CHRISTCHURCH CENTRAL

CONSERVATION AREA APPRAISAL & MANAGEMENT PLAN

ADOPTED SEPTEMBER 2005

This appraisal document aims to ensure that the essential character of Christchurch is suitably protected and that future development in the borough is appropriate and sustainable. CONTENTS

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EXECUTIVE SUMMARY 3 Summary of Recommendations 4

PART 1: APPRAISAL

INTRODUCTION Purpose and Scope of Study 7 Consultation 8 Planning Policy Context 9 CHARACTER APPRAISAL Location and setting 13 Historic Development 13 Archaeological Potential 14 Spatial Analysis 15 Character Areas: 1. The Priory Precinct and Christchurch Castle 16 A. Priory Precinct 16 B. Castle Precinct 19 2. The High Street, Church Street and Castle Street 21 A. High Street 21 B. Church Street 25 C. Castle Street 28 3. Millhams Street and Ducking Stool Lane 30 4. Wick Lane, Silver Street, Whitehall, Church Lane and Quay Road 33 A. Whitehall, Wick Lane (E) and Silver St. 33 B. Church Lane and Quay Road 36 5. The Quomps, Town Quay, Priory Quay and Convent Meadows 38 A. The Quomps 38 B. Priory Quay and Convent Meadows 41 C. The Town Quay 44 6. Saxon Square, Pound Lane and Fountains Way 47 7. Druitt Gardens, The Creedy and Barrack Road Gardens 49 A. Druitt Gardens & The Creedy 49 B. Barrack Road Gardens (including New Zealand Gardens) 51 8. Bridge Street and Rossiter’s Quay 54 A. Bridge Street 54 B. Rossiter’s Quay & Boatyard 59 9. Wick Lane and Princess Avenue 62 10. Avon Flood Plain (landscape setting) 64

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Materials Overview 67

PART 2: MANAGEMENT PLAN

Aims & Objectives of the Management Plan 73 Heritage Audit 74 Article 4(2) Directions 74 Boundary revisions 75 Proposals for enhancement 75 1. Priory Precinct 76 2. Castle and The Constable’s House 76 3. High Street 77 4. Church Lane 78 5. Quay Road 78 6. Druitt Gardens 78 7 Priory Car Park 79 8. Saxon Square 79 9. Power lines across the water meadows (River Avon) 79

Development Opportunities 80 1. Pit Site Car Park and Magistrates Court Site 80 2. Health Centre, Saxon Square 80 3. Wick Lane Car Park 81 4. King’s Arms Car Park 81 5. Cornfactor Site 81 6. The Lanes Development 82 7. High Street Shopping Arcade 82 Policies/recommendations for new buildings 83 Traffic management/street improvements 85 Outdoor advertisements 85 Reinstatement of architectural features 86

BIBLIOGRAPHY & REFERENCES 89

APPENDIX 1 : MAPS 91 EXECUTIVE SUMMARY

Christchurch Central is one of 12 designated conservation areas in the Borough of Christchurch. It was designated as a conservation area in May 1969 and revised in November 1975 to include a small group of allotments to the north west corner – now developed.

The status of the conservation area appraisal and management plan is best practice guidance and background papers to the emerging Local Development Framework for the Borough of Christchurch.

The character of a conservation area stems from: the wider setting of the area, the grouping of traditional buildings and the resultant spaces and sense of enclosure, the scale, design, type and materials of the buildings, boundaries and the public realm, landmarks, views and vistas and the interaction with natural features and the present and former pattern of activities and land uses.

It is the particular mix of these elements, which give Christchurch its character, namely:

• Its surviving Saxon street plan with Norman and medieval interventions • Its strong relationship with the two rivers upon which the town sits • The high number of listed and locally listed buildings forming important groups of high quality townscape • Views of the Priory throughout the town defining the scale of the Priory and the town • The consistent and relatively modest scale of the towns historic development • The pattern of narrow deep plots with a consistent width derived from the former medieval burgage plots • A diverse palette of materials with denoting high status buildings and red brick used on the majority of buildings in the town • Some important green spaces and mature trees which form a welcome backdrop to historic built form • Historic boundary walls and natural boundaries such as the rivers and mill stream • The wider landscape setting which allows extended views towards the Priory and other key landmarks in the town such as Millhams St church spire.

Advisory note no.2 Conservation Areas (2000) published by Christchurch Borough Council provides general advice and a list of conservation areas in the Borough and can be obtained from Christchurch Borough Council Offices.

3 Summary of recommendations

• A full heritage audit is recommended comprising the photographic recording of all external elevations of all buildings within the conservation area • The boundary is to remain as designated (and extended previously) without amendment • Four areas are recommended for Article 4(2) Directions to be implemented: ο Millhams Street ο Princess Avenue ο Silver Street ο Wick Lane • Eight enhancement projects have been identified: ο Priory defences ο Castle and Constable’s House ο High Street ο Church Lane ο Quay Road ο Druitt Gardens ο Priory Car Park ο Saxon Square • Five development opportunities have been identified: ο Pit Site Car Park and Magistrates Court Site ο Health Centre, Saxon Square ο Wick Lane Car Park ο Kings Arms Car Park ο Cornfactor Site

• It is recommended that the emerging parking and access audit should be the catalyst for promoting improvements to the quality of the public realm and amenity of the conservation area in particular the High Street in terms of vehicle flows, materials, signage and parking. • Complementary Design Guidance should be prepared for outdoor advertisements and shopfront design.

4 PART 1 : APPRAISAL

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6 INTRODUCTION

Purpose and Scope of study

The Christchurch conservation area appraisal and management plan and are seen as the first steps in a dynamic process, the aim of which is to preserve and enhance the character and appearance of the Christchurch Conservation Area and to provide a basis for making sustainable decisions about its future management.

The appraisal and management plan aim to:

• Identify those elements of Christchurch which contribute to its character • Identify elements which detract from the character • Propose measures to maintain or improve the positive character, local distinctiveness and sense of place of Christchurch

The framework for the study follows the English Heritage guidance ‘consultative documents’; Guidance on conservation area appraisals and its companion Guidance on the management of conservation areas, both published August 2005.

The importance of conservation area appraisals and linking these documents to management plans is now expressed in Central Government Best Value Performance Indicators BVPI 219a, b and c.

BV219a: Preserving the Special Character of Conservation Areas

Indicator: Total number of conservation areas in the local authority area

Reason: To inform BV219b and BV219c

BV219b Preserving the Special Character of Conservation Areas: Conservation Area Appraisals:

Indicator: The percentage of conservation areas in the local authorities area that have an up-to-date character appraisal.

Reason: ‘Clear and concise appraisals of the character of conservation areas provide a sound basis for their designation and management, and will inform local development documents (LDD’s).

Together with BV219a and BV219c, this indicator (BV219b) will monitor whether planning and other decisions are based on an informed understanding of the special character of the local historic environment and the needs of the communities it supports.’

7 BV219c Preserving the Special Character of Conservation Areas: Management Proposals

Indicator: Percentage of conservation areas with published management proposals.

Reason: ‘..appraisal and designation of conservation areas are not to be considered an end in themselves. It places a duty on local authorities to draw up and publish proposals for the preservation and enhancement of conservation areas in their districts, and to consult the community about these proposals’

The indicators emphasise the use of the English Heritage Guidance and the importance of involving the local community at the earliest stages.

The fieldwork, research and analysis for appraisal and management plan were undertaken in April-May 2006. Whilst every attempt has been made to consider all aspects of the character of the conservation area there may be elements that have been omitted due to lack of space or inaccessibility (private land or restricted access). Applications which affect the conservation area should be considered on their own merits and in accordance with the policies of the Local Plan (and the emerging Local development Framework). The appraisal and management plan should be used to guide and inform this process.

The fieldwork, research and analysis for the appraisal and management plan were undertaken over an extended period between June 2003 and June 2005. Whilst every attempt has been made to consider all aspects of the character of the conservation area there may be elements that have been omitted either for space or due to inaccessibility (private land or restricted access). Applications within or within the setting of the conservation area should be considered on their own merits and in accordance with the policies of the local plan. The appraisal and management plan should be used to guide and inform this process.

Consultation

This document was compiled in draft by the Borough’s Conservation Officer. The draft was launched at a public meeting on 17th June 2005. There was a consultation period of eight weeks during which 20 response forms were received. Comments were carefully considered and where appropriate have been included in the final draft. Consideration of and responses to the comments were presented to committee on the 27th September 2005 with a recommendation to adopt the Appraisal and Management Plan as both best practice guidance and background

8 papers to the emerging Local Development Framework for the Borough of Christchurch. The Council approved the document subject to the identified amendments being made. This final draft incorporates all recommended amendments and was published in October 2006.

