attached to the end of this document.
List of Pre-Consultation Draft recipients Name/Organisation Name/Organisation Continued 1096 Squadron Air Training Corps Herts Sports Partnership 1st BS & Hockerill Scouts Highways Agency 309 Squadron Air Training Corps Hockerill Anglo-European College Abellio Greater Anglia Hockerill Residents Association Abellio Greater Anglia Holy Trinity Church ACRE (DEFRA) Homes and Communities Agency Aecom Hugh Coe Affinity Water Intercounty Estate Agents Affinity Water Isabelle Haddow, East Herts District Council Jacqui Bunce, NHS East and North Aldwyck Housing Association Hertfordshire Clinical Commissioning Group All Saints' C of E Primary School James Grainger Janine Garner, Economic Development All Saints Hockerill Projects Manager Alyson Bailey, Bishop's Stortford South and Bishop's Stortford High School Site Team Lead Jennifer Clarke, Herts CC Alzheimer's Society Jenny Pierce, EHDC Andy White Jim Hook Anne Shirley, Bishop's Stortford Town Council Kay Newton Arriva Kieren Clegg Auditel Knight Frank Estate Agents Baptist Church Leanne Williams Beverley Flowers, NHS Lednor Estate Agents Birchanger Parish Council Lee Kirkland Birchanger Wood Trust Leventhorpe School Birchwood High School Little Hadham Parish Council Birchwood School Lodge Coaches London Essex and Hertfordshire Amphibian Bishop’s Stortford College and Reptile Trust Bishop’s Stortford High School Lords Property Bishop's Stortford & District Talking Newspaper Luke Westwood Bishop's Stortford Chamber of Commerce Malcolm Allan Bishop's Stortford Cycling Club Manor Fields Primary School & Nursery Bishop's Stortford Football Club Manuden Parish Council Bishop's Stortford Football Club Mark Stainsby
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Bishop's Stortford Sports Trust Marketing Kinetics Bishop's Stortford Swimming Club Matthew Green, Herts County Council Bob Fenton, Herts County Council Methodist Church Mike Allen, Business & Employment Team Brian Edwards Lead brianddval@*****.*** Minerals & Wate, Essex District Council British Gas Moat Housing British Judo Association Mobile Operators Association Bryan Thomsett, East Herts District Council Mullocks Wells BS & District Angling Society Nabeil Shukur, NHS BS & District Footpaths Association National Grid BS Allotment and Garden Association, BS Local History Society National Trust BS Beekeepers Association Natural England BS Business Connections Network Rail BS Canoe Club Network Rail BS Chamber of Commerce Next Step, Bishop's Stortford NHS East and North Hertfordshire Clinical BS Community Football Club Commissioning Group BS Cricket Club NHS England BS Cycling Club NHS Trust Hertfordshire BS Estate Agents Nicola, Ffrench, Herts County Council BS Fire Service Nigel Reed, Hertfordshire Scouts BS Hockey Club North Herts NHS (Linda Dent) BS Lawn Tennis Club Northgate Primary School BS Natural History Society Nuffield Health BS Orienteers NW Essex & East Herts Preservation Assoc BS Retail Association Old Thorley and Twyford Park RA BS Running Club Organisation/Person BS Sports Trust Origin Housing Association BS Squash Club Papworth Housing Trust BS Swifts Football Club Paradigm Housing Association Business Stortford Parking, East Herts District Council
Campaign for the Protection of Rural England Parsonage Residents Association Campaign to Protect Rural England Parsonage Surgery Canal & River Trust Pastell Capita Paul Dean Perry Oliver, Bishop's Stortford Rugby Challenger Gym Football Club Chantry Squash Club Peter Douglas Charles David Casson Estate Agents Peter Smith Planning Obligations Unit, Hertfordshire Chris Byatt Property Church Street Surgery Planning Works
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Circle Anglia/South Anglia Portland Road Residents Association Coach and Horses Rhodes Art Comlpex Coke Gearing Rhodes Art Complex Colin Lever Rhodes Art Complex Commons & Greens, Herts County Council Rhodes Art Complex
Community Protection, Herts County Council Rich@*****.*** Countryside Properties Anna Chew Riversmead Housing Association Rob Francis, Green Infrasstructure and CPRE Health Team Lead Cyclist Touring Club Rotary Club of Bishop's Stortford Dave Webber Rotary Club of Stansted and Stort Valley David Glass Russell Property David341@*****.*** S M Coaches Deborah Kearns, NHS East and North Hertfordshire Clinical Commissioning Group Samantha Bailey Dept of Culture, Media and Sport Sarah Jackson, Bishops Stortford Judokwai Dept of Energy and Climate Change Save our Stortford Dept of Environment, Food & Rural Affairs Savills Estate Agent Diane Basavaraj, Transport Team Lead Shaun Cooke Donna Barley, NHS Sikh Society East Herts Footpath Society Silver Leys Scout Group East Herts Parking Services South Street Surgery East Herts Ramblers Association (BS) Southstreet Patient Liason Group Easykey Spellbrook C of E Primary School EDF Sport England EHDC Housing Development Unit St James the Great, Thorley EHDC Landscape Section St Joseph's Catholic Church EHDC Waste Services St Joseph's Catholic Primary School English Heritage St Mary's Catholic School Environment Agency St Michael's C of E Primary School Environment Agency St Michael's Church Environmental Health Services Stansted Parish Council Essex County Council Stephensons Essex Field Club Steve Bish Essex Wildlife Trust Steve Rowlatt Essex Woodland Trust Stort Valley Ramblers Association eurolet Estate Agents Sustrans Farnham Parish Council Sustrans Fields in Trust Sustrans/National Cycle Network Sylvia McDonald, Old Thorley and Twyford Fine and Country Park Residents' Association Fordyce Furnivall, Estate Agents T. Archer Fraidoon Mazda T.J. Parker Gary Aldam Takeley Parish Council 48 Consultation Statement Appendix 4
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Gary Duncan, Countryside TGM Group Grange Paddocks Leisure Centre Thames Water Properties Greater Anglia The Bishop's Stortford High School Greater Anglia The British Horse Society Greg Stewart The British Horse Society Guinness Housing Association The Community Church Haart Estate Agents The Environment Agency Harlow Table Tennis League The Forestry Commission Harlow Town Council The Fountain Harque_hm@*****.*** The Richard Whittington Primary School Havers Action Team The Rose and Crown Haymeads Residents Association The Silver Spoon Company HCC - Rights of Way Service The Woodland Trust Health and Safety Executive Thorley Hill Primary School Hertfordshire Biological Records Centre Thorley Manor Residents Association Hertfordshire Constabulary Thorn Grove Primary School Hertfordshire Constabulary Thorn Grove Primary School Hertfordshire County Council - Head of Transport United Reform Church Hertfordshire LEP Uttlesford District Council Herts & Essex High School Vanessa Barker, Bishops Stortford Judokwai Warwick Road Residents Association Herts & Middlesex Wildlife Trust Whoosh Explore (canoeing) Herts & Middlesex Wildlife Trust Weston Homes Herts CC: Archaeologists Section Whoosh Explore Herts Countryside Management Service Windhill Primary and Nursery School Herts County Council Women in Business Network Herts County Council Woodland Trust Herts Environmental Records Centre Wright & Co Herts Highways Youth Connexions, Northgate Youth Centre
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Pre-Consultation Log Ref Name/ Area Comment Action Reason (polic Organi Taken y No) sation Post Stephen Busin Towards Solutions - Business & Retail - I'm not familiar with what No Change Supports the Policies consul Bishop ess new types of business and retail space is required for tation employments opportunities. I think the range and variety of day shops/restaurants in Bishop's Stortford is good. If there is suitable space in the centre of Bishop's Stortford for businesses, then I'm happy for it to be located there. I think larger business/office space should be located outside the centre in a business park, perhaps located in the same part of Bishop's Stortford as Homebase and Wilkes are. Or maybe there is a new area on the outskirts of Bishop's Stortford that is suitable. If working from home is possible, then yes it should be encouraged. Post Stephen Trans I would like to see increased pedestrian-only access to the High no action already highlighted consul Bishop port Street, as long as it doesn't results in causing transport problems under TP4 and under tation elsewhere in the town. objective 'improve town day centre access, connectivity, amenity and vitality'. Ref Policy TR12 'developer contributions to off-site transport infrastructure'
All Saints, Central, South & part of Thorley Post Stephen Good Goods Yard development - I would like this area to be an open and None I think both the positive consul Bishop s pleasant public space linking the station and transport hub to the and negative comments tation Yard town centre. That said, there might be scope for a couple of new are in line with the GY day small retail stores - perhaps a cafe/restaurant. And may be one policies. office building, but I would not want to see the office and retails stores dominate the area and spoil the current views of St Michael's Church and the town from the station. SLCP3 Angela Sport Having been at the Sports focus group for the Plan, and also at the Noted. We cannot insist that Aldam, s, meeting on a very similar theme Active East Herts, it occurs to me schools share their Bishop' Leisu that it might be helpful to give a clearer definition of what is meant facilities, but can s re by “making such [schools] facilities available for use by all the encourage them to Stortfor and community” (SLCP3.b). I gained the impression that in reality d Canoe Com some schools facilities are not as accessible to sports clubs as it Club munit had been understood they would be. Perhaps rather than talking y about a “specific intention” to make them available, there should be a requirement for a “firm undertaking at an agreed level”? SLCP5 Angela Sport Policy SLCP5 concerns development of facilities on Green Belt and Policy The NPPF does not Aldam, s, the heading refers specifically to both indoor and outdoor facilities. amended to support indoor sports Bishop' Leisu The policy is the product of two former policies – one for indoors cover facilities on Green Belt s re and another for outdoors. The text of the new policy refers only to outdoor land Stortfor and outdoor facilities, but this seems to be a clerical oversight which sports d Canoe Com requires correction. facilities Club munit only y
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Gener Richard Trans Sadly this is pretty much what I expected a lot more houses to reference to al Veale port generate a lot more traffic onto our already overcrowded roads. At 4th one point the plan mentions encouraging traffic out of the town quadrant as centre and onto the bypass, traffic doesn’t use the bypass because aspiration in it’s already badly congested check out the Stansted Road introductory roundabout in the rush hour! A lot more radical and creative statement. thinking is required such as extending the bypass to create a ring Email reply road and/or improvements at the Stansted Road roundabout to to Richard allow bypass traffic uninterrupted passage. Please don’t rely on a Veale (in greater number of people walking or cycling they might say they text section) will if the infrastructure is improved but in practice it won’t happen. People can’t bring bags full of shopping back from town on foot or by bike and parents always opt for the best school for their children not the nearest. I’m not against a greater provision of housing in the area providing the necessary infrastructure changes are properly considered and addressed but in relation to roads this proposed plan just pays lip service to an already existing problem . In its current form I’ll have to vote against the plan as the resulting congestion will make everybody’s lives a misery.
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All Saints, Central, South & part of Thorley Focus Megan Sport I recently attended a meeting at the council offices to discuss the Noted Community facilities Group Lowe, s, planning of sport, leisure and community facilities in the All Saints, covered by the EHDC Salvatio Leisu Central, South and part of Thorley neighbourhood plan. Whilst I District Plan and the NP n Army re felt that good consideration had been given to 'sports' it did come cannot influence their and to my attention that there was a poor representation for other useage Com members of the community who may not be willing or able to munit engage in sport but may, in fact, require a different kind of facility y to increase their wellbeing. I would like to enquire whether you have considered ways to also provide facilities for; low income families, elderly and/or disabled, those with no interest in sport but would still like a place to meet, places for agencies such as CAB/job centre/MAS to work from? The details which I was provided with stated that "healthcare, arts facilities, shopping and leisure facilities, scored a substantially higher disapproval rating. [than the sports facilities in the town]" and yet there was no clear strategy to address this. This has prompted my comments to ask what research you have carried out into the demographic of the current population of Bishop's Stortford with consideration to those you would expect to attract to the area with the new development? The report also stated "Expansion of the town will involve the building of new local community centres" but this appears to be but a drop in an ocean of "sport" related planning. I am very interested in what a cross section of Bishop's Stortford residents looks like, not only in regard to querying what is being considered in the planning but also from our perspective as The Salvation Army who seek "to meet the needs of the residents" [which is yet another quote from the report] and so perhaps indication could assist us, as an organisation, also to try and be relevant to the community of Bishop's Stortford both now and following the planned expansion. Is there any research/findings available that describe what the community of Bishop Stortford looks like to THEN consider what the needs may be? 53 Consultation Statement Appendix 4
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Focus Megan My last observation was concerning SLCP2 - Development or Noted We cannot demand that Group Lowe, expansion of multi-purpose facilities and I just wondered whether facilities are provided by Salvatio there was plans to ensure there was not only 'relevant' facilities a single developer only n Army available but also adequate facilities for the number of potential ask for contributions users? As a group who make use of current council properties I am based on the size of aware that many halls/centres/facilities can get booked rather development which is quickly and so my only other query would be whether any based on a formula from consideration has been given as to the number of potential East Herts. The NP residents who would be accessing the facilities as surely the already encourages provision is based on an assumption that there is a need and those facilities to be therefore they will be used and possibly in abundance? In general built to current we are very keen to see community halls and spaces be made standards available that do meet the many varying needs seen across the residents of Bishop's Stortford and in our contact we haven't only seen individuals who would enjoy sport facilities but those who need a place to meet friends, those who need a place to give back to the community, those who need a place to seek assistance, those who need a place to go because they are shut in, those who need a place to be entertained or taught, and those who need a place to hold community events. I would be grateful if you could:- consider these comments; - Share any information in regard to a community needs analysis, - inform me of any indication of the community demographic, - Give indication of where the current community facilities are; sport, community halls, churches, schools etc. in regard to residential areas; This is to give informed feedback to your planning process and to assess ourselves what assistance we can be to the community we serve. Email Arriva, Trans Thank you for your email, I have had this looked into by the person Michael port who is responsible for this they have come back to advise it all Jenning seems reasonable and have no further comments. I hope this will s, help. Comme 54 Consultation Statement Appendix 4
All Saints, Central, South & part of Thorley rcial Develop ment Manage r Email Dave GI The only issue I spotted was a duplication on pages 83 & 84 – Duplicate Duplication Webber paragraphs 4.10.1.3 / 4.10.1.4 / 4.10.1.5 are repeated as 4.11.1.3 / deleted 4.11.1.4 / 4.11.1.5. Email Stephen GI Green space and the River Stort: Is there scope to enhance the GIP6 edited Clarify support for Bishop visual importance of the River Stort running through the town? I'm to include action already in place concerned that what green space there currently is running Destination alongside the river might be swallowed up by the new riverside Stortford developments - namely those planned from the White Bridge and going south (the Goods Yard development). As I'm sure you agree, the green space that we have is very important and should be trained if at all possible. And other green spaces alongside the river should be improved/enhanced. This would encourage more people to seek the enjoyment of the river and walking alongside it. TP10 Anna Trans We believe Policy TP10, which proposes a nil detriment test, is no action this policy already exists Chew, port likely contrary to Government policy guidance set out in the (although in NP1 (TP1) Country National Planning Policy Framework paragraph 32 this policy is side now policy Propert number ies TP1)
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HDP1 Anna Housi We consider that Policy HDP1 may act to adversely restrict the None HDP1 seeks to give Chew, ng development of strategic sites, and in this way is likely to delay priority to brownfield Country housing delivery in the district, weaken East Herts District development and side Council’s ability to demonstrate a five-year housing land supply (as prioritise the greenfield Propert per the NPPF), and in turn increase the prospects of other options. It is not over ies unsolicited planning applications coming forward on unallocated prescriptive (using the greenfield sites. This would very much be to the detriment of the term ' when brownfill NP2 area development is no longer available'), but should enforce a continual reviewal of known brownfield sites, ensuring the use of suitable infill ahead of the greenfield options.
HDP4 Anna Housi We acknowledge the intention behind Policy HDP4 ‘Part d’ but None HDP4 'Part a' states Chew, ng would suggest it is amended so that it allows flexibility for housing obliges developers to Country mix / proportion of bungalows to reflect the most up to date 'demonstrate how the side evidence (i.e. SHMA) at the time applications come forward proposed development Propert addresses the ies objectively identified needs' within the Town. 4.8.1. Anna We consider that the phrasing of the statement made at para John Rhodes 6 Chew, 4.8.1.6 could be viewed as overtly anti-development and in this Comments Country way could prejudice other policies and genuinely held views side Propert ies
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All Saints, Central, South & part of Thorley HDP6 Anna Housi You may wish to consider further policy HDP6. It is our Included The comment correctly Chew, ng understanding that archaeological finds would be presented in a storage of identifies a major Country museum on a rotating basis, storing items temporarily not on artefacts, not purpose of curating side display just display. artefacts not covered by Propert HDP6 ies 4.8.1. Anna BS To avoid confusion suggest rewording para. 4.8.1.15 slightly as John Rhodes 5 Chew, South follows ‘Bishop’s Stortford South is currently designated as Comments Country Metropolitan Green Belt, but could be removed from the Green side Belt and formally allocated for development when EHDC’s District Propert Plan is adopted sometime in 2017’ ies TP8 Anna BS With regards to visitor parking, it might be worth adding in those no action this policy refers to off g) Chew, South circumstances where additional parking would not be appropriate, road visitor parking Country for example, it may cause congestion along a bus route or principal side access Propert ies
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BSS4 Anna BS Policy BSS4 ‘Part e’ could be clearer. Perhaps add the phrase None Due to a lack of a up to Chew, South ‘Access to the secondary school from St James’ Way should be date Transport Country along principal roads using the primary network within the Statement / Assessment side development’ we have given due Propert regard to NPPF 4.30, ies 4.32 bullet point 2, NP2 - TP6, East Herts Draft District Plan Preferred Options Consulation(EHDDPPOC ) - TRA2. In the EHDDPPOC - BISH7 f, therefore access should be via St James Way.
BSS6 Anna BS We think that Policy BSS6 ‘Part a’ would be more effective if None Due to BISH7 part II the Chew, South specific views – perhaps ‘key views on the high ground’, rather SPD not being prepared Country than ‘all’ indiscriminate views from the Hertfordshire Way were and data from side preserved. In this way those most important to the community consultation and Propert may be understood. questionaires showing ies this objective to be relevant, it will remain. Due to BISH7 part II the SPD not being prepared and data from consultation and questionaires showing this objective to be relevant, it will remain.
