Boscastle Village Character Assessment

Approach and summary guidelines Contents

1 Introduction ...... 3 2 Boscastle’s development ...... 4 3 Approach to the Village Character Assessment ...... 5 3.1 Desk study...... 5 Fig 1 Map of Village Character Areas for Boscastle...... 6 3.2 Field survey ...... 7 3.3 Settlement Edge Assessment ...... 7 4 Summary planning guidelines...... 9 4.1 Buildings ...... 9 4.2 Landscape, green infrastructure and spaces...... 10 4.3 Transport and access ...... 10 4.4 Aesthetics, tranquillity and views ...... 11 4.5 Sustainable communities...... 11

Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 2 Development Plan

2 1 Introduction

This Village Character Assessment has been prepared by Colette Beckham of Gain Consulting on behalf of the Forrabury and Minster Parish Neighbourhood Development Plan Group. Information on the character of the settlements of Boscastle and Camelford Station has been derived from a combination of a review of available literature and primary field survey.

The Parish is immensely valued by residents. People want to retain all that is special and important, particularly with respect to the special and historic areas of Boscastle, ensuring that their unique character, shaped by community, culture and heritage over hundreds of years, remains readable and available to be enjoyed for generations to come.

The purpose of the Village Character Assessment is to map and describe the areas of the settlements that are distinctly different from one another. These differences arise from their historic development, the period of built development, the design of the buildings and public realm, the spaces and greenery within the area, the topography, transport pattern and the nature of the views. These elements all combine in different ways to give an area a unique character that can be mapped and described.

Finally, the last step is to combine what we know about the character, the condition of the different elements of character and the pressures and forces for change which they are subjected to. The outcome is a comprehensive set of planning and land management guidelines that set out how character can be conserved and enhanced and how poor condition and pressures might be addressed. These guidelines provide a strong evidence base to support policy objectives and content within the NDP. The Village Character Assessment has been completed by Colette Beckham, owner and director at Gain Consulting. Colette has over 23 years experience in the environmental sector, is a Chartered Member of the Landscape Institute and a full member of of the Chartered Institute of Ecology and Environmental Management. She brings significant skills and knowledge to ‘Gain’, having spent 15 years with the Cornwall Area of Outstanding Natural Beauty Unit, including ten years as Cornwall AONB Partnership Manager. During this time, Colette produced two statutory 5-year Management Plans for the protected landscape and managed the process of production for the Cornwall and Isles of Scilly Landscape Character Assessment. Throughout her time at the AONB, Colette worked at the interface between landscape and planning, developing advice and guidance for the consideration of character in planning policy and decisions. Colette has worked with partners extensively in promoting the use of character in Neighbourhood Plans, supporting several AONB Parishes in the production of landscape evidence and policy. For many years, Colette delivered planning advice for the AONB Unit, including representations at appeals and a major planning public enquiry. As such, Colette brings a unique experience and insight on how an understanding of character can support planning policy and planning decision making. Since establishing her consultancy in 2019, Colette has worked to support and advise four neighbourhood plans in Cornwall.

Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 3 Development Plan

3 2 Boscastle’s development

Adapted from the Boscastle Parish Plan 2016 In the latter quarter of the 1800s, the Lord of the Manor, Henry Pige-Leschallas put considerable The Parish of Forrabury and Minster lies on the effort into updating and promoting the village to North Cornwall Coast and was formerly two bring in new blood and money. He was parishes. The main settlement is the coastal town responsible for building the villas in New Road, of Boscastle, some three miles northeast of providing running water and sewerage systems, Tintagel. The Parish extends south towards the Town Hall in CA01 Harbour, the telegraph and Camelford, terminating at Slaughterbridge. the lower bridge which united both sides of the Boscastle takes its name from the Norman Lords harbour and replaced a ford. A small tourist of the manor who came over with William the business enterprise began, with guests being Conqueror. The Botterells or Bottreaux were collected from Camelford Station in horse and people of importance in the country who built trap and taken to farms, individuals houses and Bottreaux castle on the strategic promontory at guest accommodation. the top of Dunn ( Cornish for castle) Street. They The manor was sold in the 1950s by the Bellamy set up a market to control the buying and selling family to TP Fulford who bought the entire manor of goods, took control of the milling of grain, and as a speculative venture to sell on immediately. built the two churches (St Merteriana at Minster Properties were put on the open market with the and St Symphorian at Forrabury) and a chapel in tenants still in residence. After protest, Fulford Gunpool dedicated to St James. All the cancelled the sale and offered the properties to inhabitants, shops, and ventures of the village and the residents for sums of around £200 each, a surrounding areas existed in relation to the sum many could not afford. The village was manor. opened up and became no longer self-sufficient. An economy was built around the harbour. The The second half of the 20th century saw great pier was rebuilt by Sir Richard Grenville in 1584 at change and expansion for Boscastle as tourism the request of the local fishermen. In 1740 repairs became the mainstay of the local economy. Many were made to the pier by Cotton Amy who also properties became second or holiday homes, and built the harbour wall. Imports, exports, fishing this was coupled with a large expansion of 20th- and farming, were the mainstay of the village. century residential housing between Forrabury Imported goods were carried through the harbour Hill, New Road and Paradise Road. Despite this, to the whole of North Cornwall and stretching as services, community facilities and community far afield as Saltash and Plymouth. Cargoes were green spaces, such as the Memorial Fields were stored in warehouses in Harbour and Bridge at lost and the cinema, grocery stores, bank, chemist the bottom of the village and residents lived in and hardware store all closed. Top Town. Ships plied their trade up and down Development has continued apace during the first the coast from Liverpool, Gloucester and Bristol part of the 21st century, characterised by large and as far afield as Canada and the States taking redevelopments of 20th-century plots and ribbon emigrants away from poverty and famine and expansion, whilst the historic parts of Boscastle bringing back timber and guano. The village had remain relatively intact. almshouses, and a trust was set up in the 17th century to care for the needy.

Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 4 Development Plan

4 3 Approach to the Village Character Assessment

3.1 Desk study

The process of production of the Village Character Assessment (VCA), began in September 2020 with the appointment of Gain Consulting and the drawing up of draft village Character Areas. These maps were consulted upon with the NDP Group’s Village Character Assessment leads.

The initial assessment derived the following Village Character Areas for Boscastle and the Camelford Station area.

 CA01 Harbour  CA02 Bridge  CA03 New Road and Old Road  CA04 Top Town  CA05 Forrabury  CA06 Potters Lane  CA07 Barn Park  CA08 Paradise and Bottreaux  CA09 Pentargon Road to Langfords Meadow  CA10 Tintagel Road Triangle  CA11 Camelford Station area

5 Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 5 Development Plan

5 Fig 1 Map of Village Character Areas for Boscastle

Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 6 Development Plan 3.2 Field survey

Colette Beckham of Gain Consulting undertook three survey days during September and early October 2020 to assess all the Character Areas mapped for the Parish, collecting information on the following aspects:

 Overview  Buildings  Spaces  Views  Landscape and Green Infrastructure  Transport and Access  Aesthetic and Tranquility  Pressures and Condition

This information gathered at field survey was supplemented by three main reference documents.

1. Boscastle, Cornwall Characterisation and recording in the aftermath of the August 2004 floods, Historic Environment Service (Projects) (2005) Cornwall County Council. 2. Boscastle Conservation Area Appraisal, Endorsed August 2007, North Cornwall District Council 3. Forrabury and Minster Parish Plan 2016.

Note: Gain Consulting would like to thank Cornwall Council Historic Environment Service for their kind permission to incorporate some of the 2004 report (1) into the character descriptions for CA01, 02 and 03.

3.3 Settlement Edge Assessment

The Settlement Edge Assessment has been undertaken for Boscastle as part of the VCA. The purpose of the assessment is to identify the potential or otherwise for settlement growth that can enhance the character of the settlement as described within the Village Character Assessment.

The Settlement Edge Assessment has mapped fourteen edges to Boscastle. Colette Beckham of Gain Consulting undertook a second field survey in November 2020 to undertake the Settlement Edge Assessment based on the mapped edges.

7 Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 7 Development Plan The assessment describes the interface between the built form of Boscastle and its surrounding landscape in terms of:

 The definition of the edge, e.g. by vegetation or housing  The coherence of the edge, i.e. is it weakly or strongly defined  The design and character of buildings on the edge  The character of vegetation at the edge

The Settlement Edge Assessment examines opportunities for development (housing) along the edges of the settlement which would conform to the strategic policies set out in the Cornwall Local Plan. These policies direct growth to areas of ‘infill’ or ‘rounding-off.’ Where areas of opportunity for infill or rounding-off are identified, guidance is given as to how this opportunity could be taken in a way which could enhance village character. Similarly, the assessment identifies any negative impacts on character, which might occur due to infill or rounding-off that would not be able to be mitigated.

The Settlement Edge Assessment informs the Neighbourhood Plan with respect to the development of a settlement boundary for Boscastle, although it does not in itself define a settlement boundary, recognising that character is only one of a number of considerations which will inform the settlement boundary. The information provided in the Settlement Edge Assessment can also support the development of Neighbourhood Plan policies directing the future growth and development of the settlement.

The separate Settlement Edge Assessment Report published as part of the Boscastle Village Character Assessment provides further information on the approach taken and details the results of the assessment.