Further information on the consultation procedure and the Christchurch Borough Council’s general policy of public consultation can be found in the Council’s Statement of Community Involvement (Adopted July 2006).

Planning Policy Context

Section 69 1(a) and 2 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (‘the Act’). defines Conservation Areas as:

‘ Areas of special architectural and historic interest, the character or appearance of which it is desirable to preserve or enhance’

In addition, the Act puts particular emphasis on specific duties:

‘It shall be the duty of the local authority from time to time to review the past exercise of functions under this section and to determine whether any parts or any further parts of their area should be designated as conservation areas…’

This is reinforced by the guidance set out in Planning Policy Guidance Note 15: Planning and the historic environment (1994) and Planning and Policy Guidance Note 16: Archaeology and Planning (1990). In particular the local authority should from time to time, formulate and publish proposals for the preservation and enhancement of these conservation areas (management plan).

In order to undertake works of enhancement, the character of the conservation area needs to be clearly defined and understood (character appraisal). Christchurch Borough Council has encapsulated the broad principles of Government Guidance in its local plan policies presently contained within the Adopted Christchurch Borough Local Plan, Christchurch Borough Council, March 2001. Policies BE1 to BE6 directly relate to conservation areas and are contained in pages 29-42.

The Christchurch Central Conservation Area Appraisal is a working document designed to identify the essential character of the town in order to guide architects, developers, householders and members of the public towards a better understanding of the significance of Christchurch and what elements are felt to be important when addressing future development and embracing change.

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10 Christchurch Town Centre (Ward boundary)

Christchurch Borough Boundary

Figure 1: Topography of Christchurch Borough. Inset: Principal rivers

12 CHARACTER APPRAISAL

Related Figures: Figure 1: Topography of Christchurch Borough (p11) Maps 1 to 7 (Appendix 1)

Location and setting The Christchurch Central Conservation Area comprises the historic town founded on a gravel spur south of St Catherine’s Hill and northwest of Hengistbury Head, Christchurch is at the confluence of the rivers Avon and Stour at the head of Christchurch harbour. Historic Development Archaeology suggests a continuous use of the area since Mesolithic times; since the harbour and rivers provided food in the form of fish and fowl, and security on the gravel spur from flood and raiders. Roman/British artefacts have been found on a wider scatter from the site of the former Priory complex north through to the town along the High Street towards Wimborne. It seems likely that a route existed to the Priory site from the Roman legionary base at Lake. Also along Purewell to Purewell Cross and Burton and Mudeford. Given the historic importance of these routes the two river crossings over the Avon have significant archaeological potential. In the Saxon period the town was known as Tweoxneam, (the place) betwixt the waters (Avon and Stour). A Minster Church was built on the site where the Priory now stands. During the ninth century Viking raids penetrated Wessex. By way of defence, Burgh ramparts were constructed. The Normans slighted the Saxon defences and probably used the stone and spoil to construct the motte of the Castle. This was started in the latter part of the C11th and built on the next highest site after the Saxon Minster. The Normans founded an Augustinian Priory from an already present college of Secular Canons. The Norman Castle is seen to push some of the Saxon roads out of alignment e.g. Millhams, Castle and Church Street. The Nave of the new Priory also caused a slight realignment of the High Street towards the North Porch entrance away from the likely Minster site now under the Great Quire. The Saxon period also saw the construction of the mill stream. The stream was also the eastern defence of the Burgh. The castle is thought to have used the stream to supply water to the castle ditch although the extent of this earthwork is not clear. Both the Saxon and Norman period would have used river crossings

13 over the Avon. These are likely to be near or under Town and Waterloo Bridges (Scheduled Monument and Grade I listed respectively). Sopers Lane and Wick Lane would have been used as routes to the Wick Ferry over the Stour. The main east west route lay through the town via High Street, Castle Street, and Bridge Street. This remained the case until the by pass was built in 1958. The centre of the town and beyond was contained within an ‘Anti-tank Island’ in 1940, designed to withstand invasion. There is some survival of historic fabric relating to this function and period. The important local industries included the Norman mint, Saxon tannery, brewing (3 breweries), the export of wool (from Mudeford) with many mercers living in the town, knitting stockings and gloves, Fusee chain manufacture (3 factories), weekly (Monday) market, two 3-days fairs (St Faith’s and Trinity) and perhaps most controversially, smuggling. The latter is purported to have involved everyone at all levels of society. The present development of the town owes much to the railway and the motor car. Its main economic advantage comes from its heritage and coastal position and the tourism generated from this. The intervention of the bypass has had a significant and profound effect on the character of the historic settlement and relatively recent major developments such as the Saxon Square have also had an impact on the finer scale and grain of the historic core.

Archaeological Potential The Conservation Area has two Scheduled Monuments within its boundary; the Priory and Castle Precincts and the remains of the Saxon defences in Druitt Gardens. The Saxon origins of the street plan and the subsequent Norman impositions; the castle and Medieval development of the town make for an extremely rich patchwork of complex layers of history. Given the historic evolution of the town in addition to the known archaeological significance of the borders of the conservation area, specifically the north west and northern borders; with the remains of a medieval leper hospital and Saxon cemetery respectively, the entire extent of the conservation area, which covers the area of the former Saxon Burgh and beyond) has the potential for nationally significant archaeology.

14 Christchurch Borough Council follow the advice set out in Planning Policy Guidance Note: 16 Planning and Archaeology in addition to seeking advice from the County Archaeologist on any applications for development within the boundary or setting of the conservation area, with particular reference to the north and north western borders.

Spatial Analysis

Related Figures: MAP1: Character Areas MAP2: Designations Appendix 1 MAP6: Townscape

Character Areas Conservation Areas often vary in character within the broad designation. It is important to define these ‘sub areas’ and provide a clear understanding of their defining elements. This can lead to a much more useful and comprehensive document and provide a clear idea of the make up of distinctive areas which have some distinct shared characteristics. It should be noted that whilst sub areas have been identified, the transition between areas is also important and there is cohesion to the whole conservation area, which should always be considered when addressing the character of the Christchurch Central Conservation Area. Christchurch Central Conservation Area is divided into ten Character Areas as broadly defined by the Christchurch Borough-Wide Character Assessment (draft) April 2003. These areas have, where necessary, been further divided into sub areas in order to aid the understanding of these parts of the conservation area. Each sub area is summarised and makes reference to the following:

• Prevailing and former uses • Form and scale of development • Architectural and historic qualities of buildings • Townscape • Prevalent and traditional building materials and local details • Contribution made by unlisted buildings • Setting: Identifying landmarks, vistas, panoramas, landscape • Degree of heritage assets intact

15 Character overview Christchurch Priory sits at the confluence of the rivers Avon and Stour on slightly raised land and ‘defines’ this town and the views from the wider landscape. The Priory can be clearly seen along the entire length of the High Street looking south and the eye is drawn to the tower, nave and quire of this magnificent building. The Priory dominates the town in scale terms and indeed it is a characteristic of the town that it has a consistently modest scale with relatively few buildings that significantly depart from the two to three storeys of built form. The Saxon plan with Norman and medieval interventions still to this day define the settlement and the survival of the burgage plots, streets, lanes and alleys from these early settlements are one of the key aspects of the distinctly historic feel of Christchurch. Christchurch gains much from its riverside, flood plain and water meadow setting. This is particularly evident from the northern and eastern boundaries where the Priory protrudes above houses and trees to provide a dramatic skyline in extended views. The varied palette of materials provides both interest and diversity. Underlying this is the predominant use of red brick (with varying colours from the orangey reds of Hampshire to the dark red almost plum colours of the Swanage brick beds.

1: The Priory Precinct and Christchurch Castle A. Priory Precinct This area follows the boundary of the former monastic complex. It is centred on the Priory, the scale of which defines its presence not only locally but in extended views. This area is highly sensitive to change and the entire character area and beyond is designated a Scheduled Monument. The former uses in this part of the conservation area were largely given over to the daily routines and associated servicing of the former monastic complex enclosed by the substantial defences. The remains of these can be clearly seen today. The buildings within the precinct are in a mix of secular and non secular uses, dominated by the Priory Church. Outbuildings have been converted to commercial uses and Place Mill is no longer in use as a mill although the mill wheel and some machinery survive. The church (the Priory is the longest parish church in England) has a cathedral

16 scale especially when seen against the backdrop of nearby modestly scaled streets. The full height of Quire, Nave and Tower is evident from the Town Bridge/Bridge Street approach. In views from the south the juxtaposition of the close proximity of the mid-Georgian Priory House (1777) with the Priory is striking. Mature trees define boundaries, pathways and provide a softened setting in both local and extended views. This is particularly relevant in the sheltered setting provided by the tree cover along the mill stream which generates comfortable, pleasant enclosure. The combination of semi formal gardens, green spaces and former functional spaces such as the churchyard with its stone monuments, gravestones and chest tombs provide a diverse, interesting and high quality sequence of spaces. These spaces also have a hierarchy in terms of their relationship with river, church, or outbuildings or a combination of these elements. This adds to the sense of procession through formal and informal spaces around the Priory. The Priory Precinct forms the important and highly sensitive immediate setting to the church and Priory House. The church building sits above all other elements of the historic core as a landmark of Borough-wide significance.