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All Saints, Central, South & part of Thorley BSS6 Anna BS Policy BSS6 ‘Part c’ we suggest the intention may be that the policy None Due to BISH7 part II the Chew, South ensure that watercourses must remain largely unculverted. SPD not being prepare. Country Perhaps worth rephrasing for additional clarity. NP2 policy GIP4b which side clearly states Propert watercourse should ies remain, the policy will remain. TP4 David Trans It states a minimum width of 3 metres. This is the minimum width policy now allows flexibility as Glass, port of an unsegregated shared path. The width of a segregated shared amended to widths will need to be Ramble route is 2M plus 2M (i.e. 2M for each.) I mentioned this at the say that variable according to rs Transport Focus group I attended a few weeks ago, (as you did width type of route, yourself!) Please see Width Requirements on page 40 of the should be in segregation, usage flow attached “Local Transport Note 1/12 September 2012 - Shared keeping with etc. Use Routes for Pedestrians and Cyclists” Could it be made clear recommend that the minimum width is for an unsegregated route, or maybe ed include both requirements? guidelines and standards e.g. London Cycle Design Standards and NCN Standards Policy Sue Bisho This section is missing entirely. It is essential as there needs to be Action taken section was missing Conte Belo p's an evidence basis for each policy. I have added some basic xt and Stortf documents but needs updating Backg ord round South
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Policy Sue TBSH This section is missing entirely. It is essential as there needs to be Action taken section was missing Conte Belo S site an evidence basis for each policy. I have added some basic xt and documents but needs updating Backg round Policy Sue East This section is missing entirely. It is essential as there needs to be Action taken section was missing Conte Belo of an evidence basis for each policy. I have added some basic xt and Mano documents but needs updating Backg r round Links Object Sue Visio Objectives in this section do not match the objectives as worded in ives Belo n and the main policy sections Objec tives Policy James Housi Dates needed for several cocuments, e.g. East Herts Draft District Some Conte Parker ng Plan and Affordable Housing, DCLG Technical Housing Standards document xt and and dates added , Backg Desig but some round n documents are evolving/rol ling, so I have put the year they were considered (basically 2015). 4.1.4. James Housi Wording seems clumsy from 'This is consistent with the NPPF Removed Left last sentence as a 1 Parker ng paragraph 52…' to end of paragraph. wording statement of (likely) and leaving fact. Desig NPPF 60 Consultation Statement Appendix 4
All Saints, Central, South & part of Thorley n reference without the words seeking to describe it. 4.1.4. James Housi Paragraph is confusing First 3 Parker ng sentence and should Desig belong to n previous para 4.1.4.2, which leaves para 4.1.4.3 much clearer. 4.1.4. James Housi Appendix 1 - needs to be moved to end of document and Moved by Sensible suggestion 5 Parker ng renamed/renumbered JWP and Desig n HDP1 James Housi Last paragraph - is this legit?!!! None My understanding is a) Parker ng that the NP can and prioritise developments Desig and this is what people n wanted from their questionnaire responses. HDP1 James Housi 'delivering housing at lower densities than in the built up area…'? Re-worded b) Parker ng para. and Desig n 61 Consultation Statement Appendix 4
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HDP1 James Housi Figure needs to be given title and better key to symbols figure Parker ng and Desig n 4.1.4. James Housi Proposals coming forward in Bishop's Stortford should be Add the I disagree! Why would 8 Parker ng exemplary, ideally scoring twelve out of twelve…' - needs word 'aim', we not want our and justification! so reads neighbourhoods to have Desig 'should aim the best, attractive and n to be sustainable exemplary'. developments in keeping with BFL? The onus is to justify NOT complying, as policy HDP2 explicitly says (in the very words suggested by NP1 Examiner). HDP2 James Housi Suggest adding 'Schemes which do not meet these criteria will not Re-word to a) Parker ng be supported unless…' clarify. final and bullet Desig n HDP3 James Housi what does 'exemplary schemes' mean? Needs rewording Re-word to a) Parker ng clarify. final and bullet Desig n HDP3 James Housi must? How could this work? Re-worded. b) Parker ng and Desig 62 Consultation Statement Appendix 4
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4.1.6. James Housi last sentence - Not sure it says anything about demand! Changed to 5 Parker ng say 'how and supply Desig for….could n be increased' 4.1.6. James Housi Paragraph is confusing. Comment - 4.1.6 intro needs a Re-worded. 6 Parker ng good/shortening rationalisation - you lose the thread! and Desig n HDP4 James Housi Who will allocate? Re-word to d) Parker ng clarify. and Desig n HDP4 James Housi Weak Re-word to e) Parker ng clarify and and reference Desig self-build n register. HDP5 James Housi Not a practical policy since how do you apply it to decision making None This is really a stop gap b) Parker ng on an individual development? applying to all and development until EHDC Desig policy catches up. n Policy James GI Local Plan and the Open Space, Sports and Recreation date added Conte Parker Supplementary Policy needs date xt and
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Backg round
4.2.4. James GI (See image above from Google Maps). Copyright? None BSTC to check 8 Parker GIP1a James GI · Southern Country Park None Some are in Green Belt ) Parker · Thorley Wedge – from Thorley Hill to St James Way (Northern but it is considered that Park) a NP must be specific in · Birchanger Wood its protection policies · The Spinney · The Firs Are any of these Green Belt? If so, is there any pioint in the policy in respect of those? GIP1b James GI Query Bishop's Stortford South and East of Manor Links in the None Included as there are ) Parker listing? specific references relating to these in later policies GIP1 James GI All areas listed will need a map Parker 4.2.5. James GI Suggests deleting final sentence or rewording edited Clarification 2 Parker GIP4d James GI What support? Do we mean that we expect the developer to create Action taken See amended BSS6c ) Parker the wildlife corridor? Better specified in Bishop's Stortford South section GIP5a James GI Doesn't impose any requirement on a developer! None Maintain consistency ) Parker with NP1 4.2.7. James GI 'Funding by the developers of the Goods Yard…' weak! Edited Clarification 4 Parker GIP6a James GI Word 'improve' = in the eye of the beholder! None Examples provide ) Parker emphasis
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All Saints, Central, South & part of Thorley GIP6b James GI Last sentence - natural surface - surely it needs an artificial surface Edited Clarification ) Parker if it is to be used as a cyclepath? GIP8a James GI Do you mean any development or do you mean housing or Edited Clarification ) Parker commercial unit development? Trans James Trans Suggests rearranging chapter so that Policies align to those of TP1 completed port Parker port TP2a) James Trans connections to where? no action mentions key Parker port although destinations such as the policy town centre, railway number is station, main now TP4 employment areas and schools. TP2a) James Trans last sentence - this is a comment, not a policy - either remove or wording Parker port turn it into a policy. amended TP2b) James Trans 'identifying options' is not strong enough. Need something wording Parker port actually done! amended TP2d) James Trans 'There will also be a strong presumption against development wording Parker port which does not contribure to relevant designated element' - so I amended can't build a domestic extension. This is unreasonable! TP2e) James Trans Mountbatten's Restaurant may change its name during the lifetime wording Parker port of the plan so better to describe the road junction. amended TP2e) James Trans 'Sustrans Cycle and Walking Network Masterplan Study' - what is no action study to contribute to TC Parker port this? delivery of cycle strategy TP5b) James Trans 'Significant'; 'regular'; 'customer demand' - means none then! wording Parker port amended TP5e) James Trans Duplication of TP5d) wording Parker port amended TP5f) James Trans Who is being encouraged? Will they listen? Why? wording Parker port Re bullet list - what are these? amended to 'supported'
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TP6a) James Trans Goods Yard Area - how is this related to schools? no action route corridor for school Parker port children and for school children using train TP9 James Trans We have rejigged the sections so that NP1 policies come first. noted Parker port TP9a) James Trans Second sentence - not legal to require S106 to cover existing amended agree (now Parker port shortfall! TP9e) ) TP9a) James Trans 'New (public) car parks will be subject to planning conditions… as amended agree (now Parker port if they were East Herts Council-owned car parks' - Why? TP9e) ) TP9e) James Trans a legal agreement should be entered - query word 'should' amended agree (now Parker port TP9f) TP11 James Trans This should be included in TP10 with the first part of the policy amended Parker port omitted TP13 James Trans doesn't make sense - what is 5% threshold? amended b) Parker port TP13e James Trans 'air quality objectives…' which ones? suggest ) Parker port make reference to the Environmen t Act 1995 part IV and change to 'national air quality objectives
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All Saints, Central, South & part of Thorley TP13g James Trans East Herts Council's Air Quality Action Plan - needs proper reference to ) Parker port reference be added TP13 James Trans Policy is meaningless amended agree h) Parker port TP13i James Trans So what do you put next to a busy road instead? Schools? Public amended agree ) Parker port open spaces? TP14 James Trans How does this differ from TP10? Are these just core specific no action off site collective Parker port examples relevant to TP10? Consider amalgamating contributions. Similar policy in draft district plan TP16 James Trans Delete this policy - include in The Goods Yard section instead Merged Parker port TP16 into GY3 Introd James Educa Suggested rewording Modified by uction Parker tion Sue - Cathy to Check 4.4.2. James Educa Suggested rewording Modified by 1 Parker tion Sue - Cathy to Check 4.4.4. , James Educa Suggest that these objectives be deleted as no policies actually 4.4.4 is 4.4.5 Parker tion relate to them important and even if not 4.4.6 related 4.4.5 relates clearly to EP4 specifically to an objective 4.4.6 relates relarly to
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EP7
4.4.7 James Educa Move this objective to end with policy EP5 renumbered as EP7 Cathy thinks Parker tion it should remain as it is HP1d) James Healt Suggest adding 'subject to other policies in force (? And the Edited Clarification and Parker h retention of a 'satellite' GP service within easy walking distance of completeness the town centre?!) 4.6.6. James Busin Verification…' What does this mean? No change Reads OK to me 5 Parker ess (now 4.7.1. 5) 4.6.6. James Busin Last two sentences - Very little retail and surely we should resist No change Not clear what this point 6 Parker ess damaging existing retail areas? means; wording ok as (now stands 4.7.1. 6) 4.6.7. James Busin Amalgamate references/documents into Policy Context and No change Appears to have been 2 Parker ess Background at 4.6.6.8 (now 4.7.2) done already (now 4.7.3. 2) 4.6.7. James Busin Repetitive (NLP) Delete 'following the development of the Old No change Appears to have been 3 Parker ess River Lane Scheme.' changed. There is no (now 4.5.3.3 now 4.7.3. 3)
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All Saints, Central, South & part of Thorley 4.6.7. James Busin Wessex Economics… repetitive. No change Appears to have been 4 Parker ess changed already. No (now other reference to 4.7.3. Wessex E now 4) 4.6.8. James Busin Shift para to before BP1 No change Already done, it appears 2 Parker ess (now 4.7.4. 2) BP2 James Busin Add text 'or its successor policy.' No change Already done Parker ess 4.6.9. James Busin Hertford! Really? Is Hertford "improved"? I'm not sure many Delete Agreed 1 Parker ess would quote Hertford as a "model"! reference to (now Hertford 4.7.5. 1) 4.6.9. James Busin Delete last sentence as it is policy and not needed in the Delete last Agreed 6 Parker ess commentary. sentence (now 4.7.5. 6) 4.6.9. James Busin Delete para as it confuses how the policy is to be applied No change Already deleted 8 Parker ess (now 4.7.5. 8) BP7 James Busin "Secondary shopping frontages" - needs defining No change Already referenced to a) Parker ess STC3 (now BP4
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BP7 James Busin Last sentence - not sure it makes sense Edited Needs a comma a) Parker ess (now BP4 a) BP7 James Busin "secondary retail frontages" - how does this help with the primary No change It protects the primary b) Parker ess frontages? frontages (but is this (now achievable?) BP4 b) BP7 James Busin Add "Market Square and Potter Street". What is the purpose of this No change Already done d) Parker ess policy? (now BP4 d)
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All Saints, Central, South & part of Thorley BP5 James Busin Edge of Town Development - both a) and b) are objectives not Edited Change a) to: Support (now Parker ess policies - HOW will we encourage? the development of new BP6 industrial and/or commercial business centre at the edge of the town where possible.
Change b) to: Support the re-location of current industrial areas within the town or near the town centre to the edge of town to enable change of use of those areas to residential.
BP7 James Busin Is it better to move this policy to the transport section to avoid Removed. BP10a may not be Parker ess confusion? Words enforcable, words added "…with to BP9 to keep basis for access from this policy in Plan. the bypass BP10b should be left to (A120 and the Local and future A1184)" District Plan. added to BP9 BP8 James Busin FMCG what is this? Edited Fast moving consumer Parker ess goods 4.7.2. James The First objective needs to be as 4.7.4 Compromise 1 Parker Good d object (now s agreed by 4.8.1. Yard email and 71 Consultation Statement Appendix 4
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1) changed in both places. 4.7.5. James The This paragraph is inconsistent with the Health Section! I can't alter 4 Parker Good the fact that (now s during 4.8.5. Yard consultation 4) people liked the idea of a surgery in GY. It is not completely at odds with a small majority of people saying doctors surgeries don't need to be in the TC (not quite the same as GY). I disagree they are inconsistent. GY4 James The Delete "as without them any major scheme will not be considered Deleted as Parker Good viable". unnecessary s explanation. Yard
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All Saints, Central, South & part of Thorley GY6 James The 5th bullet "Pedestrian/cycle throughway from train station to Deleted the Parker Good Town Centre…" are the developers expected to build this then? Or bit that s else how? requires the Yard Station Rd crossing leaving the requirement for a Path/cyclew ay within the GY site. 4.8.1. James BS Delete para as it isn't needed Action taken removed due to 5 Parker South duplication 4.8.1. James BS Move to precede 4.8.1.2 (now 4.9.1.5) Action taken Agree with 4.9.1.5 6 and Parker South 4.8.1. 7 4.8.1. James BS Delete para as it isn't needed Action taken removed due to 8 Parker South duplication BSS2 James BS "doctors and dental surgeries" - cannot guarantee these are on site Action taken wording changed to Parker South - see TP1 for acceptable distances. 'health services and facilities' as per (EHDDPPOC) BISH7.h 4.9.1. James TBSH BISH7 is a policy, not a tract of land! Repeat Introduction from Action taken Agree Bis7 is policy 1 Parker S site Vision section - see amendment (now 4.10.1 .1) BSEM James East Does this imply the other roads listed in TP10 do not have to be Action taken Policies reordered and 2 a) Parker of considered? It seems so! List only additional roads or use the same reviewed Mano wording as BSS3
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r Links
4.4.1. Andrea Educa My only comment relates to 4.4.1.8 (quoted below) as there is no 8 Gilmour tion title/figure number for the map showing the location of schools: , The location of primary and secondary schools in the town is Princip shown in figure x below. al Plannin g Officer, Develop ment Service s, Hertfor dshire County Council
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All Saints, Central, South & part of Thorley 3.12.1 John East This paragraph provides an overview of the subject land. The Action taken Introduction alter .1 Pikett, of description of one of the two parcels of land is as "unused Cecil Mano scrubland". Since all land has a purpose and the scrubland does Close r have a purpose, both from a planning and wildlife perspective, this Links needs to be appropriately recorded. My suggested wording for para 3.12.1.1 is: At the moment the two Green Belt areas outlined for development consist of: - a Golf practice area available for, and used by, members of the Bishops Stortford Golf Club - a piece of scrubland which currently acts as a necessary buffer between two separate land uses, the Golf Club (D3 Leisure) and the residential development of Manor Links, Cecil Close and Shortcroft (classified as C3). As well as acting as a planning buffer this area has developed into a settled wildlife refuge (including at times used by protected species). The area for development backs directly on to the gardens of bungalows in Manor Links and two storey properties in Cecil Close and Shortcroft. Hopefully this provides a broader view of the land use against which development decisions can be made. 4.10.1 John East This paragraph provides a less detailed overview of the proposed Action taken Introduction alter .1 Pikett, of development land; bearing in mind the proposed changes above Cecil Mano can you please amend the final sentence in this paragraph to read: Close r One area is scrubland, used as a buffer between the Golf Club Links and existing residential development and a wildlife refuge (including at times used by protected species), the other is a Golf practice area used by members of the Golf Club.
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4.10.2 John East Contains a policy statement (BSEM1) regarding the "Setting and Action taken Policies reordered and Pikett, of character of buildings and dwelling mix." Whilst a two storey limit reviewed Cecil Mano is mentioned in this policy as the intention; this needs to be a little Close r more specific to ensure there is no ambiguity, hence we should Links state "liveable stories." The second part of this policy refers to single storey properties immediately adjacent to Manor Links to meet community needs and for a smooth transition; following the same logic i.e. smooth transition we should state that all property adjacent to the existing development should be private properties (i.e. not affordable housing); this will ensure a smooth transition from the existing to the new development. My suggested wording for this policy is as follows for BSEM1: Housing is to be no higher than two liveable stories with styles and palettes to complement the local landscape and adjacent development of Manor Links, Shortcroft, Mayes Close, Cecil close and Norris Close. Properties immediately adjacent to Manor Links are to be single livable storey only and all properties immediately adjacent to Manor Links, Cecil Close and Shortcroft are to be private dwellings i.e. not comprising part of the affordable housing component of the development. This is to meet community needs and to form a smooth transition from the existing private development to the new development.
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All Saints, Central, South & part of Thorley 4.10.4 John East Contains a policy statement (BSEM3) relating to sustainable open Action taken Policies reordered and Pikett, of spaces and recreational facilities. The policy states in the second reviewed Cecil Mano sentence of statement a), "The development should be sympathetic Close r to wildlife and maintain natural ditches and culverts." I would like Links to expand on this statement to encourage any developer to consider siting wildlife areas immediately adjacent to the existing development of Manor Links, Cecil Close and Shortcroft thereby retaining some of the existing scrubland and providing support for some of the protected species which currently frequent the site. My suggested wording for BSEM3 a) is as follows: This development must include open spaces to enable social interaction for the local community. The development must be sympathetic to wildlife and maintain natural culverts and ditches. Consideration should be given to maintaining some of the existing scrubland as a wildlife haven immediately adjacent to the existing development of Manor Links, Cecil Close and Shortcroft.
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Gener David Housi Your Neighbourhood Plan includes a number of designated Add al Grech, ng heritage assets including: Twyford Comm Historic and · A significant portion of the Bishop’s Stortford Conservation Area hamlet, ent England Desig · 1 Grade I listed building – The Church of St Michael (which also House and n lies within the Conservation Area) Mill to HDP2 · 1 Grade II* listed building – Twyford House (which is located and pre- outside the boundaries of the Conservation Area) amble. · 37 Grade II listed buildings (15 of which are located within the Mention St. Conservation Area) Michael's as It will be important that the strategy you put together for this area Grade 1 safeguards those elements which contribute to the importance of listed. those historic assets. This will assist in ensuring they can be enjoyed by future generations of the area and make sure it is in line with national planning policy.
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All Saints, Central, South & part of Thorley Gener David Housi The conservation officer at East Herts District Council is the best Add al Grech, ng placed person to assist you in the development of your protection of Comm Historic and Neighbourhood Plan They can help you to consider how the unlisted ent England Desig strategy might address the area’s heritage assets. At this point we buildings n don’t consider there is a need for Historic England to be involved that make a in the development of the strategy for your area. However, from an positive initial read of the draft Plan we suggest that you consider contribution identifying the role of undesignated buildings of local interest that to NP are important to the character and appearance of the area and character, which may be afforded a degree of protection through the Plan. failure to This should include those buildings identified in the Bishop’s maintain not Stortford Conservation Area Appraisal as ‘positive’ buildings. an excuse. Consideration might also be given to the public realm, particularly in the central area, where there may be scope for enhancement through undertaking street audits to identify surplus signage or surplus street furniture that might be removed, and paving and poor quality street furniture that might be improved. These works might then be funded through future CIL (Community Infrastructure Levy) payments. Gener David Bisho The draft Plan also includes policies specific to the proposed Include al Grech, p's Bishop’s Stortford South development. There are a number of setting of all Comm Historic Stortf listed buildings in Thorley Street that will be in close proximity to listed ent England ord this development and you may wish to consider additional policies buildings in South to protect their setting. HDP2. Gener David Bisho As well as requiring agreement of a masterplan, these might Email to General points covered al Grech, p's include a requirement for the imaginative use of open space, siting Debbs & by H&D policies. Comm Historic Stortf of school playing fields and SUDs (Sustainable Urban Drainage) etc Alyson ent England ord to buffer the new Thorley Street form the new development, and to suggesting Alyson Bailey: Covered South provide a green corridor through the development to consider for in BISH7 II accommodate the Hertfordshire Way (rather than risk containing inclusion in the route between boundary fences). BSS policies.
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Alyson Bailey: None
Gener David Bisho You may also wish to consider requiring the development to be Email to General points covered al Grech, p's broken down into a series of discreet neighbourhoods, each of Debbs & by H&D policies. Comm Historic Stortf which could have a distinct character, again with footpaths/cycle Alyson ent England ord ways and green corridors separating the neighbourhoods. suggesting Alyson Bailey: Covered South The southern boundary of the development (where it abuts the consider for in BISH7 II A1184) will also form the new edge to the town and again you may inclusion in wish to consider how this might be controlled. You may wish to BSS policies. consider reducing the density of housing along this edge, together with planting to buffer the housing from the road and Alyson accommodate footpaths/cycle routes. Bailey: None
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All Saints, Central, South & part of Thorley Gener David Housi We welcome the reference to archaeology in the Plan and, if you I spoke to al Grech, ng have not already done so, we would recommend that you speak to Alison Comm Historic and the staff at Hertfordshire County Council Archaeological Service Tinniswood ent England Desig who look after the Historic Environment Record and give advice on at HCC n archaeological matters. They should be able to provide details of Historic not only any designated heritage assets but also locally-important Environmen buildings, archaeological remains and landscapes. Some Historic t Records Environment Records may also be available on-line via the this morning Heritage Gateway (www.heritagegateway.org.uk). It may also be 8th Feb and useful to involve local voluntary groups such as the local Civic she confirms Society, local history groups, building preservation trusts, etc. in she has the the production of your Neighbourhood Plan. Dec copy of NP2 from you. We spoke briefly about the Plan and she stressed the need to make sure new (not just 'known') sites are protected. She apologised for not looking at the Plan so far but has undertaken 81 Consultation Statement Appendix 4
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to come back to us with some comments in the next two weeks and any particular emerging locations within the NP2 area that we should highlight. Remove 'Known' from HDP6 title. Gener David Housi National Planning Practice Guidance is clear that where it is See Seq. no. al Grech, ng relevant, Neighbourhood Plans need to include enough 120 above. Comm Historic and information about local heritage to guide planning decisions and to ent England Desig put broader strategic heritage policies from the local authority’s n local plan into action at a neighbourhood scale. If appropriate this should include enough information about local non-designated heritage assets including sites of archaeological interest to guide decisions.