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Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 8 Development Plan 4 Summary planning guidelines

4.1 Buildings

4.1.1. Ensure that renovations of 19th century or earlier dwellings remain faithful to the original design of the property. Resist proposals to significantly alter or change a building so that its original form is altered in terms of its footprint, scale, massing, architectural detailing and use of materials. Use materials which are as close a match as possible and preferably reclaimed, rather than reproduction, in the repair and replacement of historic walls, roofs, chimneys, windows and doors.

4.1.2. Seek to limit the gradual erosion of historic character via small incremental changes, which would be considered relatively minor in isolation, by placing an Article 4 Direction on CA01- 05 and 07 which would limit permitted development rights and strengthen both the AONB and Conservation Area designations.

4.1.3. Resist the replacement of historic properties within CA01-05 and 07 due to the significant negative impact of modern replacements on historic character, particularly avoiding modern ribbon development extending from the periphery of these character areas.

4.1.4. Support the replacement of previous 20th-century infill properties within the heritage character areas, ensuring that they are of a scale commensurate with the other pre-19th- century dwellings within the character area and that they strongly reflect the historic vernacular in their design, thus bringing more cohesion to the historic character of the built form.

4.1.5. Produce a design guide for Boscastle which explores a new historic vernacular for use outside of the core heritage character areas, which, if extensively applied, could result in a greater unification of scale, mass, architectural detailing and use of materials which could lead to an increase in cohesion and sense of place through new development.

9 Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 9 Development Plan 4.2 Landscape, green infrastructure and spaces

4.2.1. Maintain the current nature of the undeveloped coast and woodland where Village Character Areas are integrated with semi-natural landscapes.

4.2.2. Take all opportunities to better mitigate and integrate current developments and hard surfacing which are currently causing negative and urbanising impacts upon village and landscape character, using natural landscaping and tree planting. Ensure landscape schemes accompanying new applications include extensive planting of native broadleaved trees to strengthen the wooded character of the valleys and mitigate the visual impact of the built form.

4.2.3. Make better use of the stream valley as a place for recreation and relaxation, taking opportunities to roll back the urban edge from the stream corridor and create new green infrastructure in keeping with the wooded valley landscape Take opportunities through new development to open waterways to improve the public realm and to provide useable green infrastructure for the benefit of residents.

4.2.4. Maintain plot size and building footprint when considering all application for replacements dwellings in order to conserve the characteristic spaces between blocks of development; to maintain green and open space and to avoid creeping urbanisation of the built form at the expense of garden space.

4.2.5. Maintain the current green gap between Bridge and housing within CA03 New Road and Old Road, to avoid physical and visual merging of these important and distinct parts ofBoscastle.

4.3 Transport and access 4.3.1. Ensure any future flood schemes or repairs to the existing canalised waterway through CA01 and CA02, and any repairs to the retaining wall below New Road at CA01 Harbour, reflect the historic vertical slate stone coursing.

4.3.2. Resist proposals for the widening of roads and the removal of garden boundaries to create further parking bays, carports and garages.

4.3.3. Take a strategic and planned approach to sustainable travel in Boscastle including traffic calming, car parking provision and traffic management within the village to ease some of the vehicle pressure. Ensure new development carefully considers parking issues and ensure positive net gain in parking provision from any new development.

4.3.4. Secure a safe, off-road pedestrian walking route from Top Town to Harbour and Bridge, potentially by extending the path from Forrabury Common down to CA01, or through the provision of a walking route along the Jordan River.

Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 10 Development Plan 4.3.5.Protect the distinctive cobbled drainage channels from insensitive road surfacing, restoring those areas currently in poor condition, having been concreted or tarmacked over.

4.4 Aesthetics, tranquillity and views

4.4.1. Take opportunities to underground the obtrusive wirescapes in the historic parts of Boscastle where it can be achieved without damaging the historic fabric.

4.4.2. Retain one storey bungalow developments on the valley sides and Paradise Road to preserve the far-reaching coast and valley views.

4.4.3. Take opportunities to unify lighting design when lampposts are replaced in the context of an overarching design guide, and at the same time achieve greater benefit for dark night skies by reducing luminescence and introducing more directional lighting.

4.5 Sustainable communities

4.5.1. Take opportunities to ensure a sustainable and thriving residential community for Top Town, potentially through the restoration of a sustainable village centre in CA08 and the provision of affordable homes for local families.

4.5.2. Positively support proposals for the sensitive redevelopment of the filling station area to provide a new village centre for Top Town. This should be highly reflective of the historic vernacular of Top Town, provide high-quality green infrastructure making the most of the river valley and give the community a greater range of services, reducing the need to travel for essentials. This could potentially also provide low-cost business accommodation for low impact businesses such as arts and creative design and technology.

4.5.3. Support a masterplan approach for the future development of CA11 Camelford Station area, which promotes a thriving and sustainable community. (See CA11 Camelford Station areafor further detail.)

Approach and summary guidelines www.gainconsulting.co.uk 2020, for the Forrabury and Minster Parish Neighbourhood 11 Development Plan