Architectural and historic qualities of buildings The Priory Church with its long Nave and Great Quire and the clear architectural statement of the sixteenth century tower provides for a powerful symbol of the importance of Christchurch as a religious centre for over 900 years. The accessibility and the presentation of the building as a raised landmark is an important part of the meaning of Christchurch and the town’s identity. The observer is constantly aware of the changing and developing views of the various building phases of the church with their subtle changes in architectural style. This adds to the quality and historic interest of this building. The quality and historic importance of the Priory and its setting is reflected in the statutory protection as a Grade I listed building standing within a Scheduled Monument. The surviving outbuildings, particularly Priory Cottage; the former gatehouse to the Precinct and the boundary walls and defences form a group of considerable architectural and historic significance. The presence of Priory House in such close proximity to the church comes as somewhat of a surprise to the observer. Priory House dominates the southern aspect of the church and is a fine mid-Georgian red brick house which contrasts with the stone of the Priory backdrop. Of particular note is the survival of what is thought

17 to be an early belvedere or observatory (believed to date from at least the mid nineteenth century) at second floor level. The public open spaces within this area contrast with the tight pattern of the medieval street plan to the north. This contrast is important in helping to define the importance and sensitivity of the semi open tranquil setting to the Priory. This setting extends beyond the immediate curtilage of the Priory grounds and includes a number of adjoining sub areas. The appreciation of the church as a landmark is assisted and dependent upon, the character of surrounding areas that provide a wider setting or foreground to important views of the Priory. There is a wide and diverse range of long and short views of the Priory (Figure 2). The strategic importance of these views is more fully considered in the Borough Character Assessment but should be seen in the context of the importance of this building to the Figure 2: The Priory overall understanding of Christchurch as a place. Townscape The scale and accessibility of the Priory and its closely associated buildings strongly defines the identity of this area. However, the built form is difficult to relate to as a group by the observer on the ground. The nature, ownership and management of the land around the Church can make for a somewhat confusing combination of transitional and hierarchical spaces. This is compensated for by the constant presence of historic built form throughout the area and a relationship with water adding interest, diversity and enabling some sense of orientation to be gained. Prevalent and traditional building materials and local details

• Ashlar and rubble stone- Quarr and some Purbeck • Purbeck stone slates • Handmade red clay bricks • Handmade clay tiles

18 Degree of heritage assets in tact There is the potential future loss of historic fabric through neglect of the former Priory Precinct defences. The value of these remains encompasses both the spiritual and aesthetic importance of the ‘place’ of the Priory. Both Priory and Precinct are highly sensitive to change.

B. Castle Precinct The Motte and Bailey Castle and the twelfth century Constable’s House sit in their own green spaces separated by a bowling green. The Castle, the Constable’s House and the nearby Town Bridge are all either Grade I listed and/or protected as Scheduled Monuments giving them the highest status of protection. The Castle and The Constable’s House are historically inextricably linked and whilst their relationship has been truncated by the later introduction of a bowling green, their contribution to the evolution of the town and their survival is of the utmost importance to the understanding of the town. The built remains of the castle sit on the surviving Motte and the bowling green and The Constable’s House sit within the former bailey. The bailey would have had a ditch around the perimeter and whilst its exact location is not clear, The Constable’s House, the manorial seat or main lodgings of the castle, is thought to have formed a part of the defences. The Keep would have been used only in times of attack. The scale and dominance of the Keep over the town is not fully appreciated until the grounds of the castle are entered. The motte on which the Keep sits is largely hidden from view by either built form (Castle Street and Church Street) or mature trees (lining the West side of the bowling green). The open nature of this area lends itself to extended views through the site, thereby enabling a number of historic structures to be seen all at once. This is particularly true when approaching this area from the east along Bridge Street, where from the medieval Town Bridge; the Priory, Constable’s House and the parts of the Castle Keep can be viewed as an important historic group, albeit representing very different elements of the town’s history. Architectural and historic qualities of buildings The Constable’s House and the Castle still provide the observer with an idea of the character of the original buildings. The gable end of The Constable’s House gives an indication of the buildings original scale and form. The Keep is more difficult to visualise but the remains are an important survival and can provide important clues as to the appearance, scale, form and materials of the original building. Their

19 setting and relationship to each other forms an important architectural and archaeological record. From the Castle Keep a unique and town defining view can be enjoyed. The elevated site provides views over the immediate surrounding buildings forming the rear of Castle Street and Church Street. Roofscape is particularly important; diverse but traditional in form and materials. Over these roofs to the north, the Millhams Street Church spire is a particularly prominent and important landmark. The locating of the Castle in this position redefined the present line of the streets. They are formed, in part, on the line of the former ditch to the surviving motte. The close proximity of buildings to the base of the motte, whilst creating a tension with what are now largely commercial interests, is an important legacy of the generations of rebuilding on the ditches to the Castle and subsequently an important part of the character of the conservation area. The importance of these rear ‘views’ of Church and Castle Street presents particular problems in terms of the use and potential alterations to the rear of these properties which in many town locations would be hidden from public view. In this instance the rear of the properties are as important as the front, in terms of the impact on the character, setting and architectural and historic interest of the Castle and the character and appearance of this part of the Figure 3: Constable’s House and setting conservation area. A different sense of the Priory and town can be gained from the Castle Keep and the relationship with The Constable’s House and the river and mill stream can be better understood. Townscape The open nature of this area lends itself to extended views through the site, thereby enabling a number of historic structures to be seen in one frame (Figure 3). This is particularly true when approaching this area from the east along Bridge Street, where from Town Bridge; the Priory, The Constable’s House and the Castle Keep can be viewed as an important historic group.

20 The Castle can be seen in surprising and developing intimate views within the town, most noticeably from Church Lane. These glimpses are disproportionate to the profound effect that the location of the Castle had on the Saxon town plan and the importance of its survival as an historic architectural fragment. Prevalent and traditional building materials and local details

• Rubble Stone- Portland, Quarr and Purbeck • Handmade red brick

Degree of heritage assets in tact The rear elevations of the properties to Church Street and Castle Street have lost some historic windows and some are in poor repair. The presence of modern window details; types and materials is diminishing the quality of these historic buildings and impacting on the historic setting of the Castle. There is the potential loss of historic fabric in the form of a significant portion of boundary wall to the South of the Castle motte, bordering the garden of the house known as Church Hatch. The wall is leaning into the grounds of the Castle although it is not clear whether this is progressive.

2: The High Street, Church Street and Castle Street A. High Street The High Street is the historic processional route to the Priory. The Priory closes the vista along High Street looking south. The streets historic boundary to the west follows the line of the former Saxon Burgh. Saxon Square shopping centre leads off to the east side at the widest section of roadway. The old Town Hall is a landmark building on the east side of the street. While the street contains a number of interesting buildings the historic character is diluted by a mix of modern shop fronts, standard paving materials, traffic and street furniture. Despite this, the area maintains a positive historic busy High Street character. The High Street is the principal shopping area for the town and comprises almost uninterrupted A1 retail uses along its length. The limited exceptions to this which add variety and vitality to the High Street are the Regent Centre, Library and Tourist Information Centre. Upper storeys along the street are a mix of small office suites and a limited number of residential uses accessed from both High street and entrances to the rear. There are a number of High Street units which appear vacant or underused in the upper storeys (at time of survey June 2005).