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All Saints, Central, South & part of Thorley Gener David Housi Further information and guidance on how heritage can best be The advice is al Grech, ng incorporated into Neighbourhood Plans has been produced by excellent Comm Historic and Historic England. This signposts a number of other documents and we have ent England Desig which your community might find useful in helping to identify drawn onit n what it is about your area which makes it distinctive and how you wherever it might go about ensuring that the character of the area is retained. is sensible These can be found at:- and useful to http://www.historicengland.org.uk/advice/planning/plan- do so. making/improve-yourneighbourhood/ Gener Diana Gener a) It is very hard to discover precisely what is going on when the Noted, al Fullbro al information is scattered amongst many on-line "places" and never response Comm ok on physical locally placed noticeboards. sent ent Gener Diana Gener b) we fear that the Council, despite being paid for by our taxes, will Noted, al Fullbro al make "plans" in an ANTI-DEMOCRATIC manner response Comm ok sent ent Gener Diana Trans c) we are afraid of scrimping short-cuts, such as your being unable al Fullbro port to obtain (eg from Stansted Airport sources) adequate Comm ok infrastructure grants for new and better roads, traffic lights, round ent abouts, tunnels, and cycle routes Gener Diana Bisho d) The idea of a super school or a new Boys High School with extra None Personal view, al Fullbro p's housing is totally unnecessary and a wierdly grandiose "scheme". supported by many in Comm ok Stortf questionaire ent ord South
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Gener Diana Bisho e) The south of Whittington Way has scenic value (which should None Personal view, al Fullbro p's be protected by the EU (and other groups), and should only kept as supported by many in Comm ok Stortf vital agriculture or extra Southern County Park) being a lovely NP2 questionaire and in ent ord sloping vista over the whole remaining rural Stort Valley. the Green Belt Review South 18.09.15 by Peter Brett Associates for EHDC. Their conclusion was that the suitability of this site for potential development, for release from the Green Belt was low. Gener Diana Gener f) the views of Sawbridgeworth and Leventhorpe School relevant Sawbridgew Makes sense al Fullbro al bodies must be obtained in the regard of any projected southern orth TC and Comm ok creep of BS town structures. Leventhorpe ent to be included in consultees Gener Diana Gener g) There is no joined-up "thinking" in any of this so-called Noted, al Fullbro al planning. response Comm ok sent ent Gener Diana Gener h) You are not co-working with Essex, nor getting much-owed Noted, Duty to cooperate is al Fullbro al beneficial cash for town features from Stansted Airport wealth response principally at the level of Comm ok sent the District plan and the ent neighbourhood Plan has relatively little influence
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All Saints, Central, South & part of Thorley Gener Diana Trans i) Essex bus companies should get together with those in our area no action not within remit of NP al Fullbro port regarding all the matters of totally inadequate public transport Comm ok including un-met special transport needs of children and ent commuters. The latter now have to fight with European tourists and their massive baggage on the traditional commuter route to Liverpool Street. (no baggage compartments).The train companies are placing their long-standing commuting customers at the bottom of the pile. Gener Diana Trans j) There are no published good paper bus and train MAPS to help no action ref TP4 al Fullbro port us and also to demonstrate the total inadequacy of coverage of bus, Comm ok train nor cycle routes for citizens of this town. ent Gener Diana Gener h) YOUR COUNCILS WOULD BE MAD TO PERMIT A "STORTFORD Noted, This is not a decision al Fullbro al NORTH" PLUS PLUS (THE VOTED AGAINST) "STORTFORD SOUTH" response within the remit of the Comm ok sent Neighbourhood plan ent Gener Diana Gener i) Your councils are so keen to concrete over everything we Noted, The strategic housing al Fullbro al wonder if corruption and pressure from landowners and building response allocation is a matter for Comm ok companies is forcing soft-in-the-head Council Staff to do anything sent the District Plan not the ent they like. Neighbourhood Plan Gener Diana Gener j) How are Kent councils able to protect their Weald, and yet Herts Noted, The strategic housing al Fullbro al wants to destroy our beautiful fields of agricultural and other response allocation is a matter for Comm ok landscape? sent the District Plan not the ent Neighbourhood Plan BISH6 Yvonne East I have acquainted myself with plans for the development East of Noted and of Manor Links (BISH6). It is reassuring that the developer, Weston Peter Mano Homes has adopted a consultative approach but there are a Latham r number of features that are unacceptable. Links
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Yvonne East 1 The north pedestrian access into the site from Manor Links is Noted see TP10 and TP11 and of wide enough to become a vehicular access and could be opened up, which partially address Peter Mano if as expected, Area 2 is later developed. This is clear as there is a the residents concerns. Latham r hammer-head at that point adjacent to Area 2 and also at Access Links point 1 at the south of Manor Links. This would result in an unacceptably greater flow of traffic into Manor links should Area 2 be developed. Hence, there must only be one vehicular access into Manor Links from the new development and access point 2 should be made narrower to prevent opening to vehicular access in the future. Town Council should adopt this as a policy for the new development while policies are still in draft. Yvonne East 2 The bungalow on bungalow policy looks fine for the residents of Noted and of Manor Links adjoining the new development but means that the Peter Mano majority of the social housing (two storey) will be behind Cecil Latham r Close. This is not acceptable as it has the propensity to devalue our Links properties and cause noise/disruption from the car park behind our rear boundary. Hence, in addition to the bungalow on bungalow policy there should be a policy which states that all private property adjoining the site must have private dwellings adjoining them i.e. not social housing. The social housing can then be placed at the centre of the site adjoining Area 2 - away from the private properties on Manor Links/Shortcroft/Cecil Close. Social housing should not be built next to existing private dwellings; it is not in keeping with the existing development and does not provide a graded transition. Applying the same logic as the bungalow on bungalow policy there must be a private dwelling on private dwelling policy also adopted.
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All Saints, Central, South & part of Thorley Yvonne East 3 The Policy as drafted which states that dwellings will be no Action taken Policies reordered and and of more than two stories in height needs to be more tightly defined as reviewed Peter Mano two liveable stories - currently it really only sets the ridge height Latham r and does not limit development in a pitched roof. The Town Links Council should make this amendment in the Neighbourhood Plan. Yvonne East 4 The proposed access off Dunmow Road makes little sense and Noted see TP10 and TP11 and of will cause further traffic problems; The exit needs to be combined which partially address Peter Mano with the access to Woodside Avenue and either a roundabout the residents concerns. Latham r installed or traffic lights - this will slow down vehicles approaching Links the existing Manor Links/Dunmow Road Roundabout which is already dangerous at peak times - again for inclusion in the Neighbourhood Plan. Para James & East This paragraph provides an overview of the subject land. The Action taken Introduction alter 3.12.1 Natalie of description of one of the two parcels of land is as "unused .1 Mano scrubland". Since all land has a purpose and the scrubland does r have a purpose, both from a planning and wildlife perspective, this Links needs to be appropriately recorded. My suggested wording for para 3.12.1.1 is: At the moment the two Green Belt areas outlined for development consist of: - a Golf practice area available for, and used by, members of the Bishops Stortford Golf Club - a piece of scrubland which currently acts as a necessary buffer between two separate land uses, the Golf Club (D3 Leisure) and the residential development of Manor Links, Cecil Close and Shortcroft (classified as C3). As well as acting as a planning buffer this area has developed into a settled wildlife refuge (including at times used by protected species). The area for development backs directly on to the gardens of bungalows in Manor Links and two storey properties in Cecil Close and Shortcroft.
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Para James & East This paragraph provides a less detailed overview of the proposed Noted 4.10.1 Natalie of development land; bearing in mind the proposed changes above .1 Mano can you please amend the final sentence in this paragraph to read: r One area is scrubland, used as a buffer between the Golf Club Links and existing residential development and a wildlife refuge (including at times used by protected species), the other is a Golf practice area used by members of the Golf Club. Para James & East Contains a policy statement (BSEM1) regarding the "Setting and Action taken Policies reordered and 4.10.2 Natalie of character of buildings and dwelling mix." Whilst a two storey limit reviewed Mano is mentioned in this policy as the intention; this needs to be a little r more specific to ensure there is no ambiguity, hence we should Links state "liveable stories." The second part of this policy refers to single storey properties immediately adjacent to Manor Links to meet community needs and for a smooth transition; following the same logic i.e. smooth transition we should state that all property adjacent to the existing development should be private properties (i.e. not affordable housing); this will ensure a smooth transition from the existing to the new development. My suggested wording for this policy is as follows for BSEM1: Housing is to be no higher than two liveable stories with styles and palettes to complement the local landscape and adjacent development of Manor Links, Shortcroft, Mayes Close, Cecil close and Norris Close. Properties immediately adjacent to Manor Links are to be single livable storey only and all properties immediately adjacent to Manor Links, Cecil Close and Shortcroft are to be private dwellings i.e. not comprising part of the affordable housing component of the development. This is to meet community needs and to form a smooth transition from the existing private development to the new development.
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All Saints, Central, South & part of Thorley Para James & East Contains a policy statement (BSEM3) relating to sustainable open Action taken Policies reordered and 4.10.4 Natalie of spaces and recreational facilities. The policy states in the second reviewed Mano sentence of statement a), "The development should be sympathetic r to wildlife and maintain natural ditches and culverts." I would like Links to expand on this statement to encourage any developer to consider siting wildlife areas immediately adjacent to the existing development of Manor Links, Cecil Close and Shortcroft thereby retaining some of the existing scrubland and providing support for some of the protected species which currently frequent the site. My suggested wording is as follows for BSEM3 a): This development must include open spaces to enable social interaction for the local community. The development must be sympathetic to wildlife and maintain natural culverts and ditches. Consideration should be given to maintaining some of the existing scrubland as a wildlife haven immediately adjacent to the existing development of Manor Links, Cecil Close and Shortcroft. James & East I very much appreciate the chance to comment on the draft Plan Noted Natalie of including the various policies - a very useful exercise and initiative Mano by Bishops Stortford Town Council. I hope you can understand the r changes made above; my concern is that the description of the Links subject land in the Plan needs to be more detailed and the policies made more strict to ensure that any planning decisions and potential development is in keeping with the area, adjacent residents and wildlife. If you need any clarification please feel free to call me on the telephone number below. Alternatively I look forward to receiving future draft Plans and providing feedback as necessary. BSS3 James BSS Text repeats road names already listed in TP policy referred to. It Actioned removed BSS3 now in Parker should only list ADDITIONAL roads. Whats the evidence of the TP1 need for these additions
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BSS4 James BSS Why will there be additional traffic through Thorley Park given the None BSS4 TO REMAIN and be Parker location of the access points specified in part b called BSS2 BSS4 James BSS should not cause congestion within the development and None BSS4 TO REMAIN and be Parker surrounding areas - should this read or the surrounding areas? called BSS2 BSS7 James BSS This is not specific to BSS. If needed should go in H&D and apply to Actioned removed to H & D Parker any sites where there is a favourable posiition as regards solar/geothermal etc BSS6 James BSS This appears to repeat parts of BSS1c) - suggest to fold into BSS1 None BSS6 TO REMAIN and be Parker called BSS3 4.10.4 James BSHS Paragraph refs missing in reference to NPPF. Parker BSHS James BSHS See comment about BSS7 Actioned removed to H & D 3 Parker 4.10.7 James BSHS Objective Ensure that any development has adequate traffic None 4.10.7 does not exsist Parker planning and mitigation not needed, there is nothing specific here. Covered by TP BSEM James BSEM Text repeats road names already listed in TP policy referred to. It Action taken policy removed 2 Parker should only list ADDITIONAL roads. Whats the evidence of the need for these additions? BSEM James BSEM What's the evidence for part b)? You have given none Action taken policy removed 2 Parker BSEM James BSEM Nothing specific to BSEM. Incorporate into Housing & Design or Action taken policy removed 4 Parker delete BSS Natural BSS See letter None Covered in BISH7 II England TP2 + Natural Trans Policy supported - but see letter 4.2.5. England port 2 GIP4 Natural GI Policy supported - but see letter Edited Metric units to be used England throughout
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All Saints, Central, South & part of Thorley 4.7.2 Canals GI Our main interest is the Old Goods Yard. I would like to add a 'Enhance and point into the Objectives at 4.7.2, to read “Enhance river river Rivers environment and provide visitor mooring infrastructure”. The environment Trust river bank has a soft edge, making it difficult for visiting boats to ' included in moor up. Some timber decks could provide a platform for mooring objective 1. up to and allowing access off, onto the towpath. 4.7.4. Canals We support the objective to make full use of the river and its Suggestion and towpath. We would also welcome reference to moorings here, to added. Rivers encourage visiting boats. Trust GY1 Canals Good We support the proposal for active frontages and moorings to Improved e) and s encourage engagement with the river. wording Rivers Yard Trust GY1 Canals Good We also support the grading of building heights, with lower heights Universally g) and s towards the river. popular! Rivers Yard Trust GY6 Canals Good Pedestrian and Cycle Links - While we would support an improved With a re- and s shared surface for pedestrians and cyclists, it may be difficult, or design of the Rivers Yard potentially inappropriate, to create a 3 or 4m wide path along the way this Trust river, as the soft edge may not be allow sufficient space. whole space is used, we should not rule out the possibility - it is not unrealistic. Add words to protect soft edge to river. 91 Consultation Statement Appendix 4
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GY6 Canals Good It may be appropriate to support a crown lift of the trees along the Add to GY1 and s river, to provide more visibility for pedestrians and cyclists. d) 'mature Rivers Yard trees should Trust be kept wherever possible or, if feasible, crown lifted for use elsewhere' GY Canals Good Our only other comment would be that the Station Road bridge I think this and s parapet could be replaced with railings along its full length, which would need Rivers Yard would open up visibility to the river, and give more of a sense of to be done Trust space for pedestrians on the bridge. as part of the pedestrian bridge works in the pipeline with HCC and actually outside the NP2 area. SLCP5 CPRE Sport Page 64 Policy SLCP5 – the title sentence refers to development of Reference to See Comment to 6 Hertfor s, both indoor and outdoor sports facilities in the Green Belt. Part a) indoor dshire Leisu refers to ‘outdoor’ facilities only. There is no further reference to deleted re policy on indoor facilities and we would suggest that the reference and to ‘indoor’ is deleted from the title sentence. CPRE would not Com support a policy to build indoor sports facilities in the Green Belt, munit other than essential ancillary facilities such as changing rooms and y toilets. The wording in this policy needs to be clarified and to be in line with national planning policy.
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All Saints, Central, South & part of Thorley Thorl David Bisho Should the Bishop's Stortford High School relocate to the current Dale Reeve ey Smith p's Green Belt site south of Whittington Way, account should be taken contacted Meeti Stortf of the impact that the demolition of that school and the subsequent and said ng ord housing construction and traffic would have on Thorley Hill "TBSHS is South Primary School. The relocation of� the Blues Preschool must also working / be considered under these circumstances. We also need to see the closely with Educa proposals for traffic access roads to and from TBSHS housing site The Blues tion should the school move. Thorley Hill Primary School will again be and Thorley impacted by these access proposals. Hill. The school has met recently with leaders of both to keep them aware of developmen ts. It is still very much the expectation of TBSHS that The Blues nursery will also relocate to the BS South site at the same time as the secondary school. As a maintained 93 Consultation Statement Appendix 4
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school, Thorley Hill Primary will continue discussions with the local authority regarding their own needs."
3.1.1. Environ Visio We were disappointed that the overall vision did not include None Need to discuss with 1 ment n and reference to biodiversity and climate change whole team Agency Objec adaptation/mitigation. tives 3.3.2 Environ GI We support the objective to protect and enhance biodiversity. None None requested ment Agency
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All Saints, Central, South & part of Thorley 3.9.2 Environ GI We would welcome an additional objective to protect and enhance Edited Emphasis on river ment the biodiversity of the river Stort. objective supported Agency 4.2.1. Environ GI This is the only part of the document where you refer to surface None Would replicate EHDC 3 ment water. However the plan does not appear to suggest any policies policies Agency relating to surface water drainage for new developments. 4.2.2. Environ GI We support your objectives for this section in as much as they None Edit already includes 2 ment relate to our remit; however we are concerned that there is no River Stort; objectives Agency mention of watercourses and their habitats (‘blue’ infrastructure) need to be broad brush. or other wetland habitats in your objectives. These elements form a key part of biodiversity in your plan area and should not be omitted. 4.2.3. Environ GI We are disappointed that there are a number of key documents Included Relevant ment that you have not included in your reference list; in particular you Agency should make reference to the Thames River Basin Management Plan (TRBMP) and East Herts Strategic Flood Risk Assessment (SFRA). GI Environ GI You should also make reference to the Defra document Included Relevant ment ‘Biodiversity 2020: A strategy for England’s wildlife and ecosystem Agency services’ at some point within your plan which states opportunities should be sought to increase the size of designated natural wildlife sites, increasing connectivity between such sites, enhancing both green and blue corridors as well as creating new priority habitat where feasible and appropriate. 4.2.5 Environ GI In the sentence “Biodiversity, as a measure of the variety of Edited Agreed ment organisms present in an ecosystem, must be maintained and Agency preferably, improved”, we suggest you remove the word “preferably” to make the sentence stronger and more robust.
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GIP4: Environ GI We welcome this policy, particularly parts b), c), and d). This is first point: need to be realistic Protec ment because the inclusion of a 12 metre (m) buffer zone and re- left as is. about unknown future t Agency naturalisation of modified watercourses are both in compliance Other points wildlif with the TRBMP. The National Planning Policy Framework states accepted e and that neighbourhood plans must reflect and where appropriate and edits increa promote relevant EU obligations and statutory requirements: This applied se includes the Water Framework Directive (WFD) of which the biodiv TRBMP aims to implement at a local level. However we have ersity concerns that some words in part b) are weakening the policy’s stance. This is because the inclusion of the wording “wherever possible” and “unless circumstances dictate otherwise” seem to dilute your aspirations. Please could clarify what circumstances would not make a 12m buffer zone possible? To make this policy even stronger we suggest you amend the wording in point b) to “an appropriately managed buffer zone of 12m is incorporated between the built form and the watercourse”. To ensure this occurs, you may wish to request a management plan and details of any landscaping as standard with developments adjacent to watercourses. Furthermore, only UK native species can be planted within this buffer zone. You could expand the policy to include a stance on new development that might propose to modify existing watercourses. For example we suggest something like: “We will not support any new development that may result in deterioration of an existing watercourse”. This is a key requirement of the TRBMP where there must be No Deterioration in WFD status. The risk of WFD deterioration from physical works is assessed by considering direct and indirect impacts to: § physical habitat § water quality § fish § macrophytes § invertebrates 96 Consultation Statement Appendix 4
All Saints, Central, South & part of Thorley Some activities that may result in Deterioration include culverting, installation of weirs and canalising channels
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GIP4 Environ GI With reference to part d) it is unclear what you mean by ‘wildlife No change We know what we mean d) ment corridor’, as we are unable to locate the document reference. Agency Therefore, this will need some clarification. GIP5 Environ GI We support that you have considered and intend to use surface No change supported ment appropriate materials for the paths. This is especially important in Agency areas adjacent to watercourses where every opportunity for naturalisation should be sought. 4.2.7. Environ GI We support the proposals for green planting to improve Edited agreed 2. ment biodiversity but please be aware that it should only be native Agency species within your 12m buffer zone. GIP6 Environ GI We support part b), and are pleased to see that you acknowledge No change supported ment that although leisure use needs to be increased, wildlife should Agency also be protected. 4.2.8. Environ GI This section identifies the River Stort as a fluvial flood hazard. This No change flood risk limited in NP2 1 ment could be strengthened by including a reference to the tributaries of area ro Stort Agency the river which also run through the town. You should also consider including a reference to climate change and the fact that the existing risk will increase in the future. You could go further by commenting on which areas in the neighbourhood are at a higher risk. GIP8 Environ GI This is your chance to make sure any aspirations for the area are Reference Unclear we can be ment met. As you have already acknowledged the flood risk associated made to categoric; needs Agency with this area, we query whether it is necessary to have any climate discussion with team development in Flood Zone 3 (FZ3). If you believe there are other change, areas outside of FZ3 that can accommodate the necessary growth, otherwise, you should rewrite the policy to state that no development can no change take place in FZ3 whatsoever. We would also like to see a reference to climate change in the policy itself and a consideration of the risks in the future.
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All Saints, Central, South & part of Thorley GIP8 Environ GI With regards the fluvial flood map on page 37, you should consider BSTC team I cannot do this myself ment providing an online link to this as the figure within the document to do Agency may go out of date. This is available at: http://maps.environment- agency.gov.uk/wiyby/wiybyController?topic=floodmap&layerGro ups=default&lang=_e&ep=map&scale=7&x=531500&y=181500 GIP8 Environ GI Your policy could also go further in its closing section by including Edited Agreed ment the following ‘...risk of flooding has been minimised and reduced Agency wherever possible and that any residual flood risk can be safely managed.’ GIP8 Environ GI It is disappointing that this policy only refers to fluvial flood risk. No change Consider within housing ment You should incorporate other sources of flooding such as section Agency groundwater and surface water and how these risks can be managed. Sustainable Drainage Systems (SuDS) provide a great opportunity to improve the quality of surface water. It would therefore be beneficial if you incorporate the promotion of SuDS within this section of the plan. In particular there would need to be reference to Greenfield run off rates and how the SuDS hierarchy has been followed. Information on this can be found at http://www.sustainabledrainagecentre.co.uk/suds- hierarchy_c2236.aspx. GIP8 Environ GI Including a surface water flood map would also be useful. Further No change Consider within housing ment information regarding this risk can be found at section Agency http://watermaps.environment- agency.gov.uk/wiyby/wiyby.aspx?topic=ufmfsw&scale=7&ep=ma p&layerGroups=default&lang=_e&y=181500&x=531500#x=53126 8&y=179734&scale=9. 4.7.1. Environ The You could specify in the opening sentence that it is the River Stort Added 1 ment Good running next to the site. Agency s Yard
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4.7.2: Environ The There are WFD actions for this stretch of the Stort in the TRBMP It is not the ment Good and should redevelopment occur we would expect these actions to job of the NP Agency s be included. You can access any information regarding this to replicate Yard waterbody on our external database: Catchment Data Explorer: statutory http://environment.data.gov.uk/catchment-planning/. obligations. The requirement s are implicit in the objectives. 4.7.3. Environ The As with paragraph 4.2.3 we are disappointed that there are a Add to list 1. ment Good number of key documents that you have not included in your and a new Agency s reference list such as the TRBMP and East Herts SFRA para 4.7.4.4 Yard to highlight the proximity of the site to the river and to follow flood risk assessment process. GY1: Environ The Part g) of the policy is inconsistent with an earlier policy in the Changed to Impro ment Good plan GIP4. This policy specifies an 8m undeveloped buffer zone be 12m or ved Agency s instead of the 12m specified earlier. This discrepancy will need to more (it is public Yard be acknowledged and reasoning for it clarified. likely to be realm 20 metres) 4.8: Environ BS This is a significantly large development where you will need to ment South consider all environmental impacts such as surface water Agency drainage, water efficiency and sewerage infrastructure. BSS6: Environ BS We support this policy, particularly part c).