21 The High Street is a colourful and light through space which provides constant interest for the pedestrian. The surfacing is hard throughout and there is almost no discernable change in level. The street can be viewed from end to end. This is accentuated by the distinctive fixed building line to the East side of the High Street, with very little punctuation or variation. This is, however broken on the West side with a number of larger units set back from the building line forming small congregating spaces, most noticeably in front of the Library and the Regent Centre. The buildings still retain an historic sense of scale with many shopfronts although modern in their materials and design, still respecting the pattern of early development and plot widths. These buildings generally step back and diminish in scale along their plots (rather than across). Extensions and additions mostly display a gable end to the rear of properties. Buildings are mostly two to two and a half storeys with three storeys being the exception and mostly confined to grander historic civic buildings. Such buildings accommodate this increased height in a proportioned and traditional manner. Architectural and historic qualities of buildings West side (north of the Town Hall and Mayor’s Parlour) Roof lines vary with some pitched to the street and some finished with parapets, the latter display some strong features and decoration which contribute to the overall quality of built form in the High Street. Where a parapet is present it is usually a strong termination with architectural embellishment; eaves brackets, cornices and bottle balustrading contributing to the architectural quality of the particular facade. Midlands Bank is a key building in the High Street and highly distinctive with its Edwardian Baroque stone detailing. There is a mixture of slate and tile, the latter generally characterised by a steeper roof pitch generally denoting older buildings. There are some original timber framed sashes evident and No.11 has a fine well detailed eighteenth century doorcase. East side (North of Town Hall and Mayor’s Parlour) There is a strong introduction to historic Christchurch in the High Street at the North end. No.4 is a robust, well detailed building which sets the rhythm and proportions of windows, roofline, dormers and fascia sign level and size across three distinctive buildings. The oversized serviceyard entrance is of poor townscape quality and erodes what is otherwise a good group of buildings.

22 East side (south of Town Hall) There is a distinct change in scale along this part of the street. The Buildings are of a more modest scale and much more cohesive as groups. Two storeys in height with roof pitches onto the street. Some variation in pitch is evident possibly denoting older buildings. A mixture of tile, slate and concrete interlocking tiles. Shopfronts are particularly poor along this section of the High Street, with the exception of Mackays (No.38) which handles the scale of this building very well and The Ship Inn, a late Victorian/ Edwardian frontage of some character. This part of the High Street also possesses some fine Georgian brickwork (No.52) and the window openings are almost exclusively timber framed sashes, some with glazing bars and some unbarred. These details contribute to the cohesive nature of these locally listed buildings. No.76 is Grade II listed and turns the corner well. The building acts as a visual stop to the street in both directions. The three storey bayed elevation is particularly striking and prominent in the street and provides a frame for developing views of the Priory. West side (South of Town Hall) This side of the street differs in scale from the east. The larger scale comprises two and a half to three storey buildings towards the southern end articulated in places with shallow bays. Some of these bays are prominent in terms of their architectural embellishment. The building line breaks back to reveal the Regent Centre frontage, which exhibits an odd mix of materials and finishes; pantiles, leaded casements and red brick which give an overall Art Deco feel. This is different to anything else in the High Street. The space immediately outside the Regent Centre is defined by semi mature trees, which also help frame and define the building entrance. Windows in this part of the street are generally timber-framed sashes although there are some prominent and regrettable replacements, notably no.67. However there is some very good quality architectural treatment to window openings, perhaps the best examples in the High Street; no. 57; arches with raised keystones, and most notably no. 55 with superbly detailed windows with architraves and eaves brackets. Roofs are less easy to see from ground level as they are mostly hidden from view by perspective or parapets. Where visible, they are mostly natural Welsh slate. Two buildings, nos. 43 & 45, probably of seventeenth century origin are distinctive in terms of providing a scale relating to the earlier grain of historic Christchurch.

23 The majority of shop fronts are standard post-war with uncoordinated or corporate signage. However there is a range of more interesting period detailing over shop fronts topped by irregular rooflines. Roofs generally slope to a consistent eaves line and are unbroken by dormers and rooflights. The character and appearance of the buildings above shop front level significantly contribute to the historic character of the High Street. The nave of the Priory dominates views and the skyline south along the High Street. Despite the enclosure experienced in the High Street, local views of importance are still to be found. These are dominated by the familiar landmarks of the cupola of the Town Hall and the spire of the non-conformist church in Millhams Street. Views out of the High Street are important: the glimpses of trees along the historic alleyways which run off the west side of the High Street and the strongly defined view into Millhams Street from the High Street, dominated by the spire to Millhams Street Church and enclosed by mature trees and successfully visually closed by No. 4 Millhams Street all make a valuable contribution to the character of the conservation area. The vista south towards the Priory is a highly significant part of the character of Christchurch. Scale and consistency of roof lines enhances the quality and perception of this historic view. The Millhams Street church spire and the cupola of the Town Hall (Figure 4) form important local ‘landmarks’ and help orientate the visitor. There is very little greenery to the High Street. However, Druitt Gardens and the Wick Lane car park are enclosed by mature trees and form a backdrop to areas (and sites) to the rear of the west side of the High Street. Townscape The High Street is consistent in scale within groups of buildings. No buildings are higher that three storey which means a domestic and modest scale to the street is retained whilst emphasising the monumental and dominating scale of the Priory which is consistently seen in views in relation to the High Street on travelling south.

Figure 4: The Mayor’s Parlour Views out of the High Street into secondary spaces; squares, lanes,

24 car parks, alleyways are enhanced by tree cover to the west (Druitt Gardens) and east (Millhams Street) and active frontage and interest to the east (views into Saxon Square) Prevalent and traditional building materials and local details

• Red brick • Painted brick • Stone for dressings and ashlar work • Mix of tile and natural Welsh slate

Degree of heritage assets in tact In the High Street, the loss of historic shop fronts and some important individual buildings has fragmented the historic core. Given the number of modern buildings of no architectural and historic interest within this area there is, through redevelopment considerable scope for enhancement of the Conservation Area.

B. Church Street This area comprises the approach to the Priory and contains a large number of historic buildings. The street has a strong historic character and creates an effective link between the quiet formal setting of the church grounds and the more active High Street. The street has a more secondary, service character which complements the adjacent High Street and Castle Street functions. A mix of shops (A1 and A2 uses), café/ bar and restaurants provides for an interesting and vibrant mix of day and evening uses and maintains an important active frontage to this intimate streetscape. The street forms an important part of the historic processional route to the Priory. This route is accentuated by the axial relationship with the North Porch and introduction of a fine nineteenth century wrought iron screen which demarks the ‘entrance’ to the Priory grounds. The form of building is traditional. Roofs are pitched back from the street. Buildings are two and a half to three storey to the former market place reducing to two storey towards the Priory. The scale is subtly changed as the traditional construction with steeply pitched roofs incorporates dormers to a number of roofslopes. The dormers are of differing quality and proportions. The scale of buildings fluctuates between two to two and a half and three storey but is dealt with carefully to produce a consistent sense of enclosure along the whole

25 street without being oppressive. The stepping forward of the building line at nos. 23- 24 follows the former historic building line and has helped contain and frame views north along the street. Architectural and historic qualities of buildings The former Market Place is dominated by the 1950’s Post Office precinct which replaced the eighteenth century ‘Square House’. Other buildings have large window, traditional shop fronts. Refurbished shops/restaurants in Church Street have restored tiled shop fronts and are some of the only surviving historic shopfronts in the town. Signage is generally modest, sympathetic and traditional in design and detailing. Architectural details, brickwork, windows and the use of traditional materials add to the high quality of built form in this short street. The pedestrianised section of Church Street provides the setting for the best group of Georgian buildings in Christchurch (albeit some are refronted earlier houses). Windows, doors, door canopies, porticos, decorative brickwork, cast and wrought iron railings together with attached lamps, all significantly contribute to the historic and architectural quality of this group. Chimney stacks and pots survive in relatively high numbers and make a significant contribution to the character of this area. These are especially evident in views north from the Priory grounds. Groups of unlisted buildings make positive contributions to the character of the area. Their scale and respect of building lines has produced an intimate historic feel to the townscape which is accentuated by the use of traditional materials and features such as oriel windows. Buildings to the west side of Church Street, constructed circa 1982-5 form wide frontages but are divided into traditional size units to respect the historic scale and grain of the street. The Priory terminates the view along the entire High Street but is most evident and significant in the Church Street section which appears to sit below the tower. From Church Street, it should be noted that a clear view looking north along the length of the High Street can be gained and the cupola of the town hall forms a significant local landmark as does the gable end of the Conservative Club on Bargates. The vegetation to Fountains Roundabout confuses and does not complement the overall urban grain of the High Street and Bargates. Townscape The street starts wide to the former Market Place area with traffic islands and constant traffic but narrows to an intimate ‘pedestrian’ space terminated by the wrought iron screen to the Priory grounds. The built form which is generally hard to

26 pavement edge, combined with the relatively large scale of individual key buildings provides a strong sense of enclosure which increases due to the narrowing of the highway towards the Priory. The vista either way is closed by buildings of interest and importance. To the south is the Priory and to the North is No.76 and beyond, the spire of Millhams Street church (Figure 5). This is very rich townscape which leads the observer along the streets and beyond to more intimate or more active elements of the town. This area is an important transitional gateway between commercial and non secular uses in the town.

Figure 5: Church Street Figure 6: Church Hatch

Prevalent and traditional building materials and local details

• Red handmade brick • Painted brick • Painted render • Handmade clay tiles • Purbeck stone slates (at eaves) • Wrought and cast iron railings Degree of heritage assets intact The loss of a significant number of historic buildings to the west side of Church Street has had a significant effect on the overall quality of this street. However, the replacement buildings do have some integrity and have attempted to retain some of the essential qualities of the lost buildings and more importantly the quality of the townscape. There is some erosion of historic shopfronts and loss of historic roof coverings towards the former Market Place. Window details are generally good throughout and there is very limited use of uPVC or other unsympathetic materials. The quality of the various small groups of buildings and their intimate association with the Priory is on a national scale of importance and reflected in the number of listed buildings in this grouping; particularly Church Hatch (Figure 6) a grade II* listed building of exceptional quality and material finish.

27 C. Castle Street Castle Street follows the curving line of the former Castle ditch. This street formed by this intervention to the Saxon town plan for many centuries led to the towns market square (at the junction of Castle, High and Church Streets). Castle Street is a commercial street with a consistent scale, a diversity of materials and is a busy thoroughfare of the town. Its enclosing qualities frame views of what was a fine eighteenth century; the Square House which was replaced by a small speculative 1950’s shopping arcade development seen today. Castle Street leads out to the Constable’s Hall, the access to the Castle and Town Bridge. Shops occupy the ground floor but diminish in numbers as you move away from the junction with High Street. Units are secondary to the High Street functions with services and restaurants defining the character in use terms. They provide interest and active frontages although the detailed execution of many alterations is of poor quality. Frontages become more residential further from the town centre. Historically the street was realigned to accommodate the imposition of a castle into the Saxon street plan. Some buildings along Castle Street were originally constructed as warehouses alongside the townhouses of wealthy merchants. The built form without exception is hard onto the building line and this combined with the general three storey scale of buildings creates some important enclosure with resulting strong vistas and focal points. The exceptions to this fixed scale are noticeable. However, in the case of No. 11 (The New Forest Perfumery), the thatch roof creates a distinct and important stop to development on the south side of the street. Given the scale of the street, roof forms are often hidden from view either by a parapet or by virtue of the height of the buildings relative to the tight nature of the street width. As a result eaves lines are strong throughout with most roofs pitched back off the street. The exception to this is No.7 with a mansard roof detail and its neighbour no.9 with a deep roof line providing a three storey scale.

Architectural and historic qualities of buildings The form and quality of houses reflects the more formal and architecturally inspired aspirations of the eighteenth and nineteenth century owners. Castle Street displays a prosperity in the town with a need and desire for townhouses. The buildings have been extensively remodelled and some have been refronted to provide the classical proportion and embellishments of this period. Despite some extensive loss of architectural features, the high quality of the houses individually and as groups make this part of the conservation area particularly sensitive to change.

28 Surviving window details, stone dressings, columns, architraves and quoins contribute to the well articulated and well detailed architectural quality of the built form. This is particularly apparent on nos.2 - 4, restored no.6 and no.11; with its decorative barge boards and jetty brackets. The vista from Town Bridge looking west along the street and towards the Priory is of particular note and takes in a number of town defining elements. Namely the scale and formality of the Priory, the stone built Constable’s House with its attractive river setting and the Castle protruding above the roofscape and tree cover which helps define these spaces The view from Town Bridge south along the river provides a sense of connection between the town and its wider harbour setting. The boats moored along the riverside in summer months provide an indication of the river’s importance in terms of leisure uses and help define this navigable waterway. The distant views of Hengistbury Head provide a further sense of the important wider harbour setting. Townscape The townscape has three very distinct qualities; the gentle curve of the building line which enables developing views of the buildings and vistas into and out of the town (Figure 7); the relatively large scale buildings hard onto the building line and back of pavement creating a strong sense of enclosure, and the juxtaposition of this enclosure with the openness and uncluttered nature of the adjacent green spaces. The historic intervention of Town Bridge forms a very distinct ‘gateway’. As the roadway rises significantly and the return of no. 22 closes the vista when looking west, the emerging high quality townscape is experienced as views into the town centre as well as towards the Priory develop into strategic views of major importance to the character and sense of place of Christchurch. Figure 7: Castle Street (looking east) Prevalent and traditional building materials and local details

• Painted and rendered brickwork-white and cream finishes • Buff brick • Timber framing • Incised ashlar render

29 Degree of heritage assets intact The commercial pressures on Castle Street has led to some erosion of the quality of built form and survival of historic features; doors, shopfronts etc. In addition, some windows have been replaced unsympathetically and detract from the overall quality of this part of the conservation area. This sub area has a relatively high number of historic buildings which significantly contribute to the strong historic character of the town. Archaeology, built and below ground is a particular issue in this part of the conservation area, given the high degree of reworking, remodelling and rebuilding which has taken place around the environs of the Castle.

3: Millhams Street and Ducking Stool Lane Millhams Street is a relatively narrow residential street set between the main High Street and the Millstream. The street is lined with terraces of modest historic brick cottages fronting onto a quiet lane which gives this part of the conservation area a very strong sense of place. The street provides a pedestrian route between Bridge Street and the centre of the High Street. Narrow alleyways through and between buildings join in a small open space at the head of Ducking Stool Lane. Views between buildings include the rear elevations and yards of the back of the High Street. This is a very small scale intimate section of townscape that contrasts with the larger scale more public High Street and Castle Street. The ground falls gently towards the Millstream and does not lead the pedestrian to orientating views. Parking and traffic figure significantly in this part of the conservation area, the road being a one way link from the High Street to Castle Street. The street is a unified and high quality set piece of historic townscape within the Conservation Area and has a distinct sequence of spaces and resulting strong historic character. The street is a residential mix of small and large private houses and flats. Millhams Street church visually and physically dominates the northwest corner. Historically, Port Mill stood at the east end of the lane linking the northern part of Millhams Street to the Millstream. Opposite, the water meadow called ‘Millhams’ is still a common and is used for grazing at certain times of the year. The semi industrial buildings at the northern end of the street originally served as stabling to the houses on High Street but were also the former premises of Cane and Caler-cabinet/ bedding works. An historic painted sign on the return of the

30 building is a good survival reminding the observer of its former use. There is a strong sense of a softening of townscape as Millhams street is entered from the High Street. The Non-Conformist Church whilst overtly Gothic is of a domestic scale and relates well to the street scene. The treed graveyard and burial ground provide interest and lead the pedestrian into the more intimate and enclosed sections of Millhams Street. Form and scale is dominated by domestic buildings which strongly define and fill (in width terms) the building plots. Buildings are hard to pavement or directly onto the road. Historic development is two storeys with modern infill of a larger scale which in the case of No.6 (Flats 1-8) damage the otherwise strong cohesive historic character of Millhams Street. Architectural and historic qualities of buildings There are two fine late eighteenth Century houses which display a high quality of materials; and finish. Traditional timber window detailing and a good doorcase add to the strong historic architectural feel to this prominent corner. The remaining dominant building form is the terraced house. These line both sides of the street and form an attractive group of historic buildings which are locally listed. Some timber windows and original doors survive. The historic semi industrial buildings adjacent to the burial ground retain a domestic scale and are robust, well detailed buildings. They also form part of the historic and architectural interest of this street. The buildings fronting Ducking Stool Lane are a more disparate group of modest buildings with some interventions of no particular merit. The surviving historic structures are largely converted buildings, including a former stable and hayloft for the houses on Castle Street. Their architectural merit is modest, however their scale and visual expression of their former uses (for example cart entrances) are important to the overall character of this part of the conservation area. Railings both old and new, boundary walls and small hedges give a very human and intimate scale both inside and outside these well defined public and private spaces. Figure 8: Millhams Street

31 The tight historic townscape within this sub area has created glimpses and shortened views and restricted opportunities for far reaching vistas or panoramas. Roofscape is important in this part of the conservation area and due to level changes can be seen to varying degrees in local views of building groups (Figure 8). High quality brickwork is seen on the Church, the new development, Cloisters, particularly the cottages to the north of the site and the Georgian buildings which close the view into Millhams Street from the High Street. There is a concentration of unpainted brickwork in this part of Millhams Street and this is important to the character of the conservation area. There is also a high percentage of surviving original timber framed windows; sliding sashes and casements with various glazing bar configurations. Townscape The tight and enclosed nature of development in this area has created high quality, interesting and diverse townscape. Views within the sub area are stopped and the observer is led round corners by the built form. Scale is almost consistent and historic throughout. Trees form backdrops and break up the facades of later developments contributing to a softening of these elements. Well managed hedges also help a sense of enclosure and create a feeling of traditional and ordered townscape. The setting back of both the churchyard and burial ground relieves the tension of the built form, but their enclosure with traditional brick wall and cast iron railings is an important part of the general sense of positive enclosure throughout Millhams Street. Roofscape becomes more apparent and important to the southern end of Millhams Street where a mix of gables and pitches attract the eye in shortened views. Prevalent and traditional building materials and local details

• High quality Georgian brickwork • Painted brickwork-various (mostly) non historic colours • Natural Welsh slate • Handmade clay tiles • Paving (in places) • Slate kerbs • Clay (stable) setts

32 Degree of heritage assets intact As a high quality historic street in generally good condition this area should be seen as highly sensitive to change. The tight pattern of existing historic buildings would preclude any additional new development within the two streets. However, the adjoining car park to the Kings Arms hotel detracts from the narrow, tight intimate streetscape of Millhams Street.