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All Saints, Central, South & part of Thorley ment South Agency BSS7 Environ BS We are confused as to why water conservation systems are There are 2 ment South included as a renewable energy. While we agree that new points here:- Agency developments need to be more water efficient, this is applicable to 1 - 'water the whole neighbourhood plan area which is under severe water conservation stress, not just Bishop’s Stortford South. In light of this we suggest systems' this could work better as a separate policy with more information. should be We would encourage you to include policies relating to water deleted from efficiency and conservation, including a policy for new BSS7 and the developments to achieve a water efficiency standard of 110 litres remainder of per person per day and non-residential development to similarly the policy achieve a BREEAM ‘excellent’ rating for water. This is in line with re-worded Government Optional Housing Standards for water efficiency to be clearer. which can be found 2 - HDP2 at:http://planningguidance.planningportal.gov.uk/ (and its preamble) should have new sub- section to include the Government Optional Housing Standard because the condition does not apply to the whole District.
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BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT FEBRUARY 2016
CONTENTS
Introduction, Approach and Consultation...... 4 Context ...... 7 Historical Development ...... 11 Character Assessment ...... 13 Appendix A: Glossary of Terms and References ...... 43 Appendix B: Schedule of Heritage Assets ...... 43 Appendix C: Historic Maps ...... 47
AECOM Infrastructure & Environment UK Limited (“AECOM”) has prepared this Report for the sole use of Project Role Name Position Actions Summary Date Bishop’ Stortford Neighbourhood Forum (“Client”) in accordance with the Agreement under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice Researcher Gemma Woodfall Senior Landscape Draft 25.01.2016 included in this Report or any other services provided by AECOM. Architect, AECOM Where the conclusions and recommendations contained in this Report are based upon information provided by others it is upon the assumption that all relevant information has been provided by those parties from Project Manager / Jon Rooney Associate Director, Detailed comments on 29.01.2016 whom it has been requested and that such information is accurate. Information obtained by AECOM has not Technical Specialist AECOM report content been independently verified by AECOM, unless otherwise stated in the Report. The methodology adopted and the sources of information used by AECOM in providing its services are Qualifying Body Murrary White Bishop’s Stortford Comments on draft 22.02.2016 outlined in this Report. The work described in this Report was undertaken in the period November 2015 to Town Council report January 2016 and is based on the conditions encountered and the information available during the said period of time. The scope of this Report and the services are accordingly factually limited by these circumstances. Director/QA Andrew Harris Technical Director, Review final report 04.03.2016 Where assessments of works or costs identified in this Report are made, such assessments are based upon the Heritage information available at the time and where appropriate are subject to further investigations or information which may become available. Technical Specialist Jon Rooney Associate Director, Finalise report 08.03.2016 AECOM AECOM disclaim any undertaking or obligation to advise any person of any change in any matter affecting the Report, which may come or be brought to AECOM’s attention after the date of the Report.
Project Coordination Ffion Batcup Project Co-ordinator Issue final report 10.03.2016 Certain statements made in the Report that are not historical facts may constitute estimates, projections or other forward-looking statements and even though they are based on reasonable assumptions as of the date of the Report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. AECOM specifically does not guarantee or warrant any estimate or projections contained in this Report.
Where field investigations are carried out, these have been restricted to a level of detail required to meet the stated objectives of the services. The results of any measurements taken may vary spatially or with time and further confirmatory measurements should be made after any significant delay in issuing this Report.
Copyright
© This Report is the copyright of AECOM Infrastructure & Environment UK Limited. Any unauthorised reproduction or usage by any person other than the addressee is strictly prohibited. BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Introduction This report presents a summary of the history and character of the All Saints, Central, South and part of Thorley Parish areas of Bishop’s Stortford, which lie within the district of East Hertfordshire. It has been prepared by consultants at AECOM on behalf of Locality, working closely with Bishop’s Stortford Town Council and is based on a detailed appraisal of the area carried out through desk study and fieldwork. Landscape is defined by the European Landscape Convention as “….. an area, as perceived by people, whose character is the result of the action and interaction of natural and / or human factors.” This definition is broad and encompasses natural, rural, urban and peri-urban areas. Landscape character assessment is a process used to describe and articulate what is special and distinctive about a particular place by identifying recognisable patterns of elements or characteristics that make one landscape different from another. The information generated through the process of characterisation canbe used as evidence to support the planning and design process. This approach is supported by the National Planning Policy Framework (NPPF), which states that neighbourhood plans should develop robust and comprehensive policies based on an understanding and evaluation of its defining characteristics (DCLG, 2012). In doing so, policies can ensure that development responds to local character and history, and reflects the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation. Approach The approach of this study follows well-established landscape character assessment techniques. The detailed desk study and fieldwork carried out to inform this assessment underpins the classification and description of character areas and broadly follows the process set out in the “Approach to Landscape Character Assessment” (Natural England, 2014). This approach has been tailored to meet the specific needs of the neighbourhood planning process and draws on further best practice guidance including: • Using Historic Landscape Characterisation (Historic England 2004); • Character and identity Townscape and heritage appraisals in housing market renewal areas (Historic England and CABE 2008); and • Understanding Place Historic Area Assessments: Principles and Practice (Historic England 2010). Historic England, previously English Heritage has issued a number of guidance and best practice notes covering a range of issues in relation to the conservation and management of historic places and heritage assets all of which are available on the Historic England website (https://historicengland.org.uk/advice/ planning/).
Shops on South Street
4 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Public consultation Members of the Town Council, local community and local interest groups were invited to share their knowledge and experience of the history and character of the area at a workshop held on 15 October 2015. The observations made have been used to inform the study. Groups were formed to discuss the following aspects of character: • Topography and hydrology; • Movement and connectivity; • Urban structure, built form and land use; • Heritage • Green space and public realm; and • Views. A number of key considerations emerged from the group discussions, which have informed the preparation of the study. These are summarised below: River Stort and Valley • Experience of recent block building close to river restricts sunlight and impacts plant and wild life; • Development has turned its back on the River; • Failure to value it as a community asset; • Road, river, railway concentrated in one channel; • Open views across the valley would be affected by building above two storeys; • Rhodes Centre - Building well used as Arts Centre and Museum but not designed for purpose and is some way from Town Centre. • Flooding across main road at Thorley Wash Stream/ SSSI Thorley Wash. Hockerill Town Centre • Regularly breaches Government (and EU) air pollution thresholds; • Retains a strong market town history and character; • Listed building on junction (The Cock) is both loved and hated but viability • Narrow, historic streets are typical; is in doubt; • Access and connections to/from; • South western quarter is unsightly, tatty. • Dominated by inappropriate blocks of flats (and The Mill); Thorley • Pockets of nondescript buildings detract from overall appearance (South • Pubs and inns were historically important staging posts on the route from Street); London to Cambridge; • Poor integration with riverside; • Agricultural setting and access to green space are key characteristics; • There is a pinch point at the southern end of South Street; • East-west permeability can be an issue. • The Maltings - Appropriate uses not obvious and almost the last example of There was also a general concern that Failure to preserve heritage features in historic riverside architecture; new development and that consequently heritage features are being lost. • The Maltings - Vehicle, cycle and pedestrian accesses poorly managed and intermingled; Heritage and Character workshop, 15 October 2015
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HISTORICALCONTEXT DEVELOPMENT BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Context This section of the report describes the location and context of the All Saints, Central, South and part of Thorley Parish areas of Bishop’s Stortford and summarises current planning policies which are relevant to the study. Bishop’s Stortford is located in the north-eastern part of East Hertfordshire, and shares a boundary with Essex, which lies to the east, as shown on Figure 1. It lies approximately half way between Stevenage, 22km to the north-west and Chelmsford, 24km to the south-east. London Stansted Airport, a major transport hub and centre for local employment, is located approximately 5km to the north-east. Bishop’s Stortford occupies a key location on the London- Stansted-Cambridge growth corridor with central London approximately 42km to the south and Cambridge 36km to the north. This assessment covers the All Saints, Central, South wards of Bishop’s Stortford and part of Thorley Parish, which together cover approximately 8.2km2 and are home to around 26,000 people. These areas together form the southern part of the town. As shown in Figure 2, the area is well served by transport links. Access from the busy M11, which lies to the east of the town, is via Junction 8 to the north east of the town. This major junction, which also provides access to Stansted Airport, links to the A120, which forms part of the ring road which skirts the northern and western sides of Bishop’s Stortford, the A1184 forming the southern section. There are no junctions from the M11 close to the southern part of the town making the A1184 Cambridge Road the main route into the town from the south. Access into the town is provided by a series of local roads linked by the ring road, including the A1250 Hadham Road, B1383 Hazelend Road and A1060 Hallingbury Road. The town lies on the mainline railway between Cambridge (30 minutes) and London Liverpool Street (40 minutes) with a station in the centre of the town and the northern part of the study area. The railway line, which runs broadly parallel to the narrow and meandering River Stort, effectively divides the town into two halves. Despite its proximity to London Stansted Airport and major transport routes, Bishop’s Stortford has retained a largely rural, agricultural setting, which has prevented its coalescence with nearby settlements including Sawbridgeworth to the south and Stansted Mounfitchet to the north east. However, the noise of traffic and aeroplanes on the London Stansted flightpath affects tranquillity Figure 1: Location and Context. Contains OS data © Crown copyright (2016) across the area. the underlying geology. Soils along the route of the River Stort are classified the study area. In places, particularly close to the town centre, steep gradients Geology and Soils as loamy and clayey floodplain soils with naturally high groundwater. There is are noticeable along the streets which lead away from the river where buildings no information for the majority of the urban area but the areas to the east and step up the hillside. The route of a minor tributary of the River Stort is visible The underlying bedrock of the area has a strong influence on its topography. west are identified as lime-rich loamy and clayey soils with impeded drainage in the western part of the area where a linear open space divides the urban A narrow band of Lewes nodular chalk formation and Seaford chalk formation and to the north and south as freely draining slightly acid but base-rich soils (UK development. follows the route of the River Stort through the centre of the area. This coincides Soil Observatory, 2015). with superficial deposits of alluvium. This is flanked by Thanet sand formation The River Stort, which rises to the north in the village of Langley near Saffron and Lambeth group (undifferentiated) - clay, silt and sand, which extend a short Topography and Hydrology Walden, is narrow, meandering and branching. Ponds and small lakes, which are way up the sides of the valley of the River Stort, extending into narrow gulleys, the legacy of former mineral extraction, are a feature, particularly in the south. particularly to the west. The eastern and western parts of the area are formed The action of the River Stort on the soft underlying bedrock of the area has had Networks of ditches also cross this area, suggesting that the land here has been by London clay (BGS, 2015). a strong influence on its topography, as shown on Figure 3. The land rises either drained. The river is navigable, with locks at Twyford Mews and Stylemans side of the River Stort, which lies at approximately 51-58m Above Ordnance Farm, and is used by pleasure boats and narrow boats. The Soilscapes map indicates that the soils in the area largely coincide with Datum (AOD), to high points of approximately 95m AOD in the west and east of
8 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Local Planning Policy East Hertfordshire Local Plan, 2007 The Local Plan forms part of the statutory Development Plan for District of East Hertfordshire. Saved policies from this Local Plan will continue to formpart of the Development Plan until they are replaced by new policies prepared as part of the East Herts District Plan. The district plan will set out a Development Strategy and Development Management policies from 2016 to 2031. Saved policies from the Local Plan which are relevant to heritage and character are discussed below. Green Belt and Countryside Green belt covers 36% of the neighbourhood plan area and is mostly confined to the rural areas in the south around Thorley and in the east between Hockerill and the Birchanger Green motorway services adjacent to junction 8 of the M11. A narrow strip of green belt, which extends into the western part of the area, is defined by a green corridor which separates two areas of residential development. Local Plan policy GBC1 states that “permission will not be given for inappropriate development unless very special circumstances can be demonstrated that clearly outweigh the harm by reason of inappropriateness or any other harm.” Policy GBC14: Landscape Character relates to the preparation of a landscape character assessment for the district, which is discussed further below. It states that development proposals will be “required to improve and conserve local landscape character by (a) conserving, enhancing or creating landscape features which are considered desirable to strengthen local landscape character; (b) contributing to the strategy for managing change, with reference to the Landscape Character Assessment for the area; and (c) enhancing or conserving key characteristics and distinctive features, as identified in the Landscape Character Assessment.” Shopping and Town Centres This section of the plan contains policies which consider shopping and retail developments particularly within town centres. Policy STC1 states that the “preferred location for new retail development and proposals for other key Figure 2: Study area location. Contains OS data © Crown copyright (2016) town centre uses, will be town centres followed by edge-of-centre sites”. Planning Policy Context Planning Practice Guidance, 2014 Shopping frontages are dealt with by policies STC2 and STC3, which do not permit the change of use from shops to non-shop uses in primary shopping National Planning Policy Planning Practice Guidance was reviewed, catalogued and published onthe internet by the government in 2014 (DCLG, 2014). The section on design frontages whilst allowing some change of use within secondary shop frontages where this would not result in an excessive concentration of non-shop uses. National Planning Policy Framework (NPPF), 2012 includes guidance on promoting landscape character (Paragraph: 007Reference ID: 26-007-20140306). It states that “development should seek to promote Environment and Design The NPPF requires local authorities to set out in their Local Plan a positive character in townscape and landscape by responding to and reinforcing locally vision for the enhancement and enjoyment of heritage assets (DCLG, 2012). distinctive patterns of development” and that the “successful integration of new Policy ENV1 concerns design and environmental quality. It states that all Part 12 Conserving and enhancing the historic environment clearly states that development with their surrounding context is an important design objective”. development proposals will be expected to be of a high standard of design and local authorities should recognise “the desirability of new development making layout and should reflect local distinctiveness by complementing the existing a positive contribution to local character and distinctiveness” and should seek pattern of street blocks, plots and buildings and should relate well tothe “opportunities to draw on the contribution made by the historic environment to the character of a place”.
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massing and height of adjacent buildings and to the surrounding townscape. Other policies in this section of the Local Plan which are of relevance to the heritage and character of the area include ENV2, ENV11, ENV17, ENV18 and ENV23. Built Heritage This section of the Local Plan recognises the extremely rich heritage ofthe District in terms of its man-made environment, including individual buildings and townscapes of historic and architectural importance. It contains a number of policies which are of relevance this heritage and character assessment including policy BH5, which relates to extensions and alterations to unlisted buildings in Conservation Areas and BH6, which relates to new developments in Conservation Areas. Leisure, Recreation and Community Facilities Policy LRC3 sets out the recreational requirements in new residential developments in line with the Council’s standards for open space provision either on site or through contributions to off-site provision. Providing there are no significant adverse effects on the natural environment or local amenity, policy LRC5 permits provision of suitably located facilities for informal recreation and opportunities for increasing public access to countryside recreation where appropriate. Bishop’s Stortford The Local Plan also contains policies which are specific to Bishop’s Stortford. Policy BIS1 defines a Special Countryside Area, which lies between Areaof Special Restraint 3 and the by-pass in the north-western part of the town where “the provisions of Policy GBC1 will apply, until such time as a strategic need for development is established”. A number of policies in this section relate to specific sites including BIS10 Town Centre Sites for Redevelopment, BIS11 The Goods Yard/John Dyde Training College Site, BIS12 The Mill Site and BIS15 Eastern Hertfordshire Area Plan – Bishop’s Stortford. Landscape Character Assessment SPD, 2007 This supplementary planning document supports Policy GBC14 of the Local Plan (East Herts District Council, 2007). Whilst it is focussed on preserving and enhancing the local distinctiveness and character of the landscape outside the main settlements, it provides some context for the character of the setting of Bishop’s Stortford. It includes a set of guidelines for managing change, which have been considered in the preparation of this assessment. Neighbourhood Planning Policy Figure 3: Topography. Contains OS data © Crown copyright (2016) Bishop’s Stortford Silverleys and Meads Neighbourhood Plan, support growth. Policy HDP2 relates to the setting and character of buildings, 2014-2031 streets and spaces and states that developments which can demonstrate high This neighbourhood plans covers the northern part of Bishop’s Stortford and quality and empathy with their setting within the Neighbourhood Area will be shares a boundary with the neighbourhood plan for All Saints, Central, South supported. wards of Bishop’s Stortford and part of Thorley Parish and therefore provides important context to this assessment. The overall Vision for the Neighbourhood Plan seeks to retain the unique market town characteristics and medieval charm of the area whilst providing the additional infrastructure and housing needed to
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HISTORICAL DEVELOPMENT BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Historical Development United Reformed Church in 1860. The opening of the Great Eastern Railway in While these developments served as a precursor to the post-war residential the mid-19th century was another integral aspect in the growth of the town. An growth following World War II, Bishop’s Stortford still retained its village Bishop’s Stortford established itself around a ford across the River Stort, which OS Map from 1878 displays the dense historic centre of Bishop’s Stortford while atmosphere as the Thorley area in particular remained predominantly flows north to south through the town. It is likely that Waytemore Castle, the area surrounding the centre was still largely open land. undeveloped, evident in the OS map of 1960. In order to accommodate the built during the time of William the Conqueror, was strategically placed to growing population, several large scale infrastructure programs were carried control the river. Sometime after 1066, the castle was acquired by the Bishop By 1901 the population of Bishop’s Stortford was over 7,000 and would double out during the second half of the 20th century. A 1970s multi million pound of London. By the early 13th century the town became a pawn in the disputes twice more during the century. St Joseph’s Church was constructed and scheme involved diverting the River Stort and filling in the disused terminus between the Pope and King John (Bishop’s Stortford History). Evidence from completed in 1906, built where the stable yards of Wind Hill House previously basin of the navigation and mill stream just to the north of the area to build a a subsidy collected in 1340 classified the town as a Borough with Hertford, stood to the immediate west of the Church of St Michael. The town remained library and multi storey car park on the site. The scheme did not fully address assessed separately from the rest of the county, and as the head of the Bishop primarily agricultural and, while still making malt, there was also flour making, the traffic issue and by 1996 a 15 year, £21.5 million transportation plan was match making, and light engineering. While the town served commuters into created to improve access, provide parking, decrease traffic congestion and of London’s barony the town was important enough to send members to during th th London in the 19 century Bishop’s Stortford solidified itself as a commuter encourage cycling (Cooper, 2005, p. 122). the 14th century (William Page, 292-306). During the 15 century the Church th of St Michael was constructed. A number of inns appear in the early records town during the 20 century. of the town, many of which still remain today. Notable inns include, the Boars Plans for the expansion of Stansted Airport to the north-east of the town were Head Inn on the High Street built around 1600, and Grapes Inn of the 16th or 17th approved in 1985 and the new terminal was opened in 1991. This growth, along century on South Street. Fairs were held three times a year in Stortford, partly with the precedents set by the post-war developments to the immediate south within the churchyard until the 16th century, demonstrating the early influence of New Town and Parsonage Lane, resulted in the widespread development of of the market town. the Thorley area. By 1997 it was estimated that the town had acquired 10,000 new homes in the last 20 years (Cooper 123). While Bishop’s Stortford has In addition to the numerous inns, many homes were built as well, particularly transformed greatly over the years as it responds to modern times, other large during the 17th century. Cowscroft, located to the southwest of the town centre scale redevelopment programs of the 21st century have worked to preserve the is a thatched roof 17th century cottage. Thorley Wash Cottage located at the rich history of the town. These include a £100 million regeneration plan along southern end of Thorley Street is an important marker at the entrance of the town the central waterway of the old railway goods yard into commercial and retail and also dates from at least the 17th century. The single most influential factor space along with a £70 million redevelopment at Jackson’s Wharf (Cooper 124). of the 18th century was the completion of the Stort Navigation, a 22 kilometre canalised section of the River Stort. The improved water communication stimulated the manufacturing of malt, which remains evident in the town, and between 1801 and 1891 the population increased from 2,305 to 6,595; an unusually high rate for a rural parish (William Page, 292-306). The grouping of three grade II listed former malt houses on Southmill Road demonstrates the impact of the malting industry on Bishop’s Stortford. New churches were required as the population began to grow, particularly the construction of the
River Stort, 1910
20th century OS maps demonstrate how planned post-war estates were developed around the town’s historic core, particularly to the south west. An OS map from 1915 demonstrates that new residential development was first built to the south of New Town along South Road, Havers Lane, and London Road in particular. Development subsided during World War I, however, an OS map from 1939 indicates a more intense period of development in the inter-war period with houses on the land between Thorley Hill and South Road to the west of the railway line, with further development to the south of Warwick Road to the east of the railway line. Concurrent with this growth, the area around Parsonage Lane Nags Head Public House, 1935 in Hockerill began to develop as well. This development was on or within the vicinity of the A1250, Dunmow Road, which was likely the main road towards A set of historic maps which illustrate the various phases of development of the the east coast ports and a natural location for growth. Furthermore, the area to town from 1881 to the present day are provided in Appendix B for reference. the west of the historic town centre sits on higher ground making it less prone to flooding and favourable for potential development. As vehicles became the dominant mode of transportation in the latter part of the th20 century access to the M11, to the west of Hockerill and Birchanger Green, improved connections with London and Cambridge and encouraged further growth. View from Hockerill Street, c1930
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CHARACTER ASSESSMENT BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Character Assessment Existing Character Assessments Existing character assessments have been reviewed to provide some context to this more detailed assessment. The study area falls within National Character Area (NCA) 86: South Suffolk and North Essex Claylands, as defined by Natural England (Natural England, 2014). This NCA is broad but provides some context to the character of the study area. It is summarised as an ancient landscape of wooded arable countryside with a distinct sense of enclosure with undulations caused by the numerous small-scale river valleys that dissect the plateau. Parts of the southern fringe are covered by landscape character area (LCA) 085 Thorley Uplands, as defined in the Hertfordshire Landscape Character Assessment. This LCA encompasses the settlement of Thorley Street and is characterised by an open, flat landscape with occasional large blocks of woodland. It is described as being very rural with negligible impact from southern edge of Bishop’s Stortford and but affected by the constant noise and visual impact of aircraft from London Stansted Airport. LCA 082 River Stort, which is defined by the river valley, lies in the south-eastern corner of the study area and is generally rural in character. It is an enclosed landscape which adds to its sense of place, which is influenced by relic water- related industry and the narrow boats which line the river. The urban area of Bishop’s Stortford, which comprises the majority of the study area, is excluded from the Hertfordshire Landscape Character Assessment. Character Area Profiles The results of the desk study and fieldwork have been analysed and seven distinct townscape character areas (TCA) have been identified, as shown in Figure #. These areas have been informed by the following:
• Historical development - including street pattern, land use, conservation areas and heritage assets; • Movement - including physical boundaries such as railway lines, roads, rivers and gateways, nodes and linkages; • Urban structure and built development - including density and building height, enclosure, architectural style and detailing; • Land use and levels of activity;
• Green space and public realm - including those with planning policy and Contains OS data © Crown copyright (2016) statutory protection, and how this relates to buildings and spaces; and • Views and their contribution to an understanding of character, including Figure 4: Townscape Character Areas the identification of landmarks. There are a number of non-listed heritage assets both within the existing Bishop’s Stortford Conservation Area and allocated character areas. Those non- listed heritage assets which contribute to the significance of Bishop’s Stortford are outlined in the conservation area.