4: Wick Lane, Silver Street, Whitehall, Church Lane and Quay Road A. Wick Lane, Silver Street & Whitehall Wick Lane (also known historically as Pig Lane and Dolphin Lane) is a remnant of the Saxon street plan and forms one of the key entry points to the town and the conservation area. Wick Lane comprises a number of residential elements including small terraces, individual houses and flats above shops. Its modest scale provides a pleasant foil for the larger scale of the High Street and Church Street. The Post Office Arcade makes a striking but unsuccessful termination to the street and dominates the north side of the lane. The area has high archaeological potential, being part of the historic street plan and passing through the former Saxon Burgh. Wick Lane has early origins as one of the principle routes into the town defences from the west. Its status appears to have been maintained as a side street with modest buildings and service buildings; stables, outbuildings interspersed with domestic dwellings. From Silver Street west the lane is wholly residential in scale and character with modest Victorian houses defining this historic route. Silver Street is entirely residential and has a tight intimate urban grain and scale. To the east of the junction with Silver Street, the character of Wick Lane becomes more commercial although the scale remains domestic. The mix of shops, public houses and offices has created a diverse but interesting townscape. However, commercialisation has effected the character of some of these buildings due to their need to expand and adapt in order to service the modern town. Built form is predominantly two storey with some two and a half and three storey buildings dating from the late twentieth century. The latter forms the corner to Church Street and challenges the fine grain of early development because of the high gable and deep plan evident in local and extended views east along Wick Lane. Rooflines almost all pitch back from the street. Eaves lines are strongly defined with

33 deep fascias and predominantly traditional roof pitches. Chimneys also form an important part of the roofscape with good examples punctuating pitches at eaves and ridge levels. These are particularly prominent on No. 10 (the Thomas Tripp public house) and on the north side nos. 11 and 13. Buildings are set hard onto pavement or slightly set back, and open or enclosed with low boundary walls. The exception to this is the brick boundary wall to no.16 Silver Street which runs the length of the north side of its garden and fronts onto Wick Lane forming an important part of the sense of enclosure to this part of the lane. On the north side of Wick Lane, the Post Office complex provides enclosure to the street and contributes to the feeling of arrival into the historic core. However, its scale and form do not contribute positively to the overall character of the lane and potential redevelopment could provide the opportunity to redress these concerns. Architectural and historic qualities of buildings Buildings date predominantly from the late nineteenth century with some late eighteenth / early nineteenth century exceptions. The quality of the buildings is good but modest, with a high level of original fabric surviving in terms of windows and roof finishes. Unfortunately, brickwork which was originally intended to be exposed has been painted with later decorative motifs and embellishments. This is particularly evident in Silver Street, where some alterations have eroded the overall quality and cohesiveness of the terrace. Modern infill development at 1-5 Priory View Court has responded well to the scale, form and materials of the surrounding historic environment and has created interest in the street with views into the shared courtyard space. The architectural composition of most buildings in this sub area is simple plan and elevation, traditional casement and sash openings with predominantly cambered brick detailing. All built form has a restrained simplicity with most architectural embellishment being reduced to subtle details: for example, brick dentil mouldings at no.13; string courses at nos. 4-7 Silver Street. The townscape comprises a mix of listed, locally listed and prominent historic buildings. Almost all buildings provide some positive characteristics to the overall historic feel of this lane. The exception to this is the Post Office complex which whilst acknowledged to be an example of its type in architectural style terms, its context and ancillary uses (sorting office) are inappropriate to the fine grain and intimate scale of the surviving built form of Wick Lane. There is an attractive and distinctive detailing to the corner of Wick Lane and Silver Street; a corbelled curving corner in brick. This provides for a very subtle and

34 attractive way of turning this building round the corner, and this brickwork continues into Silver Street forming an important part of the street. Townscape Wick Lane funnels the eye in towards the compact historic core from the west and is tightly enclosed townscape at the eastern end at its junction with Church Street. This enclosure continues for the upper part of the lane but falls apart at the Wick Lane car park entrance. The over engineered junction combined with the openness of the car park provides for an unfortunate leakage of space which has potential for significant improvement with carefully planned development. Roofscape is particularly important and distinctly traditional in its character with the exception of the Post Office complex. Views east along Wick Lane are terminated by traditional built form on Church Street. This adds to the perception of entering / moving towards the historic core. Silver Street, similarly, is terminated with the strong presence of a traditional red brick boundary treatment (The Red House Museum outbuildings). This combined with the brick enclosures to the east of the street and the back of pavement building line provides for intimate and tight townscape with a very fine urban grain. Prevalent and traditional building materials and local details

• Red handmade bricks, with buff coloured detailing (string courses, cambered arches and quoins). • Painted brickwork and render • Natural slate

Degree of heritage assets intact Silver Street has suffered from the loss of original windows and the addition of various finishes to the front elevations, which have eroded the quality of this terrace and the street generally. Despite considerable contemporary re-development, the cohesiveness and historic character of this lane remains intact. The combination of the tight townscape at the east end of Wick Lane with its diverse group of buildings, and the modest domestic character of Silver Street Figure 9: Silver Street

35 (Figure 9), combined with the close relationship with the ‘historic core’ (including glimpses of the Priory) make for an important and sensitive historic townscape. There is significant potential for improvement and consolidation of what are valuable existing assets. Of particular note are nos. 11 and 13 (north side) which have a number of original features and retain their ‘as built’ external envelope.

B. Church Lane & Quay Road The area is an attractive residential backstreet that provides a pleasant contrast with the busy High Street areas. These roads form part of the pedestrian circulation of the town and play an important part in the interest of visitors to the area. The character of the streets comprises intimate spaces defined by the houses fronting directly on to the road or with small front gardens with boundary walls. While these streets maintain a high degree of historic character, there is a significant flow of traffic and pedestrian movement and potential conflict between the two. Church Lane has seen a continuous pattern of modest residential development linked to its close proximity to both the Priory Precinct and the former market square. Secular and functional buildings have dominated the character of the Quay Road area which forms a wide junction with Church Lane. The former workhouse (now The Red House Museum) and the imposing presence of the nineteenth century vicarage give a grand and historic feel to this thoroughfare which is, however, heavily trafficked all year round. Church Lane is of a fixed consistent scale, which contributes to its cohesive historic quality. The built form is traditional with roofs pitch on to the carriageway, forming a strong eaves line. This is punctuated by finely detailed and politely scaled small houses set slightly off the building line. Where this occurs the line of the street is retained with strong boundary wall treatments. Quay Road comprises a contrastingly grander scale, reflecting the history of use as a thoroughfare leading to the entrance to the Priory Church, the tower of which dominates the southern end of Quay Road despite being set some way off the road in its own grounds. The opening out of the Priory cemetery relieves the tight semi urban grain of this sub area whilst the stone wall still retains the historic line of Quay Road. Mature trees in the latter, and in the gardens of The Red House frame views up and down this road and have a very positive softening effect to what are hard historic finishes (brick and stone boundary walls). Similarly the mature trees to the Priory car park, stretching round to the Priory itself, provide a natural green setting for the Priory and Priory Cottage and enhance the sense of enclosure and intimacy in this area.

36 Architectural and historic qualities of buildings The area includes a number of red brick cottages and small terraces and The Red House Museum is a Grade II* listed building. The houses are predominantly two storey brick with characteristic Purbeck slips at the eaves to some handmade red clay tiled roofs. There is an eclectic mix of the polite vernacular and the formal Victorian. This provides for a very high quality historic environment which, due to its prominence and authenticity, is particularly vulnerable to even minor changes. There is a relatively high survival of traditional window details and joinery and original roof finishes. Of particular note is no.9, a well detailed modest symmetrical Georgian house with good detailing; flared headers and dentilled brick cornice. The Red House is also brick with a long brick walled garden bordering the street. A low wall forms the church boundary and provides important enclosure to the road. Open views into the churchyard and up to the Priory are gained from Quay Road. Quay Road forms part of the important setting to the Priory and vice versa. Any views are short and curtailed by built form, however these are consistently of high quality and comprise almost entirely of historic buildings. Townscape The closed and open vistas formed by Church Lane and Quay Road respectively are very rewarding. The latter is closed by Church Street buildings but importantly reveals the castle keep (Figure 10); rubble stone walling which is juxtaposed with the slate of the roofs of Church Street. This is a striking and very revealing view and one which reinforces the domestic scale to Figure 10: Church Lane historic Christchurch. Quay Road is closed looking north by the symmetrical façade of no.3 Church Lane. Nos. 2 and 3 Church Lane are set back from the road but correspond almost exactly to the width of the widening Quay Road. This widening accentuates the stopped view and reinforces the importance of enclosure each side by the vicarage and wall and The Red House Museum.

37 Prevalent and traditional building materials and local details

• Red brick- deep warm orange reminiscent of the Hampshire reds and the plums and purples of the Swanage Clay fields • Thatch- water reed • Red handmade clay tiles with Purbeck stone slips to eaves

Degree of heritage assets intact As a high quality historic area in good condition, this area is of intrinsic value, but is equally important as part of the setting of the Priory. The area should be seen as highly sensitive to change.

5: The Quomps, Town Quay, Priory Quay and Convent Meadows A. The Quomps The Quomps area comprises the wider open setting to Christchurch Town Quay and Priory and the predominantly late nineteenth and twentieth century development lining the open grassed area to the river and the two roads; Wick Lane and Whitehall. The area provides an important buffer strip to the earlier core of the town and is generally suburban and open in character. The ‘Quomps’, a name recorded from the sixteenth century, is often historically used to denote a particularly marshy area. The Priory fish ponds were located here and whilst subject to regular flooding, the area was almost certainly grazed and managed to house livestock. Its open setting to the town has been encroached upon relatively recently with mid to late twentieth century residential development. Whilst predominantly residential, this area also has a Primary School; a prominent Victorian red brick building. There is also a former late Edwardian ‘style’ pumping station (now converted to offices) located to the edge of the grassed space. Development is predominantly two or two and a half storey facing onto the Quomps with accommodation placed to varying degrees within roof spaces and the form of these; gables, are exploited to provide dramatic views out to the Quay and beyond and provide for large expanses of glazing. Elsewhere there is some survival of the modest domestic scale of the fishing cottages which used to line this space, to be found along Wick Lane and Whitehall; most notably no.3 Whitehall, a grade II listed thatch cottage set back from the road, and a small group of terraced Victorian cottages (nos. 40-48) to the western end of Wick Lane. The informal nature and modest two storey traditional scale of this

38 terrace is particularly attractive in the streetscene. The school on Wick Lane changes the scale of this street at this point and breaks the predominant back of pavement enclosure. The open grassed area abutting the River Stour provides a vital breathing space for the town and essential setting to the Priory and Quay area, which includes important listed and unlisted buildings. The green space is enjoyed all year round, but particularly in the summer. It is also used for various events in the Christchurch calendar. The space is defined by built form and mature trees. Mature trees in particular define walkways, line the edge of the open areas and in some cases provide landmark features. They form a vitally important part of the character of The Quomps and the quality of the views towards and away from the Priory tower. Architectural and historic qualities of buildings There is limited survival of historic buildings in this area, forming a strong group at the west end of Wick Lane. Their detailing and scale is simple, functional and polite vernacular, with some survival of traditional timber framed vertical sliding sash windows and some nineteenth century timber casements. The presence of thatch is particularly pleasing, as well as natural slate. Notable individual buildings are the Christchurch Priory Primary School which has some good, well-detailed surviving red brick buildings with sympathetic extensions and contemporary window detailing. Of particular note is the former Edwardian ‘style’ pumping station (built in the 1920s) with very distinctive Diocletian windows in the gables, though sadly the remaining fenestration has been somewhat compromised by conversion. The architectural quality of newer (twentieth century) additions to the conservation area is varied. The houses fronting The Quomps have been heavily remodelled and in some cases rebuilt to provide the owners with spectacular private views of the harbour. Large expanses of glazing, particularly in pronounced overhanging gables, balconies and casement windows provide for an interesting though restrained group of modern houses and flats to The Quomps. The Priory tower provides the focal point for this area and key views towards this are funnelled by built form and natural edges; trees and the river. This ‘green gap’ in the development of the waterfront and the public accessibility and permeability of the space provide for multiple and diverse views towards the Priory, along the quay and out to the harbour, although the latter is partially restricted by the built up nature of the southern bank of the river Stour.

39 The openness of this part of the conservation area is a key element of its character. Any infringement on this quality should be very carefully considered. Quay Cottage and the traditional K6 red telephone box form key positive local landmarks and are an important and integral part of the views towards the Priory. It should be noted that Millhams Street church spire can also be seen above the roofs of the houses in Queens Avenue, further orientating the visitor. Townscape Built form clearly defines the open spaces which are a key element of the character of this area. The openness of views towards the Priory is a vital and defining part of the quality of townscape in this part of the conservation area (Figure 11). The strong roof lines and confident detailed material choices of the development to the western edge form an important part of the quality of this townscape. Extended views mean that the roof is particularly prominent and may have a significant impact on strategic views towards the historic Priory tower. The built form to the open grassed areas helps strongly define these spaces. This is also helped by the formal planting of trees providing direction and interest and inviting exploration. This area has an important role in providing a valuable setting to the historic core of the town, more specifically the tower of the Priory. It also provides a softened edge to development culminating in the open and dynamic character of the river Stour in its natural setting.

Figure 11: Quay Cottage and Priory

40 Prevalent and traditional building materials and local details

• Painted render • Thatch- combed wheat reed/ block cut pattern ridge (recently renewed) • Purbeck stone capping (in places) to quay and promenade • Clay tile (some handmade)

Degree of heritage assets intact The loss of traditional materials and finishes is particularly evident in this part of the conservation area, given the limited number of surviving historic buildings. Windows have been unsympathetically replaced with modern materials and styles. Traditional roof coverings have been lost. Of significant concern is the historic and continued loss of paving slabs lining the edge of the promenade to the river. There is some potential for archaeology given the undeveloped nature of The Quomps. However, in general terms, there are pockets of historic built form which have been truncated and disconnected from the central historic core. The key role of this area is in providing a setting and foreground for views towards the Priory and out to the harbour. It provides a key gateway and entrance which firmly places the historic core of the town in its riverside setting. This combination of natural setting and vibrant river frontage form some of the most significant elements of this part of the conservation area. This area is particularly sensitive to change, in terms of both built and natural resources.

B. Priory Quay & Convent Meadows. This sub area forms a significant part of the water frontage to the setting of the Priory Church and the Town Quay. The former boatyard (Elkins) which occupied this site was developed in 1980 with the scheme seen today. The scheme won a Civic Trust award in the same year. Convent Meadows is part boatyard and storage but also houses semi permanent holiday homes in private grounds. Historically this area was part of the wider functioning of the Priory and probably comprised fish ponds and areas for fishing boats and the storage and hanging of nets. The important millstream feeding the Priory mill would have formed a manmade boundary and parts would have been subject to regular tidal flooding and largely left to marsh and limited grazing land for animals.

The development of Priory Quay in the early 1980s has a very distinct and

41 prominent form and scale which should be considered on two levels. The scale and homogeneity of units and the feel of the development is still dynamic, fresh and contemporary. The distinctive roof forms, use of external staircases and creation of an enclosed marina on a grand scale are very bold and confident statements. The scale could be considered entirely appropriate for its function and for maximizing some of the best views out from Christchurch. However, the scale of building in its historic context has a considerable impact on the Priory Church in both local and wider views and panoramas of the town.

The desire to create individual, uninterrupted views of the harbour has necessitated the backs and sides of the buildings facing the Priory. At four storeys this creates a significant wall of development.

Architectural and historic qualities of buildings

The essence of the architectural quality and form of these buildings lies in the innovative way of dealing with the problem of creating a private view for each private dwelling. Semi public access allows an interaction with this part of the river frontage and the ability to enjoy views out into the harbour; a positive element of this development.