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TCA 01: HOCKERILL The Hockerill area extends eastwards from the A1060 Hallingbury Road to where it meets the M11, just south of the Birchanger Green Motorway Services at junction 8. Green belt to the south creates an abrupt edge between residential development and open countryside. The northern boundary is formed by the A120 and Birchanger Wood. Key Characteristics • Distinctly open edge to the south and wooded edge to the north; • Land slopes gently downwards from the east to the west; • Predominantly low density, planned post-war residential estates; • Typically semi-detached or detached houses with occasional bungalows and blocks of flats up to four storeys • Crescents and cul-de-sacs are common in residential areas; • Some older, linear development along historic routes into the town, including Dunmow Road; • Distant views along streets and from open space across the town to higher ground in the west; • Large institutions including schools and the Herts and Essex Community Hospital are distributed throughout the area; • Bishop’s Stortford Golf Course is distinctly more open than the residential development, but extends the urban influence of the town to the M11; • Remnants of the historic landscape are visible in places, including the former Bishop’s Stortford Dunmow Railway line and the Bishop’s Stortford Union Workhouse; and
• Little public open space and only one formal park.
Contains OS data © Crown copyright (2016)
Figure 5: TCA 01 - Hockerill
15 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Topography and hydrology in the north Manston Drive provides a series of concentric crescent streets. In contrast, the streets to the north and south often end in cul-de-sacs. As a Hockerill lies on the eastern side of the valley defined by the River Stort, which consequence, the permeability and legibility of the area for vehicles can be lies outside the area to the west. The highest point within the area is locat- complicated. In many cases streets are flanked by grass verges, which are ed around Birchanger Wood in the north at around 96m AOD. Many of the often cut through by private drives. On street parking is common but less so streets in the northern part of the area are gently sloping, which is evident in in areas with larger detached houses, such as along Rochford Road, where the roof line of buildings which step down the hill. The remnants of a minor private driveways are more common. watercourse, which passes through the centre of the area approximately in alignment with Stortford Hill Park, defines the edge of another area of higher Access for pedestrians is generally good as there a series of passageways and ground in the south around then Herts and Essex Community Hospital and the designated public rights of way through the area and into the open country- recreation ground to the south. The lowest point within this area is located side to the south. In contrast, dedicated cycle routes are limited. around western edge along London Road, where the land lies at approximately 65m AOD. Urban structure and built form The majority of the area is developed with large, planned estates comprising a low density of semi-detached and detached houses which mostly front directly onto streets. The style of houses is typical of the post-war period with typically pan tiled pitched roofs, brick walls and often rendered, hanging tile or timber clad façades. Architectural details are generally modest, including simple brick- on-edge window and door surrounds, red tile sills and chimneys. Original garages have often been retained but in some cases these have been removed Modern development, Cavell Drive
of architectural styles, from attractive Victorian and Edwardian villas to inter- war semi-detached houses. Bungalows are a common feature in the east of the area, particularly along Manor Links where wide street proportions are maintained. Houses in the south-eastern part of the area, such as along Pine Grove and Avenue Road, are typically large and detached and set within more extensive private gardens, although the age and architectural style of many of these building is similar to the post-war estates. Modern development is mostly found in the south, surrounding the former Bishop’s Stortford Union Workhouse where there is a mixture of housing styles and blocks of flats up to three storeys. Amongst the housing estates are a number of institutions, including several Land rising up along Manston Drive schools. These sites comprise a complex of buildings amongst open space which create distinct breaks in the urban fabric. Buildings are generally large-scale and a mixture of architectural styles. Buildings of note include the Hockerill Anglo- Movement and connectivity European College which are typical of inter-war architecture and front onto The busy A1250 Dunmow Road meanders through the centre of the area on Dunmow Road, and the modern buildings of Birchwood High School, adjacent much the same route as the Roman “Stane Street”, which ran from Braughing to Parsonage Lane. in Hertfordshire to Colchester in Essex. It joins the A120 close to junction 8 A water tower located on the edge of Birchanger Woods in the north, being of the M11 in the east and the A1060 London Road in the west. Although it Terraced housing, Alconbury substantially taller than the surrounding buildings and located on high ground, is a primary route, it is constrained by its historic alignment and the buildings is a notable landmark locally. which front it. In some places there is only a pavement on one side. and houses have been substantially extended. There is a slightly higher density Heritage assets A series of local roads lead off of Dunmow Road into residential areas, includ- of buildings. The majority of houses have front and rear gardens, although in ing Parsonage Lane and Stortford Hall Park, which takes its name from the the case of front gardens, many have been removed or substantially altered Seven grade II listed buildings are distributed across this area. Number 1-5 former Stortford Hall and is on a curved alignment to cross the former Bishop’s to accommodate drive ways. Front gardens form generous distances between London Road is the former Coach and Horses Inn, built in the early 19th century Stortford Dunmow Railway line. Warwick Road, which provides a direct route building façades which creates the impression of wide streets. in yellow stock brick with a slate roof. To the east along Dunmow Road is Hillside for pedestrians and cyclists between Bishop’s Stortford Station and the cen- House, an 1830-40 detached villa that is two storeys in height. The building is tre of the area, is closed to the traffic from the north. As there are no other There are a few areas where housing style differs and these typically relate constructed in buff brick and designed square in plan with three bay elevations. through routes, this part of the area is noticeably quieter. to smaller developments. The buildings which line Dunmow Road generally Hockerill Anglo-European College is a large complex formerly known as the increase in age closer to the town centre in the west and comprise a wide range There are a variety of street layouts within residential areas. For example, Church of England Elementary Schoolmistresses’ residential college. It was completed by architect Joseph Clarke in 1852 and was designed in the Tudor 16 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
which has been converted to residential use. As part of the conversion, modern buildings were constructed around the historic site, substantially altering the setting. The building is constructed in red brick with slate and modern concrete tile roofs. The Clock House is a late 18th century stable block that was eventually converted to houses. The Clock House is two storeys in height and is made from red brick, modern plaster, and has an old red tile hipped roof. The Church Manor is an 18th century refacing of an earlier mansion that is three storeys in height with red brick and a slate hipped roof behind a parapet. There are also a large number other buildings of historic interest within the area, owing to its location on the route out of Bishop’s Stortford to towards the east. Non-listed heritage assets include several buildings within the Hockerill Anglo-European College such as, Thames House, a 19th century brick building with tiled roof, prominent chimneys, and original window detailing. Also within the college is the Headmasters House, a 19th century structure with painted brickwork and a slate roof. There are a number of buildings on Dunmow Road which are also of local importance. Numbers 75 - 77 Dunmow Road are an early 20th century pair of red brick buildings with tiled roofs. Number 81 Dunmow Road a distinctive early 20th century residence of red brick and plaster that features a tiled roof with The Nags Head Public House, Dunmow Road chimneys. Parsonage Playing Field, one of few areas og green space in the are Gothic style. The school also features old red tile pitched roofs with Hampton The majority of Grange Road is comprised of non-listed buildings of historic Court style brick chimneys and is a good example of mid-19th century college interest, including number 32-34, a late 19th or early 20th century red brick architecture. building with a tiled roof and decorative chimneys. Warwick Road also contains many non-listed buildings of note including numbers 62-66 which comprise The most modern listed building in the neighbourhood plan area is the Nag’s three large detached 20th century dwellings of character whose common Head Public House, built in 1936 by E B Musman in brick with minimum features include red brick construction, tiled roofs, and unusual diagonally stone dressings and flat roofs. The building has an art deco style which is aligned bay windows to ground floor fronts. Additionally, the Edwardian school uncharacteristic for the area and this, together with its prominent position building on Warwick Road features elegant Edwardian window detailing and adjacent to the A1250 Dunmow Road, make it locally distinctive. The Herts and other brick features and components including the cupola atop the tiled roof. Essex General Hospital was built in 1856 and is a former work house complex, Land use and land cover The area is predominantly residential, but is interspersed with other use, which are in the most part complementary. Bishop’s Stortford Golf Club includes a private, 18-holf golf course in the eastern part of the area, which extends to 60ha (25% of the area). Six schools are distributed amongst the residential estates and the Herts and Essex Community Hospital occupies a tightly constrained site in the south, which is enclosed by houses. There is no obvious centre to Hockerill and amenities are limited. The Snowley Parade of shops on Prestwick Drive in the north of the area is a local focus of activity and includes take away restaurants which extend this activity into the evening. Birchanger Wood provides an attractive backdrop to views in the north
Green space and public realm A small part of the much larger Birchanger Wood extends into the northern part of the area and the tall, dense, mature trees create a distinct edge. In contrast, Whilst there is a high degree of openness to the southern boundary of the area, the extensive Bishop’s Stortford Golf Course is very open, despite being broken formal public green space within the area is very limited. Parsonage Playing Field up by small blocks of woodland and the former Bishop’s Stortford Dunmow occupies an open, sloping site between Parsonage Lane and Stansted Road and railway line. There are also a number of remnants of mature woodland across includes a small children’s play facility. There are also small parks at Northolt the area which once bounded open fields, particularly in the centre, which help Avenue in the north and Dimsdale Crescent in the south. Whilst still limited in to enclose and screen the Raynham Road Industrial Estate. area and not generally accessible to the public, the playing fields associated with the schools in the area create gaps which define the edge of neighbouring Despite the lack of public green space, private gardens contribute a substantial Former Workhouse housing estates and roads, such as Stortford Hall Park and Dunmow Road. amount of vegetation cover. Many private gardens contain mature trees, some of which are remnants of the gardens of former large houses. Mature trees
17 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
also line many of the streets, particularly where verges are wide, such as along Heath Row and in places along northern part of Dunmow Road. Street trees are a particular feature of the grid of streets in the south, including Avenue Road and Pine Grove. Public realm is generally limited to pavements, which are generally surfaced with asphalt, and the area in front of shops, such as the Snowley Parade. Views The density of development means that views are generally short and are limited by buildings, particularly where the pattern of streets is intricate, such as in the north. Occasionally there are framed, distant views across the town to higher ground to the west, where woodland provides a distinctive backdrop. Examples include Manston Drive, from where a Water Tower at Wickham Hall is a landmark. There are also open views across to the western side of Bishop’s Stortford from Parsonage Playing Fields, adjacent to Parsonage Lane. However, buildings in the town centre are largely screened by topography and vegetation. There are also occasionally longer views through the area, such as along Parsonage Lane and Warwick Road.
Views west towards distant hills Paving over of front gardens Positive aspects of character which line some streets and occasional buildings of historic or architectural merit which are distributed throughout the area: There are a number of positive aspects of character which should be sustained, reinforced or enhanced. These relate to the generally wide proportions of the • Birchanger Wood creates a distinct backdrop to the development in the streets, the provision of private front and rear gardens, the rural setting of the north; area and occasional views across the town: • Small blocks of woodland help to contain the Raynham Road Industrial • General inclusion of front gardens and verges between pavements and Estate; streets which create generous proportions between building frontages and • Mature trees line parts of Dunmow Road; and an open character to streets; • Well vegetated private gardens which, along with street trees and occasional blocks of remnant woodland, contribute to a verdant character; • A clear distinction between the developed urban edge and surrounding countryside in the east; and • Views across Bishop’s Stortford to a wooded horizon in the west. Issues to be addressed The following issues have been identified which could be addressed through new development or active management. These are principally related to the loss of private front gardens and boundaries and the loss of street trees: • In many places private front gardens have been paved over to create areas for off-street parking, which reduces the quality and continuity of street frontages; • Street trees have become over-mature in places or have been removed. Sensitivity to change There are also some elements which are particularly sensitive to change. These Water Tower at Birchanger Wood relate to the areas of woodland to the north and within the area, mature trees Rural edge to development in the north and east
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• Buildings in prominent locations, such as the Art Deco style Nags Head Public House at the junction of Dunmow Road and Haymeads Lane. • Character Management Principles • Future development adjacent to green belt should provide a buffer of green space on the edge • Proposals which retain or enhance well-vegetated front gardens that demonstrate a strong relationship with the street are more likely tobe acceptable than proposals to introduce substantial areas of paving for parking • Views along Parsonage Lane and Warwick Road towards the town centre and higher ground to the west of the town should be retained • Birchanger Wood should be protected and enhanced through active management • A strategy for street tree management and replanting to increase the age structure and range of species to ensure continuous contribution of tree cover to streets, increased diversity and resilience to environmental change • New residential development should respect the existing proportions of the street, with building frontages set back behind generous front gardens, and scale of adjacent buildings and the shape and continuity of the roof lines • Development in the north should seek to strengthen the existing structure of the landscape and retain the wooded backdrop to longer distance views • The setting of historic buildings which are locally distinctive, such as the Nags Head Public House, should be protected and enhanced
19 19 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
TCA 02: BIRCHANGER GREEN This small area, which is typified by large-scale buildings comprising industrial, education and leisure uses, is contained by the surrounding residential estates of Hockerill. It lies to the north of Dunmow Road (A1250) and south of the A120. Key Characteristics • Sparse street layout defines large blocks; • Access is restricted or very limited and many areas are private and enclosed by tall security fences; • Buildings providing a range of uses typically occupy large footprints and around surrounded by car parks and hard standings; • Building heights are typically around 8m; • Large signs and hoardings are common, some of which are illuminated at night; and • Hedgerows and blocks of woodland have been retained through and along the boundaries of the area in places, enclosing the buildings.
Contains OS data © Crown copyright (2016)
Figure 6: TCA 02 - Birchanger Green
20 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Topography and hydrology Heritage assets Views The area slopes down from a maximum height of around 97m AOD in the north Evident from the OS map of 1878, before the character area of Birchanger Green Views tend to be tightly contained by buildings and vegetation. There are some around Woodside to approximately 75m AOD in the south around Dunmow Industry and leisure was developed for industry it was once primarily used for longer views through parts of the area along straight roads, such as Raynham Road. However, this variation in height is barely noticeable given the dense farming, including the Plaw Hatch Farm to the northeast of the area. In addition, Road, but the density of buildings and vehicles parked along the road restricts urban development and tree cover. There are no visible watercourses or Stortford Hall Park Road, the southwest border of the character area, is a direct visibility. Despite the sloping ground within the area, there are no public vantage th waterbodies in the area. reference to the Bishop’s Lodge, or Stortford Hall from the 13 century. The points which provide longer distance views across the town. Hall was demolished and replaced by Stortford Hall Farm, which remains, albeit Movement and connectivity greatly altered, today. There are no listed heritage buildings, non-listed assets Positive aspects of character or other buildings of historic interest within this character area. The primary route which provides access to the area is Dunmow Road (A1250), The dense, mature vegetation which divides the area and encloses areas of development should be sustained, reinforced or enhanced. which runs along the southern boundary. Public roads which lead into the area Land use and land cover are very limited, and include Woodside in the north and Raynham Road in the south. Access is otherwise provided by private roads, some of which are gated This area is a characterised by industrial, educational and leisure uses, Issues to be addressed or restricted by barriers. although these are not generally mixed. There are three large industrial and The following issues have been identified which could be addressed through trading estates comprising Stortford Hall Industrial Park in the south, Raynham There are high levels of activity within the area compared to the surrounding new development or active management. These are principally related to lack of Road close to the centre and Woodside in the north. There is also a small residential areas. On street parking is largely restricted but is common along permeability across the area and the high levels of traffic and on street parking: business park at Walden Court, which is accessed from Parsonage Lane. Raynham Road. • Private, gated roads and a lack of physical connections between areas Birchwood High School also occupies an extensive site adjacent to Parsonage significantly restricts movement across the area for vehicles, pedestrians Lane and is a focus of activity during term time. Bishop’s Stortford Football Club and cyclists; is located at the northern end of the character area but is tightly enclosed by fences, bunds and vegetation and barely visible from the surrounding area. • Where access routes are available, these lack legibility; and • High levels of traffic and on street parking further deter access and create barriers for pedestrians and cyclists. Sensitivity to change There are also some elements which are particularly sensitive to change. These relate to the areas of woodland and mature trees across the area: • The mature belts of woodland found within the area are remnants of historic field patterns and are particularly sensitive to change. Character Management Principles • Future development should consider opportunities to introduce a mix of uses • The scale of new buildings should be minimised and should be no taller than the surrounding residential development around the boundaries of On street parking, Raynham Road the area • Mature trees, woodland and hedgerows, which divide the area and enclose Urban structure and built form development, should be reinforced and enhanced Raynham Road Industrial Estate • A strategy to reduce the visual impact of signage within industrial estates The sparse street pattern defines large blocks which are generally bounded by should be considered dense vegetation, security fencing or residential areas. Buildings are typically large scale, occupying large footprints and are generally equivalent to 2-4 Green space and public realm • Routes across the area for pedestrians and cyclists should be improved to storeys in height. The majority are metal clad with flat or shallow pitched roofs enhance permeability and legibility and few windows. Car parks and extensive areas of hard-standing are common, There is no formal public green space within the area and private green space particularly internally to blocks but also fronting streets including Raynham is also very limited. However, mature trees and belts of woodland play an • A strategy should be developed to manage traffic and on-street parking Road. Prominent signage and advertising hoardings, coloured architectural trim important role in enclosing and dividing the area. Shrub planting is also common within the area and window and door details create variety and differentiate between different within and on the edge of the industrial estates. As the majority of the area is private and access is restricted, there is little in the way of public realm except businesses and uses. for pavements which line the main streets, including Dunmow Road.
21 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
TCA 03: STORT VALLEY This narrow area lies to the south of the town centre and is bounded by higher ground to the east and west. Development has spread along the rail and road transport corridor which follows narrow, low-lying valley of the River Stort. It now contains a range of uses, including the train and bus stations and a leisure complex close to the town centre and light industry further south. There are also large areas of land which are derelict of vacant, particularly along the narrow strips of land between the railway lines and roads. Key Characteristics • Low-lying and predominantly flat; • The River Stort, which meanders through the area, is generally tightly enclosed by development or vegetation and is delineated in views by mature trees; • Large areas of car park, hard-standing and cleared, vacant land are typical close the railway line and result in a high degree of openness and views out to higher ground to the east and west; • The larger scales of the long, narrow industrial estates which are common in the south contrast with the residential development which adjoins it; and • Landmarks include the Maltings and the Rhodes Art complex on South Mill Road to the west of the area and the pedestrian bridge over the River Stort which connects this area to the railway station to the north.
Contains OS data © Crown copyright (2016)
Figure 7: TCA 03 - Stort Valley
22 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
th Topography and hydrology range of facilities, including restaurants, some of which face onto the street. from the early 20 century. They are constructed in yellow brick with tiled roofs However, there are also some large expanses of blank walls, dark corners and and chimneys with pots. Separate plaques identify various donors, one such The topography of this area is heavily influenced by the narrow, slow-flowing services areas. South of the leisure complex is a dense, modern development being Sir Walter Gilbey in memory of his wife. River Stort, which follows a meandering course but the banks have been comprising blocks of flats, faced with brick with tiled, pitched roofs and up to engineered in places, particularly in the north, close to the town centre. The five storeys in height. Land use and land cover land is virtually flat and lies at approximately 58m AOD, which is noticeably lower than the land to the west and east which rises up away from the river. Bishop’s Stortford Station is a modest sized building which retains some period Whilst there is some mixing of uses there are principally three zones; detailing but has been substantially altered and modernised with grey cladding transport infrastructure and leisure with some residential use in the and large windows fronting Dane Street. The tall concrete lift shaft attached to north, vacant or derelict land and some limited cultural and retail uses the pedestrian overbridge within the station is a notable landmark. However, in the centre and predominantly industrial uses in the south. There are the station is difficult to distinguish from London Road due to its size and low- high levels of activity in the northern part of the area with people moving lying position away from the street. between the bus and railway station and town centre to the north west. Vegetation including some mature trees and natural regeneration of derelict land covers the central part of the area, close to the River Stort.
River Stort
Movement and connectivity The northern part of the area is dominated by transport infrastructure with Station car park Bishop’s Stortford Bus Station adjacent to Station Road and Bishop’s Stortford Railway Station is accessed via Dane Street to the east. The station provides Bishop’s Stortford Leisure Centre direct connections with Cambridge to the north and London to the south and The structure of the central part of the area has been substantially altered by forms a key gateway into Bishop’s Stortford. The bus station is simple in layout the demolition of previous buildings and as a consequence there are large areas but is difficult to navigate and links to the railway station are not well defined. of vacant land which are inaccessible. Green space and public realm The railway line and car parks associated with the station and the large areas of The buildings which comprise the industrial estates in the southern part of the vacant land further south restrict west-east access across the area. There are no There is no formal public green space provision within the area. However, the area are substantially larger scale than the modest houses which neighbour clear routes across this area from the town centre to the railway station, which River Stort provides a valuable green corridor through the town, although this them. This contrast is most noticeable in places such as Burley Road, where affects permeability. Connections within the central part of the area are limited is significantly constrained in places, particularly in the north, by development. houses and industrial units are located in close proximity. The industrial units to pedestrian and cycling routes along and across the River Stort, including a There is a large area of grass in the centre of the area close to the recently are typically metal clad, with flat or slightly pitched roofs. Signage is often modern bridge which connects the station with the Maltings and Rhodes Arts installed pedestrian bridge over the River Stort, which creates a valuable, prominent and many have colourful detailing. Hard standings in these areas are Complex on Southmill Road. The industrial estates are accessed via narrow informal greenspace. fairly limited due to the high density of buildings. roads leading from London Road and Twyford Road and access across these The public realm within the northern part of the area, including the spaces areas is significantly restricted. Heritage assets around the bus station and railway station, is of mixed materials and quality. Street furniture, including signage, is also mixed and not always suited to its The Railway Station building dating from earlyth 20 century is an important context with steel palisade security fencing lining Anchor Street, for example. Urban structure and built form non-listed building within this character area. The single storey brick building There are very few buildings within the northern half of the area leading to a features a slate roof, tall decorative chimney with pot, and cast iron brackets higher degree of openness than in most other parts of the town. Exceptions supporting a flat canopy. The King’s Cottages, located to the immediate west of include the leisure complex on Anchor Street which is substantially larger scale the malthouses are also important non listed buildings. The cottages are in two and denser in layout than the surrounding buildings. The complex houses a separate groups, numbers 1-8 and 9-20 South Road, totalling five terraces date 23 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Views Issues to be addressed • Connectivity to the River Stort green corridor for pedestrians and cyclists should be enhanced Owing to the open character of the northern and central parts of the area there The following issues have been identified which could be addressed through are longer range views than in many other parts of the town. However, due to new development or active management. These are principally related to • Development within the northern part of the area should sustain and the low-lying nature of the area views are largely of the development on higher the lack of permeability and legibility across the area, which is related to the reinforce the historic and cultural links between the town and river ground to the east, including the southern part of the Hockerill area, and to a generally poor quality and layout of the public realm: • Development should be set back from the River Stort and the intervening lesser extent to the west. Visual links with the town centre to the north west, space should be publicly accessible and include generous areas of public which lies at approximately the same elevation, are weak, blocked in part by • Large areas of car parking and a lack of legible routes between the bus and green space the substantial buildings of the leisure complex. In the southern part of the area railway stations restrict permeability across the area; views are largely curtailed by buildings, but there are longer views along some • The poor quality and definition of the public realm and the presence of • Development should not normally exceed four storeys in height to maintain streets, such as Southmill Road, where the Oasthouses of the former Maltings physical barriers including fences and walls; and views across the town from the east and west and views of landmarks. form local landmarks. The Allinson Flour Mill, which lies just outside of the Variations in height should be considered to maintain a varied roofscape. study area, is also visible in views to the north from some more open locations. • Whist the River Stort is a strong feature, the proximity of development Taller buildings may be appropriate to help define gateways or nodes and and the quality of the public realm and green space adjacent to it limits is where taller buildings already exist, but their design should be sensitive to contribution to the quality of the townscape. the setting of the River Stort and heritage assets. • Links between the town centre and railway station should be enhanced through a comprehensive public realm scheme • Opportunities to create a more active edge to Station Road and Anchor Street should be explored to improve the quality and vibrancy of the public realm • A common pallete of materials, street furniture and signage should be developed to enhance the quality and legibility of the public realm
The station is a local landmark
Fences create barriers to movement Positive aspects of character There are a number of positive aspects of character which should be sustained, Sensitivity to change reinforced or enhanced. These relate to the green corridor defined by the River Stort and quality of the townscape including the former Maltings and Rhodes There are also some elements which are particularly sensitive to change. These Arts Centre: relate to the character and setting of the River Stort: • The semi-natural character of the River Stort provides a welcome contrast • As one of few natural features within the town centre, the River Stort is to the dense urban environment either side and a line of continuity through sensitive to change. the centre of the area; Visual links with heritage Character Management Principles • The openness within the northern and central part of the area is also in contrast to other parts of the town and allows views out to other parts of • Proposals for new development should be of high architectural quality, the town; and should demonstrate an understanding of the history and context of the area and make reference to vernacular style and materials and the scale of • The former Maltings in the New Town area form a link with the River Stort. adjacent buildings
24 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
TCA 04: NEW TOWN Contains OS data © Crown copyright (2016) New Town comprises the southern part of Bishop’s Stortford town centre, which is busy and vibrant, and a quiet residential area to the south-east, which was laid mostly out in the late 19th century. More modern residential development lies to the south and west whilst the eastern boundary is formed by the River Stort. Key Characteristics • Rich diversity of building styles which document the historical development of the town; • A vibrant town centre with strong active frontages to most buildings fronting Market Square and Potter Street; • St. Michael’s Church occupies a prominent location on higher ground above the town to the west and forms a local landmark; • More open areas in the west provide vantage points where there are views across the roof tops within the town centre; and • Public open space, including the churchyard of St. Michael’s Church and Bishop’s Stortford Cemetery, is distinctly quieter and more tranquil than the busy town centre.
Figure 8: TCA 04 - New Town
25 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Topography and hydrology The High Street, which crosses the northern part of the area, is part of a busy route across the centre of the town linking Windhill to the west and Bridge The land within this area slopes steeply down from a high point of 86m AOD Street to the east. The circulation of traffic within this part of the town centre around West Road in the west to 56m AOD east of South Street, close to the and extending south along South street is complicated by the historic pattern of River Stort. This equates to an average gradient of 1:20, but in reality the land is narrow streets, many of which are one-way. much steeper in the west, where the buildings are terraced up the hillside and the streets climbs steeply away from the town centre. These steep slopes give The availability of routes to the west is limited by the steep topography. Whilst prominence to landmark buildings, including St. Michael’s Church. The eastern there are few roads leading in this direction, there are pedestrian thoroughfares part of the area is noticeably flatter and lower-lying the steeper ground to west in places which pass through narrow alleyways between buildings. Within the increases the sense of enclosure. southern part of the area the streets are very narrow and in some cases, such as along Trinity Street, are barely wide enough for cars to pass along.
Some buildings in the town centre retain original shop fronts and coach yards
as the Kwik-Fit garage and National Tyre Autocare garage, which are prominent amongst the surrounding residential and small commercial buildings. Many of these larger buildings, which extend back to the River Stort, are screened from the street, located behind more modest residential buildings and shops. There are also some modern blocks of flats, including buildings up to four storeys currently under construction. At the northern end of Potter Street the road opens out to include Market Square, within which sits the impressive, Palladian style Corn Exchange building, which is a distinctive local landmark. This building emphasises the node at the cross
South Street is the primary route through the area
Urban structure and built form New Town is one of the older parts of Bishop’s Stortford. The grain of development Steep topography evident in the streets and passages along South Street and Potter Street is generally tight, with most buildings occupying long, narrow plots. Buildings are generally two or three storeys and aligned to the back of the pavement and this, together with the close distance between frontages, creates a sense of enclosure. Various styles of architecture Movement and connectivity are represented along the street and slight variations in detailing and building The primary road through the area is South Street, which leads onto Potter height create a rhythm along the street. Some older buildings retain attractive, Street and crosses through the centre from south to north. Potter Street in decorative shop fronts and in some cases, such as numbers 70 and 72, original particular, where the pavements are wider, is busy with pedestrians throughout coach yards. Other buildings have been sensitively restored and modernised, the day and evening. such as number 10 South Street. Such buildings provide a strong active frontage to the street. However, some more modern post-war additions, such as the 99p Much of the mediaeval street pattern remains within the town centre. As a Stores on South Street and the Boots store on Church Street turn their back on consequence, the streets and pavements in the eastern part of the area are the street with long façades which lack windows or doors. generally narrow. The pavements of some streets in the town centre have been widened, including Potter Street, which is lined by shops. Pedestrians also have In contrast to the northern end of South Street, there is greater proportion priority in the area around Market Square, although the proximity of larger scale buildings to the south of Station Road, particularly along the Contrasting scale and architecture along South Street eastern side. A number of these buildings are industrial or commercial, such 26 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT roads where the High Street joins Potter Street, North Street and Bridge Street. respect the layout of the older buildings in the area, although some, such as Number 6 Market Street was constructed around 1820 in yellow stock brick This is one of few buildings in this part of the town centre with outdoor seating along the southern end of Nursery Road, are set back slightly from the street with a banded stucco ground floor, slate roof and is three storeys in height. areas, which occupy a raised terrace overlooking the surrounding streets. Due to behind small front gardens. The building currently occupied by the Halifax Building Society is located on the its size, prominent position on higher ground and its open setting, St. Michael’s corner of Windhill High Street and Potter Street. Constructed in 1828 by the Church, which is located at the junction of Windhill and Church Street, also The buildings within the former Maltings, together with Rhodes Arts Centre on architect L. Vulliamy in the Greek revival style with painted Roman cement, the forms an important landmark within the area. Southmills Road, form a locally distinctive group which help to define a node building stands prominently in the town centre. where South Road becomes South Street on the approach to the town centre. Houses in the areas to the west of South Street tend to be smaller scale and the Much of the original detailing of the Maltings has been retained, although bold There are also a number of non-listed heritage assets within New Town. The architecture of most is typical of the Victorian period with buildings constructed signage and the intensity of car parking detract from the quality and setting of Bishop’s Stortford Methodist Church on South Street probably dates from in brick with slate roofs. Perhaps the most interesting characteristics of this the buildings in places. the early 20th century. The church occupies an important position, set slightly area is the appearance of the buildings stepping up the slope, which creates back from the street scene, and is constructed in red brick with a large central distinctive rooflines. The majority of the houses are terraced and some, such Heritage assets window and former entrance with turrets and central cross. Sidney Terrace as along Portland Terrace, are three storeys in height. In contrast, the houses dates from the late 19th or early 20th century. Constructed in red stock brick with Of the 11 listed buildings within this area, six are grade II listed and one is grade in the southern part of the area are small cottages which are aligned directly red brick banding and detailing around windows and entrance doors, which I listed. Within the cemetery to the south of the town centre are two identical to back of the street, such as along the narrow Trinity Street and Jervis Road. together with the prominent chimneys with pots and old street lamps attached grade II listed cemetery chapels built in 1855 by C E Pritchett. The chapels face The tight street pattern and high density of development creates a strong sense to buildings, provide a strong reference to the past. each other and have flint-faced walls with rough granite banding and limestone of enclosure. There are occasional more modern additions, typically dating dressing with a steep pitched slate tile roofs. The grade II listed cemetery lodge th from the latter part of the 20th century. In the majority of cases these buildings Holy Trinity Church, also located on South Street, is a 19 century church faced was also built in 1855 by G E Pritchett. The lodge was built in the Tudor style with stone and features a slate roof and central bell tower. HCC archaeological with flint walls with limestone dressings and is part of a group with cemetery records advise it was built in 1859. The building, located in Market Square, is chapels. currently occupied by the Zizzi Restaurant and was probably constructed during 19th century and features painted brickwork with a slate roof. Finally, numbers The remaining buildings in this character area are located within the historic 11-23 Church Street, which include a variety of commercial properties, date from town centre of Bishop’s Stortford. The Church of St Michael is a grade I listed the 19th century or earlier. Some of the properties are rendered while others are building constructed in the early 15th century in flint with stone dressings. The of brick construction; some old tiled roofs, others with slate. In addition to the upper stage of the tower was added in 1812 with brick and stone dressings. The above description, the Conservation Area appraisal notes that the variety of Church is a dominant landmark in town and was restored in the 19th century. non-listed properties on church street with differing characteristics and roof Number 5 High Street is located to the immediate east of the Church of St lines add significantly to this historic street. Michael and is an 18th century fronted house on an earlier timber frame with c. 1840 details. The building features red brick and modern red tiled hipped roofs. Three of the four listed buildings in this area form a complex comprising the 1-3 High Street is a mid-18th century and early 19th century of two and a half north (1843), central (1893) and southern (1856) range of former malthouses at storeys with pargetting, and a tiled mansard roof. There is also a good earlyth 19 the junction with South Street. All three structures are constructed in red brick century projecting double shop front. with slate roofs. However, the central building features dark blue brick banding, of two, three and four storeys in height. Bishop’s Stortford was the birthplace of Cecil Rhodes, the founder of Rhodesia, now modern day Zimbabwe. His legacy lives on in the Rhodes Art Complex, which now occupies part of the site on South Road. Nestwell House, which forms part of the Rhodes Art Complex, houses Bishop’s Stortford Museum, which has collections Cecil Rhodes and Southern Africa. The Rhodes’ Birthplace Museum is located to the immediate south of the malthouses and includes a pair of early 19th century houses. The building features painted stucco, a felt covered slate roof and is three storeys in height.
Land use and land cover In contrast to the other TCAs identified within the southern part of Bishop’s Stortford, this area contains a varied mixture of uses. There is a focus of activity along South Street and Potter Street as a result of the concentration of shops, bars, restaurants, cafés and entertaining venues in the area. This extends in places to the side streets, particularly in the north around Market Square. Residential uses are typical in the west, with limited other uses such asSt. Michael’s Church and St. Michael’s Church of England School. Industrial uses are more typical in the southern part of the area along the River Stort and to the rear of buildings along South Street. This part of South Street Former Maltings, South Street The town centre is a vibrant commercial area also includes some offices and other commercial uses, such as garages and a Royal Mail depot.
27 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
The public realm along the northern part of South Street, Potter Street and There are a number of positive aspects of character which should be sustained, around Market Square within the town centre has been upgraded in recent reinforced or enhanced. These generally relate to the quality of the town centre years. This has unified the surfacing along the pavements and within the and views across the town: carriageway to create a high degree of legibility. This is further enhanced by tree planting in places, which helps to soften the appearance of the street. The • High quality public realm along the northern part of South Street, Potter materials used in the public realm outside of the town centre are more varied Street and Market Square, which unifies the area and enhances legibility; and mostly relate to the pavements lining the streets. Most are surfaced with • Views across the town centre along streets and open space from the higher asphalt but in some cases setts or concrete flags have been used ground in the west; Views • Retention of original shop fronts and architectural detailing in older buildings along the main streets; and Views through the area are important to understanding its character. Views along longer streets leading west from the town centre, such as Newtown Road • St. Michael’s Church and the Corn Exchange are strong landmarks within and Apton Road, demonstrate the steep topography of the area, evident in the town centre. the arrangement of buildings as they step up the hill. From the western end of these streets, there are long distance views across the town centre and the valley of the River Stort towards the Hockerill area in the east and intervening local landmarks, such as the Allinson Flour Mill. Other vantage points from where there are more open views across the town include the park to the west of South Street and the Holy Trinity Church.
Market Square, Bishop’s Stortford town centre
Issues to be addressed Church of St. Michael is a local landmark The following issues have been identified which could be addressed through Green space and public realm new development or active management. These are principally related to the Green space west of South Street provides open views across the town poor relationship with the River Stort, the definition of nodes and gateways and There are few areas of green space within the area, particularly in the east. the conflict in scale between residential and industrial buildings in the south: There is a small park on the steep slope to the west of South Street, just south Within the town centre, views are more tightly constrained by the dense • The weak relationship with the River Stort, despite its proximity to the of Holy Trinity Church, which includes a small children’s play facility and is development. However, views along side roads, yards and passages into southern part of the area; distinctly more open that the surrounding development. neighbouring areas are important to the legibility of the area. Despite its The largest green space in the area is the cemetery on Cemetery Road, which proximity, the River Stort is largely screened from view within the area • Movement across the area and permeability between the town centre and is located in the west. The avenues of mature Beech trees which line the the River Stort is restricted, particularly for pedestrians; boundaries and main route through the site are distinctive and these, together Positive aspects of character • Poor architectural quality of some of the buildings lining South Street and with other trees in site include Yew, increase the level of tranquillity within the Potter Street, some of which lack active frontages; and cemetery. The mature trees, together with the historic brick walls which bound the cemetery and its original gatehouses make a strong contribution to the • Poor definition of the node at the junction of South Street and Station character of the surrounding area. Road, which is also an important gateway to the town centre from the east, including the train and bus station; 28 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Poor definition of the node at the junction of South Street and Station Road Distinctive rooflines
• Larger-scale buildings along the southern section of South Street are out of the town centre. Development proposals in excess of four storeys are not context with the surrounding low-rise residential development and further likely to be acceptable restrict the relationship with the River Stort to the east. • Development along South Street and Potters Lane north of Station Road Sensitivity to change should incorporate active frontage and improvements to the quality and appearance of shop fronts should be supported There are also some elements which are particularly sensitive to change. These relate to the setting of key heritage assets and the continuity of building and • Future development within the Conservation Area should retain and rooflines: enhance original shop fronts. Designs should demonstrate an understanding of the history and complement the existing materials, architectural detailing • Setting of St. Michael’s Church; and roof lines • Building and roofline, particularly along the main streets including South • The high quality public realm in the northern parts should be extended to Street and Potters Street. enhance legible connections and permeability of the area Character Management Principles • In streets where front gardens are common, proposals which retain or enhance well-vegetated front gardens that demonstrate a strong • Future development should maintain views from green space and along relationship with the street are more likely to be acceptable than proposals streets in the west of the St Michael’s Church and across roof tops within to introduce substantial areas of paving for parking Church of St. Michael • Development proposals south of Station Road between South Street and the River Stort should create physical connections with the river and enhance its setting and accessibility to the public • The junction of South Street and Station Road should be enhanced through development and public realm improvements to reinforce this key node between the station and the town centre
29 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
TCA 05: THORLEY COMMON Contains OS data © Crown copyright (2016) Thorley Common, which forms the south western part of Bishop’s Stortford, is a quiet and leafy residential area, which was laid out in the latter part of the th20 century and early 21st century. Large areas of open space form the northern, southern and western boundaries and through the north eastern part of the character area, collectively these spaces define the edges of the residential estates. To the north and east are large residential estates which were laid out from the early 1960’s. To the south and west are areas of open farmland with scattered farms and the small, isolated village of Thorley. Key Characteristics • Distinctly open edges to the north, south and west with wooded boundaries; • Land slopes gently downwards from the north west to the east; • Predominantly high density, modern residential estates; • Cul-de-sacs are common in residential areas; • Typically two storey semi-detached or detached houses and blocks of flats up to four storeys; • Distant views from green space to wooded hillsides to the west; • Remnants of the historic landscape are visible in places, including a small collection of fields which provide evidence of mediaeval strip farming on Thorley Common; • Public green space distributed across the area increases openness; and • Formal parks and squares within the residential estates.
Figure 9: TCA 05 - Thorley Common
30 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Urban structure and built form The majority of the area is developed with large, planned estates with a dense, branching street pattern, creating small clusters of generally two-storey detached or semi-detached houses which mostly front directly onto streets. Architectural styles can be broadly divided between the eastern part of the area, with housing estates built between 1970 and 2000, and the western part of the area built from 2000 onwards. The later estates often have wide streets, which are lined by street trees and wide grass verges, whereas the streets of the earlier estates are narrower and street trees and vegetation are more limited. The buildings in the east are typical of the 1980’s often with tiled, pitched roofs, brick walls and occasional rendered, hanging tile or timber clad façades. The estates in the western part of the area consist of a mixture of large semi- detached and detached town houses with occasional blocks of flats, typically with red or buff coloured brick walls. Architectural detailing varies across the estate and replicates typical features of the Georgian or Victorian periods. Buildings have gable ends, steeply pitched roofs or hipped roofs and varying height chimneys, some of which protrude above the rooflines, large sash windows, oriel windows and small dormer windows and simple pilaster and Large detached houses in the western housing estates pedimented entrances. Occasionally, walls have flint stone panels, and patterns in gable ends formed from contrasting coloured bricks. Topography and hydrology The majority of houses have front and rear gardens, and in the case of the The gently undulating topography is influenced by the water courses that flow estates to the west of the area, often accommodate driveways or garages. through the area from the west and north west into the River Stort, to the east. Front gardens vary in size and boundary types. However, front gardens of the The area slopes down from two ridges; one around 95m AOD in the north along houses in the east are typically small in comparison with the west, where they Thorley Common and, from Southern Country Park at approximately 85m AOD contribute to generous distances between building façades and create the in the west and south, to approximately 70m AOD in the east around Pynchbek. impression of wide streets. This variation in height is noticeable from within the green spaces; however, there is little evidence within the residential estates given the dense urban The Thorley Neighbourhood Centre comprises three single storey buildings development and tree cover. There is a large lake located within the Southern and adjoins a petrol station. The buildings have covered walkways and are Country Park, adjacent to Moor Hall Lane, which is served by a small stream from the west. Movement and connectivity There are several roads that connect Thorley Common with the rest of the town including Villiers-Sur-Marne Avenue and Friedburg Avenue, which connect with residential estates in the east and south, and lead onto short cul-de-sacs. Mercers Avenue and Moor Hall Lane provide access into the estates in the west, Typical footpath between the residential estates with occasionally interconnected streets and numerous cul-de-sacs branching off. Whilst many properties include driveways for off-street parking, on street arranged with shops facing into the centre, which comprises a large car park. parking is also common throughout the residential areas. Due to the layout of The buildings are large scale and single storey and set amongst open spaces the roads, direct connections for vehicles between the eastern and western which create distinct breaks in the urban fabric. The majority of these buildings estates is limited; however, there are a few passages and dedicated public are located in the east of the area and were built in the 1970’s. rights of way which provide access for pedestrians and cyclists. A network of paths of varying widths cross the parkland, and connect the residential areas Heritage assets to the north, east and south and the Southern Country Park to the west. On This area contains six grade II listed buildings. The Castle Farmhouse in the the boundary of the Southern Country Park is the busy St James Way (A1184), far west features a 16th century timber frame, and occupies an important site which forms part of the Bishop’s Stortford bypass and creates a distinct edge at the crossing of Thorley Lane and Great Hadham Road. Opposite the Castle to the character area, to the south and west. Obrey Way and Whittington Way, Farmhouse across Thorley Lane is Thorley Houses Farm; a 17th century timber which are located off St James Way and London Road, provide access into the framed building, which, along with several other farmhouses, constitutes residential areas and form the southern boundary. Mixed modern and historic development along the narrow Thorley Lane important group value. The former Pigott’s Farmhouse and the Barn at Rumballs Farm are both 17th century structures and the Piggot’s Farmhouse in particular 31 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
offers a picturesque view among the trees, which contributes to the setting and Way also form the setting for the adjacent houses that overlook these spaces. harks back to the agricultural past on the outskirts of the historic town centre. Generally, the park edges are bound by clipped hedges, informal shrub planting Crowscroft and Stone Hall and Pump, are both cottages; Cowscroft from the and large trees. Paths are surfaced with gravel and edged with light grey granite 17th century, featuring a thatched roof, and stone Hall and Pump circa 1800. setts or brindle coloured concrete blocks and there are numerous benches. The square on Mercers Avenue is particularly distinctive due to the red brick walls Beechwood House, located on Thorley Lane East, is a non-designated heritage which mark the entrances, a central statue and several rows of pleached lime asset that is one and a half storeys in height, rectangular in plan, and constructed trees. in red brick and red tiled roofing with a single chimney stack that splits into two set on a diagonal. Trees and other vegetation in front and back gardens contribute to the overall leafy character of the area. Street trees and avenues are limited to the wider Land use and land cover local roads into and out of the area, such as Villiers-Sur-Marne Avenue, Friedberg Avenue and Mercers Avenue, which are flanked by grass verges and The area is predominantly residential, with a few with complementary uses street trees, often on both sides of the street. Thorley Lane East, Church Lane distributed amongst the residential estates. St Michael Meads Community and Moor Hall Lane have a more rural character and are very narrow and are Centre on Turners Crescent and Thorley Community Centre on Friedburg generally lined by tall hedgerows and mature tree planting. Avenue both provide a venue for a variety of activities and events. There are also two primary schools and a nursery. The Thorley Community Centre on Friedburg Avenue provides a local focus of activity as there is a doctor’s surgery, post office, a range of shops, a café, supermarket and petrol station. Activity is extended into the evening with takeaway restaurants and a pub. Amenities are limited in the western part of the area. There are Thorley Lane East enclosed by woodland and garden vegetation few streets with street trees and private front and back gardens contribute significant proportion of tree cover and vegetation throughout the area. Green space and public realm There is a high provision of public green space along the northern, western and southern boundaries and running through the east of the area and as a consequence a high degree of openness in these areas. There are also a number of parks and formal squares, which are generally located in the west of the area. However, despite these spaces, public realm within the residential estates is mainly confined to pavements and footpaths. The Northern Parkland, or Thorley Common, occupies a generally open, gently sloping site between Great Hadham Road (B1004) and Stockmen Field. Small naturalistic groups of trees towards the edges are often set within shrubs or areas of meadow grass. Dense woodland on the eastern and western boundaries of the parkland increases the sense of enclosure locally. The parkland also includes Intimate scale along Drovers Way two children’s play areas. The Northern Parkland defines the boundaries and the setting of the neighbouring housing estates. To the east and adjacent to the Northern Parkland is a large recreation ground, which is associated with Thorley Views Community Centre. The density of development within the housing estates in the area means that The Southern Country Park occupies an undulating site of approximately 23 views are generally short and are limited by buildings due to the intricate pattern ha, which wraps around the south western and western edges of the Thorley Formal open space on Mercers Avenue of streets. There are occasionally longer views within the housing estates, Common between Thorley Lane, Obrey Way and St James Way (A1184). The such as along Mercers Avenue and Drovers Way, towards green space in the Neighbourhood Centre. Villiers-Sur-Marne Avenue bisects the park and there background. Framed, distant views are more common from the elevated areas park provides a variety of habitats including wildflower and amenity grassland, are dedicated crossing points both over the road and through an underpass. The woodland, groups of trees, several small ponds, a large pond and a reed bed. of both the Southern Country Park and Northern Parkland across to adjacent narrow watercourses that run through the area are often flanked by footpaths wooded hillsides. There are a range of short and long distance views across Despite the groups of trees and woodland the park is open. A woodland belt, which provide routes through and between the estates. North of Richard which runs parallel to St James Way, connects the park to the northern Parkland. and along the Thorley Wedge green space, where the houses on the edges of Whittington Primary School is a large allotment site. Allotments are also located the adjacent residential estates can be seen above and through mature trees Thorley Wedge is a linear green space that slopes gently eastwards along off Everest Gardens in the north east of the area, which occupies a triangular and vegetation. Glimpses of the spire of St James the Great Church in Thorley the path of a watercourse between Friedburg Avenue and Thorley Hill. It shaped site and is surrounded by the back gardens of adjacent houses. are also possible from some parts of Southern Country Park, which sits within forms a distinct gap between several housing estates and is predominantly Small public parks and linear green spaces break up the areas of housing and mature woodland and is a local landmark. open, with vegetation and trees located mostly on the boundaries. It has an often provide additional connectivity through the estates for pedestrians and informal character but there is also a children’s play area, north of the Thorley cyclists. Several small formal public spaces on Mercers Avenue and Milliners 32 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Positive aspects of character There are a number of positive aspects of character which should be sustained, reinforced or enhanced. These relate to the generally favourable contribution of green spaces within the area: • General inclusion of front gardens and verges between pavements and streets, which create generous proportions between building frontages and an open character to streets; • Linear public green space of Thorley Wedge with an interconnected network of designated public rights of way; • Well vegetated private gardens which, along with street trees and occasional blocks of remnant woodland, contribute to a leafy character; • A clear distinction between the developed urban edge and surrounding countryside in the south and west, defined by parkland; and • Views across open green space to wooded hillsides and St James the Great Church in the west.
Issues to be addressed Green space within the Northern Parkland fronted by blocks of flats Reed-beds and woodland in the Southern Country Park
The following issues have been identified which could be addressed through • Development should protect and enhance existing blocks and belts of new development or active management. These are principally related to poor woodland and incorporate new planting to further enhance the quality of legibility of the housing estates and fly tipping along the less active lanes and the area woodlands: • Development should sustain views across green space to local landmarks • Legibility and permeability within and between the residential estates is and wooded hills beyond to maintain legibility limited by road and is complicated by foot and cycle; and • A strategy should be developed to improve legibility through the residential • There are key locations where there is evidence of fly tipping, which reduces estates in this area and provide connections between adjacent residential the quality of the area areas for pedestrians and cyclists Sensitivity to change • Active use of the green spaces on the edges of the area should be encouraged to deter fly tipping There are also some elements which are particularly sensitive to change. These relate to buildings of historic merit and areas of trees and woodland on the periphery of housing estates: • Thorley Lane East woodland and tree planting on the northern boundary of the Southern Country Park creates a distinct rural and enclosed setting to Rumballs Farm, Stone Hall and Crowscroft listed buildings on Thorley Lane East and Moor Hall Lane; and
• Small blocks and belts of woodland on the boundaries and within the Large scale apartment buildings enclose the formal open space on Milliners Way Southern Country Park and Northern Parkland help to contain the adjacent housing estates and provide a clear boundary to development. Character Management Principles • The strong landscape framework which encloses and divides the area should be protected and sustained • Proposals which retain or enhance well-vegetated front gardens that demonstrate a strong relationship with the street are more likely tobe acceptable than proposals to introduce substantial areas of paving for parking
33 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
TCA 06: THORLEY HILL Contains OS data © Crown copyright (2016) Thorley Hill lies to the south of Bishop’s Stortford town centre and is a quiet residential area. It comprises inter and post-war housing estates with occasional modern infill. Modern residential development lies to the west whilst the eastern boundary is formed by an industrial and transport corridor along the River Stort. The area to the south is agricultural land, which lies within Green Belt. Key Characteristics • Gently undulating landform is particularly evident on Thorley Hill, which slopes downwards from the north and south to the centre of the area and to the east; • Predominantly low density, late 20th century residential estates; • Typically two storey terraced and semi-detached houses, bungalows and blocks of flats up to four storeys; • Crescents and cul-de-sacs are common in residential areas; • Cemetery occupies a large area of open space which is more open in contrast to the adjacent wooded churchyard of St. Michael’s Church on the eastern boundary; and • Limited public open green space distributed across the area including Ward Crescent, Waytemore Road, The Firs, Thorley Wedge and The Green.
Figure 10: TCA 06 - Thorley Hill
34 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Topography and hydrology off Whittington Way or opposite Pig Lane off London Road. Side streets often of the area is a higher density in comparison with estates in the north but share form quiet crescents and cul-de-sacs, such as Queen’s Crescent, Thornberra similarities in the period of architecture and detailing. On London Road there The Thorley Hill area is located on an area of gently undulating land. There is Close and Thorley Lane. are a few Victorian detached and semi-detached houses which front onto the a ridge in the north which reaches approximately 90m AOD, and another to road. There are occasional modern developments consisting of large blocks of the south which rises to approximately 75m AOD. The land slopes down from There are a number of local footpaths and public rights of way across the area flats, such as the two to four storey blocks on Knights Row and Mitre Gardens. the ridges to the centre of the area, where Thorley Wedge is located, and which are typically located in alleyways through the residential estates and east towards the River Stort to approximately 55m AOD. This topography is connect to public green spaces. There are two main footpaths; Thorley Wedge particularly evident on Thorley Hill which cuts across the slopes. footpath, which runs east to west and connects to the trail along the Rover Stort, and The Firs which runs south to north between Waytemore Road and There is a small open watercourse located in the centre of the area which Windhill. runs through the Thorley Wedge towards the River Stort in the east. There is another watercourse shown on Ordnance Survey mapping, located between back gardens of residential properties along Rhodes Avenue and Mulberry Court, although it is not evident on these streets. The River Stort splits in the east of the area, east of Southmill Street and Mill Street. The western tributary runs through the easternmost part of the area before merging with the eastern tributary further south, forming a river island in between.
Typical cul-de-sac
The Bishop’s Stortford High School on London Road, consists of a complex of nine large buildings The large sites occupied by the High School and the The Firs footpath heading north adjacent Grace Gardens Recreation Ground provide a generous break in the urban fabric, due to the large scale of the buildings and wooded boundaries, which clearly divide the housing estates in the north and south. To the rear of Urban structure and built form the high school is Thorley Hill Primary School, which is accessed via a narrow lane between houses on Park Lane. Windhill 21 Primary School and Children’s The majority of the area is developed with large, planned estates comprising Centre is located on a large site spanning between Scott Road and Windhill. a low density of terraced, semi-detached and detached houses which mostly Undulating topography evident on Thorley Hill front directly onto streets. The style of houses is typical of inter and post-war Heritage assets periods with generally pan tiled pitched roofs, brick walls and often rendered, th hanging tile or timber clad façades. Architectural details are generally modest, Thorley Hill character area features one listed building, tucked behind 20 th Movement and connectivity including simple brick-on-edge window and door surrounds, red tile sills and century housing developments. 77 Norfolk Way is a grade II listed early 16 chimneys. Original open porches have often been retained but in some cases century farmhouse with timber-framed painted plaster walls and a red tiled There is a loose pattern of local roads throughout the area which typically these have been removed and houses have been extended. The majority of roof. provide a high level of connectivity to New Town to the north, Hockerill to houses have front and rear gardens, although in the case of front gardens, many the east, Thorley Street to the south. The more recent residential estates to have been removed or substantially altered to accommodate driveways. Front Land use and land cover the west are only connected to this area by Whittington Way on the southern gardens form generous distances between building frontages which creates the The area is predominantly residential, with a few other uses, which are boundary. South Road and London Road (B1383) are busy main roads on the impression of wide streets. eastern edge of the area, leading north into the town centre and south to mostly complementary and distributed on the edges of the residential Thorley Street. From New Town to the north, the area is accessible from Scott Houses on Havers Lane, Thorley Hill and Southmill Road are larger, often estates, including the schools mentioned above. A local centre in the Road and Cemetery Road, which lead west and south respectively. Windhill, on detached and are typical of the inter-war period, whereas houses on Cemetery north includes a parade of shops and takeaway restaurants on Elizabeth the northern boundary of the area, is a key route into the town centre from the Road, Norfolk Way, Piggotts Way, Scott Road, Thornbera Road, Twyford Road Road and a small supermarket and parade of shops on Havers Lane. west. From the east, Havers Lane, Rhodes Avenue, Thorley Hill and Whittington and Thorley Lane are a mixture of terraced and semi-detached post-war houses There are a few other shops and off licenses located along London Road. Way lead west into the area off London Road. The Twyford residential estate in built between 1950−1970. These developments comprise the residential The part of the area east of South Road and London Road is a mixture the southern part of the area is accessible from the south via Bishop’s Avenue, estates in the northern half of the area. The housing estate in the southern part of housing, low rise commercial units and office blocks between South 35 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Road and Southmill Road. There is also a petrol station on the corner of large mature trees on the boundary, which form are locally distinctive. between South Road and London Road. The Rhodes Arts Complex, which includes a museum and exhibition space, is located on the eastern There are a few large woodland belts in the area which often define the boundary of the area on the corner of South Road and Southmill Road. boundaries between housing estates. Streets typically have street trees in the southern and eastern parts of the area however, despite the woodlands and street trees, private front and back gardens contribute significant proportion of the tree cover and vegetation throughout the area.
Views across Thorley Wedge towards houses on hillside
Issues to be addressed • The following issues have been identified which could be addressed through The Havers Parade shops new development or active management: • Street trees have been removed in some places; Recreation ground and pavilion with housing behind Green space and public realm • Removal of front gardens and vegetation to create driveways for off-street Public green space is limited to five sites with two located in the north, the large parking; Thorley Wedge in the centre and two in the south of the area. The Ward Crescent Views • In many places pavements have been poorly repaired, which reduces the and Waytemore Road green spaces are informal grassed areas which include quality and continuity of the streetscape; children’s play areas and playing fields. The Firs is a linear belt of woodland Views in the area are limited by landform and density of development, which with an associated public footpath, which connects Windhill on the northern means that they are generally short and limited by buildings. However, longer • The scale of infill development is in places larger than the context; and boundary of the area to Waytemore Road further south. The Green, Mary Park distance views are available across the back gardens of houses in places. Views • Poor repair and use of materials in the surfacing of pavements. Gardens, Bishop’s Avenue and Audrey Gardens surround a large square green along Thorley Hill demonstrate the undulating landform. Long distance views are focused along Thorley Wedge, contained by the woodland and boundary which is surrounded by houses, which mostly face towards the space. To the Sensitivity to change west of Grace Gardens there is a large recreation ground, which is enclosed to trees, with the rooftops of houses located on the adjacent slopes occasionally visible. the west by a mature woodland belt and includes a small single storey brick There are also some elements which are particularly sensitive to change. These pavilion and an area for car parking. Positive aspects of character relate to principally to the loss or removal of street trees and vegetation within gardens: St Michael’s Churchyard on the north eastern boundary of the area is a large There are a number of positive aspects of character which should be sustained, open green space, segregated from the main cemetery to the east. The western • Public green space within the dense residential estates; reinforced or enhanced. These relate to the provision of private front and rear boundary is formed by The Firs, which forms a distinct boundary between the gardens, the contribution of street trees and the provision of public green space: cemetery and adjacent housing estate to the west. There are occasional trees • Street trees contribute to the individual character of each street and the gradual loss of these trees erodes the quality of the area; planted in avenues along the internal roads. • General inclusion of front gardens and verges between pavements and streets, which create generous proportions between building frontages and Thorley Wedge is a linear green space that follows the path of a watercourse • Conversion of front gardens to driveways resulting in the loss of garden an open character to streets; between Friedburg Avenue, to the west of the area, and Thorley Hill, and boundaries and vegetation; and slopes gently eastwards. It forms a distinct gap between neighbouring housing • Well vegetated private gardens which, along with street trees and occasional • Small blocks and belts of woodland divide the adjacent housing estates and estates. Within this area it is predominantly wooded along the southern part, belts of woodland, contribute to a leafy character; and provide a clear boundary to development. with a narrow open strip of grass and trees along the northern boundary and a children’s play area and allotments. There are also allotments at Everest • The quality of public green spaces which include trees, woodland and open Gardens, in the north west of the area. Havers Park Bowls Club, located on the grass areas and children’s play areas. corner of Havers Lane and South Road in the east of the area includes a group 36 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Character Management Principles • Proposals which retain or enhance well-vegetated front gardens that demonstrate a strong relationship with the street are more likely tobe acceptable than proposals to introduce substantial areas of paving for parking • Infill development should reflect the scale, density and roof line of adjacent buildings, and arrangement and offsets of buildings from the street and should include front gardens • A strategy for street tree management and replanting should be developed to increase the age structure of tree stock and range of species to ensure continuous contribution of tree cover to streets, increased diversity and resilience to environmental change • Public green space within the residential estates should be protected and enhanced
Mixed age houses on Thorley Hill, seen across Thorley Wedge green space
37 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
TCA 07: THORLEY STREET AND RIVER STORT This area lies in the south eastern part of Bishop’s Stortford. It has a predominantly rural character on the fringes of the town. Agricultural fields, residential development in Thorley Street and Twyford, and transport corridors are located in the southern part, whilst the eastern boundary is formed by green space and the River Stort. To the north lies an industrial and commercial estate in the low lying valley and the quiet residential estates of Hockerill and Thorley Hill, whilst to the east and south lies open agricultural land. Key Characteristics • Predominantly rural area which provides the setting to Thorley Street and Twyford and the southern edge of Bishop’s Stortford; • Gently undulating landform generally sloping towards the River Stort, particularly evident on the open fields in the south western parts of the area; • The area is influenced by the River Stort, the straight, linear rail and road transport corridors; • Mixture of historic, detached buildings, including the mediaeval Coach and Horses public house; • Housing in Thorley Street mostly faces onto the busy London Road, with a few small residential cul-de-sacs; and • Linear green space and Rushy Mead nature reserve focused along the River Stort, with natural regeneration of vegetation and woodland
Contains OS data © Crown copyright (2016)
Figure 11: TCA 07 - Thorley Street and River Stort
38 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Topography and hydrology This area is located on an area of gently undulating and low lying land which slopes towards the River Stort. The landform in the east is heavily influenced by the River Stort and is relatively flat, at approximately 50-55m AOD. In the northern part of the area, the land slopes gradually down from Hallingbury Road, at approximately 65m AOD on the eastern boundary, into the low lying Stort Valley. The agricultural land in the south western part of the area is located on the lower, inward facing slopes of two ridges, and is divided by a small watercourse. The western and northern boundaries of the fields reach approximately 75m AOD and gently fall to approximately 55m AOD towards London Road. Movement and connectivity The busy London Road (B1383) is a long, straight road that divides the southern part of the area. Although it is a primary route into Bishop’s Stortford from the south, it is constrained by its historic alignment, narrow pavements and the buildings within Thorley Street that front onto it. There are a few short, straight cul-de-sacs off London Road in the northern part of Thorley Street. Cul-de-sacs with houses perpendicular to and elevated above London Road Terraced houses and front gardens located in cul-de-sacs off London Road Hallingbury Road (A1060), a narrow, sinuous lane is located on the eastern boundary of the area. It leads to isolated houses and buildings associated with generally good as public rights of way transverse the agricultural land from the The hamlet of Twyford, in the centre of the area, is spread out along Pig Lane industry and leisure. London Road joins this road in the north. Pig Lane, which adjacent Southern Country Park and residential areas, across London Road and close to the River Stort. Between Pig Lane and the River Stort, there are several connects London Road and Hallingbury Road, passes through Twyford where it the railway line and follow the River Stort, including Hertfordshire Way trail. semi-detached post-war and modern style houses which front directly onto crosses the River Stort. The lane is often without pavements but with occasional small walled front terraces or narrow verges. They have generous sized back narrow grass verges and bounded by tall hedgerows, which contribute to the Urban structure and built form gardens which meet the river. North of the river, and east of Pig Lane is Twyford enclosed feel of the lane. There are a few narrow lanes off House, which has been converted to a mixture of apartments and offices. This The majority of the area is open countryside, with isolated settlement or low grand Georgian, Queen Anne style country house was once located within a Agricultural land in the south west of the area is bounded by the busy St James density housing areas located along transport corridors. Thorley Street is a linear large estate. Opposite Twyford House is a large car park which occupies an open Way bypass (A1184) to the south, Obrey way and Whittington way to the west settlement with a mixture of detached and semi-detached houses of varying area of land adjacent to Twyford Lock. There are houses further west along and north, respectively, and London Road to the east. Access for pedestrians is ages, which generally front on to London Road. Residential buildings along Pig Pig Lane and Twyford Bury Lane, which consist of clusters of farm buildings Lane and Twyford Bury Lane are a mixture of historic converted farmhouses, associated with Twyfordbury Farmhouse, cottages and the detached Twyford post-war terraces and modern mews style apartment blocks, which are Bury House. These properties front onto the lane, their small front gardens clustered near to the river, mostly facing onto the lane. In the northern part of enclosed by bed brick walls with flint infill panels. Occasionally, gable ends of the area, there are a couple of post-war detached houses. The railway corridor the houses front directly onto the lane without any pavements, which gives the exerts a strong influence over the eastern part of the area, forming an abrupt perception of a very narrow lane. edge to the east of the houses in Thorley Street. Heritage assets Houses in the northern part of Thorley Street on the western side of London Road are large scale and detached, set within large gardens away from the road There are eleven grade II listed buildings and one grade II* listed building with- and bounded by mature trees and vegetation, such as Thorley House. South in this TCA. The southern end of Thorley Street features two groups of listed of these detached houses, residential development is smaller scale and more buildings, primarily cottages along with the Coach and Horses Public House. constrained, consisting of terraces of two storey houses located off two small Thorley Wash Cottage is the southernmost listed building and occupies an cul-de-sacs, perpendicular to and elevated above London Road. These houses important position at the entrance to the village. The cottage is a 17th century are adjacent to open farmland to the west, and are set back from the narrow house of one and a half storeys complete with four front windows and a cen- cul-de-sacs by generous gardens and driveways. A series of detached properties tral door. Elm Trees is a late 17th century and early 18th century house with a continue along the western side of London Road. Older properties are often thatched roof. Further north on Thorley Street is Glenview and Moorlands an- closer to the road, either fronting directly onto the pavements with no gardens other 17th century house, which is now two, directly across from which is the or bounded by tall fences or brick walls. On the eastern side of London Road, Coach and Horses Public House, which dates back to the 15th century, when it detached houses and rows of small terraced cottages are generally set back was a hall house, and the early 16th century. from the road by generous sized front gardens, large grass verges and wider pavements. These houses have long back gardens that often extend as far as The northern end of Thorley Street features several other houses including th the railway line to the east. The southern part of London Road is open on both The Blue House, a circa 17 century L-shaped building and the Sparrows Nest, View along London Road framed by garden vegetation th sides, with agricultural fields to the west and scrubland to the east. another 17 century two storey home which features gothic style pointed
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windows from the 19th century. Behind the Sparrows Nest off Thorley Street and paddocks and allotments. Thorley Street and Twyford are predominantly There are distant views across the gently undulating open agricultural fields and is Thorley House, completed in 1901 by the architect and resident of the residential and there is also housing along Pig Lane. The leisure uses, including countryside, east from Obrey Way towards wooded hills and open countryside. property Eustace C. Frere. Thorley House is two and a half storeys in height Bishop’s Stortford Canoe Club are associated with the River Stort and lakes Views east and west from London Road and public rights of way are often wide, and constructed in brick with roughcast including the chimneys. Across Thorley within the area. towards woodland and trees on field boundaries and along the river. Views Street lies the Old Post Office Cottages; a 17th century structure, the building along St James Way are contained by landform, cuttings and vegetation. was formerly the laundry for Twyford House. The building is a long two storey Vegetation including pasture, woodland, wet meadows, mature trees and timber frame, plastered with a steep old red tiled roof. scrubland covers the eastern part of the area along the Stort Valley, east of the railway line. In the northern part of Thorley Street, there are occasional large mature trees within the verges; however, most trees along the road are located within the gardens of adjacent houses, overall giving an enclosed feel to the road. Green space and public realm Formal public green space provision within the area is limited to Rushy Mead Nature Reserve, which comprises large areas of wet meadows, reed beds and woodland. Despite the lack of public green space the open space flanking the River Stort provides a valuable green corridor through the area which is accessible via a network of public rights of way. This green corridor is often heavily wooded close to the river, and fields adjacent to the railway typically include meadows, scattered trees and naturally regenerating vegetation.
View along London Road
Large detached house set within large gardens away from London Road Positive aspects of character
To the immediate north of the River Stort near the lock on Pig Lane is the grade There are a number of positive aspects of character which should be sustained, II* listed Twyford House, which occupies a rural setting. The Red brick mansion reinforced or enhanced. These relate to the buildings of historical importance was probably built for Hale family, who were owners from 1650, and completed in Twyford and Thorley Street, the open setting to the east, south and west and in the mid-17th century. However, it was altered and refaced circa 1715 and the green corridor formed by the River Stort: altered again several times prior to the 20th century. The fabric is of red brick • The semi-natural character of the River Stort provides a welcome contrast in English Bond with sash windows. The early 18th century central door case is and rural setting to the adjacent housing and railway corridor, providing detailed with fluted pilasters on high moulded bases, supporting fine carved continuity along the eastern part of the area; floral consoles and full entablature with swelled frieze, modillioned cornice and triangular pediment. The house is also associated with the well-known British • The agricultural land to the south west creates an open setting to the edge businessman Cecil Rhodes, whose uncle Arthur Rhodes lived there from 1860- of Bishop’s Stortford and allows views out to surrounding countryside; 71. Twyford Bury, located to the north of Twyford House, was constructed in 1895 by Eustace C. Frere on family property. The building is an L-shaped Arts • Rushy Mead Nature Reserve provides valuable informal green space and and Crafts house featuring red brick with pebble dashed upper parts anda Open agricultural fields sloping gently towards the stream access to a range of semi-natural habitats; steep red tile roof with bellcast eaves. Styleman’s with Garden Pump is a 16th • The twelve buildings of architectural importance and cultural significance century structure located off Hallingbury Road. The building is two storeys in Views within Thorley Street and Twyford; and height, timber-framed, plastered, and has a concrete tile roof. Views in Thorley Street are generally long distance, focused along London Road • The contribution of vegetation in private front and back gardens tothe and framed by houses and garden vegetation. There are occasional glimpsed quality of the public realm, which is generally limited to pavements and Land use and land cover views east and west between houses in Thorley Street to the adjacent open streets This area has a varied mixture of uses, consisting of agriculture, housing, countryside. In Twyford, views are often limited by woodland, hedges and recreation and leisure and industry. Land in the south western part ofthe the buildings, which means that they are generally short. The river is mostly area consists of arable fields, whilst in the northern part of the area there enclosed by woodland and trees and therefore views from beyond the riverside are industrial uses and along Hallingbury Road there is a mixture of pasture towpath towards the river are generally glimpsed.
40 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
Issues to be addressed should be developed to increase the age structure of tree stock and range of species to ensure continuous contribution of tree cover to streets, The following issues have been identified which could be addressed through increased diversity and resilience to environmental change new development or active management. These are principally related to the severance of the eastern part of the area due to the railway line, which is • Opportunities to increase and improve connections between Thorley Street, related to the limited connectivity of the public realm and fly tipping along the the River Stort and Rushey Green Nature Reserve should be maximised less active lanes and woodlands: • Access from Thorley Street to the River Stort is limited due to the presence of the railway line and London road which create a barrier and reduce permeability; • The few street trees in the area are becoming mature, therefore should be managed appropriately to continue their valuable contribution to London Road; • Absence of safe points to cross London Road south of Whittington Way, and continuous pavement to the west of London Road, north of Whittington Way, which leaves the western side of Thorley Street isolated from the town and Rver Stort; and • There are key locations, such as the land between the Coach and Horses Public House and between the railway line and River Stort which are vulnerable to fly tipping, which reduces the quality of the area Sensitivity to change There are also some elements which are particularly sensitive to change. These relate generally to the setting of Thorley Street and Twyford and the green Typical narrow footpath between houses leading to the eastern open space corridor corridor of the River Stort: • The River Stort and Rushy Mead Nature Reserve are rare semi-natural features within the area; • Opportunities to increase and improve connections between the western side of Thorley Street and the town to the north should be explored, • There are a number of buildings of historic significance that are set within particularly if these can include a crossing point for London Road which predominantly rural surroundings; accomodates the Hertfordshire Way • Vegetation on the periphery between housing and agricultural land provides • Proposals which retain or enhance well-vegetated front gardens are a clear edge and boundary to the residential areas; and demonstrate a strong relationship with the street are more likely tobe acceptable than proposals to introduce substantial areas of paving for use • Vegetation along the railway line screens views from the houses in Thorley as driveways Street from the River Stort. Character Management Principles • Future development in the south of the area should provide a clear transition between town and countryside and incorporate new green spaces and wherever possible, integrate existing vegetation • A buffer of green space should be provided along Thorley Street to protect the setting of the area and the many listed buildings along London Road • The semi-natural character of the River Stort corridor and Rushy Green Nature Reserve should be protected and enhanced through active management • The materials proposed for any new development should be responsive to the vernacular style and materials of the area • A strategy for street tree management and replanting along London Road 41
BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
APPENDIX A: REFERENCES AND GLOSSARY OF TERMS References Glossary of Terms geology, topography, drainage patterns, vegetation and historical land use and settlement pattern, and perceptual and aesthetic attributes. Bishop’s Stortford Town Council. (2015). Neighbourhood Plan for Building line Silverleys and Meads Wards. Available: http://www.bishopsstortfordtc. Listed Building gov.uk/sites/default/files/Neighbourhood_Plan/Neighbourhood%20 The line formed by the frontages of buildings along a street. Plan%20Final%20version.pdf. Last accessed 20 January 2016. A listed building is one that has been placed on the Statutory List of Buildings Built form of Special Architectural or Historic Interest. There are three categories of listed British Geological Society. (2016). Geology of Britain Interactive buildings in the United Kingdom: Map. Available: http://www.bgs.ac.uk/discoveringGeology/ Buildings and structures. geologyOfBritain/viewer.html. Last accessed 11 Jan 2016. • Grade I buildings, which are of exceptional interest and make up 2.5% of all Edge listed buildings in the United Kingdom. Department of Communities and Local Government. (2012). National Planning Policy Framework. Available: https://www.gov.uk/government/publications/ The boundary between two areas, these can be natural topographical features or • Grade II* buildings, which are particularly important buildings of more than national-planning-policy-framework--2. Last accessed 11 Jan 2016. man-made features. special interest and make up 5.5% of all listed buildings in the United Kingdom. East Herts Council. (2016). East Herts Local Plan 2007. Available: http://www. Enclosure • Grade II buildings, which are of special interest and make up 92% of all listed eastherts.gov.uk/index.jsp?articleid=24627. Last accessed 20 January 2016. buildings in the United Kingdom. The use of buildings and structures to create a sense of defined space. English Heritage and CABE. (2008). Character and identity: Townscape and National Character Area (NCA) heritage appraisals in housing market renewal areas . Available: http:// Gateway webarchive.nationalarchives.gov.uk/20110118095356/http:/www.cabe. A National Character Area is a natural subdivision of England based ona org.uk/files/character-and-identity.pdf. Last accessed 11 Jan 2016. The design of a building, site or landscape to symbolise an entrance or arrival to combination of landscape, biodiversity, geodiversity and economic activity. There a specific location. are 159 NCAs and they follow natural, rather than administrative, boundaries. Hertfordshire County Council. (2007). Hertfordshire Landscape Character SPD. Available: http://consult.eastherts.gov.uk/portal/district_plan_preferred_ Historic Environment Record Rural options?pointId=s1381937301884. Last accessed 20 January 2016. A record held by the local authority of known archaeological sites, historic Relating to, or characteristic of the countryside rather than the town. Historic England. (2016). National Heritage List for England. Available: buildings, and designed landscapes. https://historicengland.org.uk/listing/the-list/. Last accessed 11 Jan 2016. Setting Land Cover Historic England. (2004). Using Historic Landscape Characterisation. The context or environment in which something sits. Available: https://historicengland.org.uk/images-books/publications/ The surface cover of the land, usually expressed in terms of vegetation cover or using-historiclandscape-characterisation/. Last accessed 11 Jan 2016. lack of it. Related to but not the same as land use. Tranquillity Historic England. (2010). Understanding Place Historic Area Land Use A state of calm and quietude associated with a peace, considered to be a Assessments: Principles and Practice. Available: https:// significant asset of landscape. historicengland.org.uk/images-books/publications/understanding- What land is used for, based on broad categories of functional land cover, such as place-principles-practice/. Last accessed 11 Jan 2016. urban and industrial use and the different types of agriculture and forestry. Tree Preservation Order (TPO) HMSO. (2012). European Landscape Convention. Available: https:// Landscape A Tree Preservation Order is an order made by a local planning authority in www.gov.uk/government/uploads/system/uploads/attachment_ England to protect specific trees, groups of trees or woodland in the interests of data/file/236096/8413.pdf. Last accessed 11 Jan 2016. An area, as perceived by people, the character of which is the result of the action amenity. and interaction of natural and/or human factors. Natural England. (2014). An Approach to Landscape Character Vernacular Assessment. Available: https://www.gov.uk/government/uploads/ Landscape Character system/uploads/attachment_data/file/396192/landscape- The way in which ordinary buildings were built in a particular place, making use character-assessment.pdf. Last accessed 11 Jan 2016. A distinct, recognisable and consistent pattern of elements in the landscape that of local styles, techniques and materials and responding to local economic and makes one landscape different from another, rather than better or worse. Natural England. (2013). National Character Areas. Available: http:// social conditions. publications.naturalengland.org.uk/category/587130. Last accessed 11 Jan 2016. Landscape Character Areas (LCAs) Views Office of National Statistics. (2011). Census 2011. Available: http:// Landscape character areas are unique areas which are the discrete geographical www.ons.gov.uk/ons/guide-method/census/2011/index.html Views that which can be seen from an observation point to an object(s), areas of a particular landscape type. particularly a landscape or building. Landscape Types Distinct landscape types that are relatively homogenous in character. They are generic in nature in that they may occur in different areas in different parts of the country, but wherever they occur they share broadly similar combinations of BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
APPENDIX B: SCHEDULE OF HERITAGE ASSETS BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
LISTED BUILDINGS
TCA ID List Entry Name Grade List Date Easting Northing TCA Name
HH1 1102404 1 and 5, London Road II 21/03/1974 549261 221198 TCA 01: Hockerill
HH2 1347882 Hillside House II 25/07/1979 549462 221180 TCA 01: Hockerill
HH3 1101605 Hockerill Residential School II 11/07/1983 549584 221391 TCA 01: Hockerill
HH4 1307790 Clock House II 18/10/1949 549737 221881 TCA 01: Hockerill
HH5 1102413 Church Manor II 18/10/1949 549748 221835 TCA 01: Hockerill
HH6 1175921 The Nag's Head Public House II 06/07/1981 550036 221112 TCA 01: Hockerill
HH7 1101612 Hertfordshire and Essex General Hospital (Former Workhouse Block, Now Staff Accommodation, Com- II 11/07/1983 550057 220907 TCA 01: Hockerill
prising Waytemore House, Essex House, Cecil House, Offices and Training School)
NT1 1101594 Cemetery Chapels II 11/07/1983 548582 220686 TCA 04: New Town
NT2 1347880 Cemetery Lodge II 11/07/1983 548595 220742 TCA 04: New Town
NT3 1101613 Church of St Michael I 18/10/1949 548623 221336 TCA 04: New Town
NT4 1347847 5, High Street II 11/07/1983 548669 221377 TCA 04: New Town
NT5 1176138 1-3, High Street II 11/07/1983 548681 221384 TCA 04: New Town
NT6 1102405 6, Market Street II 11/07/1983 548698 221349 TCA 04: New Town
NT7 1102406 Halifax Building Society II 18/10/1949 548720 221368 TCA 04: New Town
NT8 1102414 North Range of Former Malthouses at Junction With South Street (Peppers) II 18/10/1949 549069 220660 TCA 04: New Town
NT9 1307798 Central Range of Former Malthouses at Junction with South Street (Maurice and Company Limited) II 11/07/1983 549083 220642 TCA 04: New Town
NT10 1347478 South Range of Former Malthouses at Junction With South Street (Hopper Engineering) II 18/10/1949 549108 220632 TCA 04: New Town
NT11 1347477 Rhodes' Birthplace Museum II 18/10/1949 549101 220539 TCA 04: New Town
TC1 1102417 Castle Farmhouse II 11/07/1984 546483 220103 TCA 05: Thorley Common
TC2 1102416 Thorley Houses Farmhouse II 11/07/1983 546556 220133 TCA 05: Thorley Common
TC3 1271528 Barn at Rumballs Farm II 19/03/2001 547307 219744 TCA 05: Thorley Common
TC4 1176689 Crowscroft II 11/07/1983 547376 219621 TCA 05: Thorley Common
TC5 1347479 Stone Hall, and Garden Pump II 11/07/1983 547572 219364 TCA 05: Thorley Common
TC6 1308121 Former Piggott's Farmhouse II 18/10/1949 547611 220314 TCA 05: Thorley Common
TH1 1102407 77, Norfolk Way II 16/09/1980 548493 220252 TCA 06: Thorley Hill
TS1 1214136 Thorley Wash Cottage II 30/04/1985 548809 218687 TCA 07: Thorley Street and
River Stort
TS2 1213955 Elm Trees II 30/04/1985 548832 218758 TCA 07: Thorley Street and
River Stort
46 BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
LISTED BUILDINGS
TCA ID List Entry Name Grade List Date Easting Northing TCA Name
TS3 1288831 Glen View and Moorlands II 30/04/1985 548856 218845 TCA 07: Thorley Street and
River Stort
TS4 1213954 Thorley House II 19/01/1983 548886 219230 TCA 07: Thorley Street and
River Stort
TS5 1213952 Coach and Horses Public House II 30/04/1985 548890 218840 TCA 07: Thorley Street and
River Stort
TS6 1288830 Sparrows Nest (Within Gates at Entrance to Thorley House) II 19/01/1983 548941 219231 TCA 07: Thorley Street and
River Stort
TS7 1213951 The Blue House II 30/04/1985 548954 219143 TCA 07: Thorley Street and
River Stort
TS8 1214065 Old Post Office Cottages II 19/01/1983 548963 219206 TCA 07: Thorley Street and
River Stort
TS9 1347471 Park View Cottages [Number 6 and Numbers 7 and 8 (Starlings)] II 11/07/1983 548998 219272 TCA 07: Thorley Street and
River Stort
TS10 1213957 Twyford House II* 22/02/1967 549331 219306 TCA 07: Thorley Street and
River Stort
TS11 1214177 Twyford Bury II 30/04/1985 549343 219513 TCA 07: Thorley Street and
River Stort
TS12 1176023 Stylemans, with Garden Pump II 11/07/1983 549566 220007 TCA 07: Thorley Street and
River Stort
47
BISHOP’S STORTFORD HERITAGE AND CHARACTER ASSESSMENT
APPENDIX C: HISTORIC MAPS
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