The buildings have a quality and detailing which have allowed them to date with some success and once immersed within the development, the use of external staircases, roof terraces, deep roof plans and non standard window openings create a rhythm and cohesiveness which is memorable (Figure 12). However, its scale is at times overbearing and does not respect it’s setting in terms of its close relationship with the Priory. The architectural quality of the built form on Convent Meadows is very poor. The prefabricated structures have limited detailing and have no consideration to their setting or each other. Their haphazard nature and poor landscaping add to the poor visual experience that can be had from key locations looking into the site. This is exacerbated by the recent addition of poorly designed and uninviting boundary treatment and gates to the Convent Meadow site. Whilst Priory Quay cannot at present be said to contribute positively to the historic interest of the conservation area, the Figure 12: Priory Quay

42 development is of a high quality with a careful attention to detail and an overall sense of place in terms of its nautical setting brought right into the centre of the development. The only unlisted building that could be considered of historic interest is the Second World War concrete pill box located on the southern tip of Convent Meadows. This structure is part of the limited survival of the Christchurch sea defences. Priory Quay is prominent in extended and local views from the south towards the Priory tower. This is particularly evident from Hengistbury Head where a real sense of the impact of Priory Quay on the town can be gained. The low lying flat landscape of the harbour provides for particularly long and varied views to the Priory from the south within which Priory Quay plays a prominent part. Townscape Priory Quay and Convent Meadow fail to integrate themselves into the fabric of the town, primarily because of their semi public and private management status respectively. Both areas are uninviting to the visitor. In Priory Quay the boundaries between public and private space are unclear. Priory Quay has a cohesive quality which is only appreciated in townscape terms in extended views of the development from distant viewpoints. Only then can a real insight be gained into the contribution the development makes to the skyline of Christchurch and its strong relationship with the water. This is despite the significant impact that Priory Quay has on distant views of the Priory. Prevalent and traditional building materials and local details

• Modern painted render • uPVC windows • Concrete tiles

Degree of heritage assets intact This area would have been subject to constant flooding and shows little evidence of early settlement. Any archaeology would have been lost in the significant earth works required to construct Priory Quay. However, Convent Meadows remains relatively unaltered and may provide potential for archaeology relating to earlier river banks, jetties, wharfs or flood defences. The area also abuts the historic mill race which would have fed the Saxon Mill, the site of which is now occupied by Place Mill (some of the foundations of the mill may be Saxon survivals).

43 C. The Town Quay This area is an important public interface with the river setting of Christchurch. It is a very popular location for locals and visitors alike and benefits from its strong visual relationship with the Priory, the wider harbour and neighbouring boroughs. Mature trees make a very significant contribution to the character of this part of the conservation area. Side streets, paths through the Priory and along the mill stream all lead through to this open space. A café with spill out areas, listed bandstand, and the historic Place Mill (Grade II* listed) provide focal points and activity. A riverside walk allows visitors access to follow the river up stream to the west. The space becomes more open as one moves away from the Town Quay. Historically, through a number of major periods in the town’s evolution, this area was an industrial centre for Christchurch. From an early date, a gravel strand onto which boats were hauled (later replaced by a stone quay in the late nineteenth century) provided fishing boats and other vessels with a place to unload goods and cargo. This arrangement can be seen in early paintings of the Town Quay area which usually have the Priory and/or Place Mill as the subject with the ‘quay’ area in the foreground.1 The present use of the quay area is largely based on the tourist attractions found in the vicinity. The boating and yachting activities contribute to the character of this part of the conservation area. Various events are held on the open grounds set back off the quay and it is a pleasant place to stop and walk providing some of the most uninterrupted public access to the river Stour in an urban context. The form and scale of the quay is dominated by the continuous presence of the Priory tower. The tower forms an important backdrop to local and distant views of groupings of buildings surrounding the Quay and Quomps areas. Historic scale is modest and defined by Quay Cottage, the former Priory outbuildings and Place Mill. The bandstand is on a grander scale but its lightweight ‘Victorian’ character helps integrate the building with its appropriate open setting. (The list description identifies this structure as Victorian but it was actually erected in the 1930s). The remaining buildings that form the edge of the Quay area vary in quality and form, but are generally two and a half storeys with roofspaces utilized and integral to new and refurbished buildings. Pitches and gables help articulate the built form to the quay but the historic scale is clearly defined by Quay Cottage; an important building in this part of the conservation area. Trees are a dominant and crucial element to the character of this area. Their formal (spaced along the Quay) and informal nature (surrounding Quay Cottage and

1. A number of these paintings can be seen at The Red House Museum

44 forming the foreground to the Priory Tower) provide interest, soften built form and frame buildings, views and spaces. The willows that line the Quay front are particularly attractive and important elements of this part of the conservation area and help define spaces, routes, and changes in surface materials. Architectural and historic qualities of buildings The natural boundary of the quay area is the original line of the Priory Precinct and as such the surviving elements of medieval masonry rubble stone wall of varying stone types form a very important part of the character of this area. Quay Cottage is a well proportioned, traditionally built house, which despite extensions has maintained its symmetry and modest scale. The brick contrasts strongly with the stone of the surrounding boundaries and the Priory tower. This is accentuated by the backdrop of mature tree cover. Place Mill is an important survival of a former element of the monastic complex and despite a number of rebuilds and remodelling it retains its historic quality and scale. The combination of stone plinth and upper brick elevations is particularly pleasing and reflects the buildings early origins. Its practical and aesthetic relationship with the quay and the water makes this a particularly important historic building largely in its original context. The remaining built form is of varying quality and dominated by commercial premises. The desire to maximise views from the quay and enjoy open private areas, is reflected in balconies and higher level accommodation which in turn has defined the form and size of development along the quay. Purbeck stone, Iron stone and Quarr stone form important and prominent boundary treatments to this area. In contrast, good quality historic handmade bricks of varying periods are seen on both Quay Cottage and Place Mill. Natural slate and traditional handmade clay tiles complement these materials providing a very traditional vernacular palette, which forms an important part of the historic feel to this part of the conservation area. Townscape The quay is a space defined by hard and soft edges; the hard of the Priory Precinct and the boundary treatments to houses to the north, and the soft nature of trees and water (Figure 13). This area regularly floods in the autumn and spring months on the high tides. The openness means that local and extended views are important throughout this sub area and special attention has to be paid to any potential development which impacts on views which almost consistently comprise historic elements of

45 townscape or area characterised by their open nature, and therefore very sensitive to change. The Town Quay and Quomps are large flexible spaces and are enjoyed throughout the year with events, activities and opportunities for leisure. This is combined with the active nature of the river which forms such an important part of the definition and shaping of Figure 13: Bandstand on the Quay Christchurch as a leisure destination. Given the open nature of this area, views both local and extended; in and through this area, are important and should be very carefully considered in any development. Prevalent and traditional building materials and local details

• Purbeck, Iron and Quarr stone • Handmade red clay bricks • Natural slate • Handmade clay tiles • Buff brick • Render • Purbeck stone slates (to eaves-Place Mill)

Degree of heritage assets intact There has been a significant loss of natural stone capping to the edge of the quay. Stone sections have been replaced with concrete paviours or cement repairs. This has diminished the general quality and historic character of the quay area. Existing development in this area has compromised elements of the historic character. However, the area remains highly sensitive in terms of any further change that would reduce the presence or effect of the treescape setting to the Priory, or have a wider influence on the tranquil historic character of the Priory Precinct. The openness of this area is a crucial part of its character. To this end any additional elements; street furniture, signs, built form, should be very carefully sited so as not to impact on the open nature of views and the dominant nature of natural features; trees, grass and water.

46 6: Saxon Square, Pound Lane and Fountains Way Saxon Square is a planned square constructed c1983. Historic buildings bound this modern development on two sides. It is ‘of its time’ and appears somewhat dated and outmoded. This area acts as a transitional through space to other areas within the conservation area. To the north and forming part of the entrance to the development are the remnants of Pound Lane. Historically, this lane was lined with cottages and ran down to the mill stream. It also formed the edge of the Saxon Burgh and lay outside the ‘walled’ town. The area encompasses the modern retail precinct, with the A35 junctions located at the northern end of the High Street, together with the supermarket on the northern side of the A35. These are large scale developments in the context of the rest of the High Street and adjoining Bargates areas. Saxon Square has an internal streetscape of small and medium sized shop units. This area is considered as the commercial centre to Christchurch and ground floor units are predominantly A1 retail shop units of varying sizes of floorplate. The remaining elements of this area are medium to large scale; the continuation of Fountains Way, the office block (former Health Centre) to the rear of Saxon Square and the adjacent two storey car park.

Saxon Square is an active and vibrant space well utilized by pedestrians for sitting out and meeting. One advantage to this space is the lack of cars or parking within the immediate environs; the pedestrian has priority. Development varies between predominantly two storey shop units with storage in upper floors to three storey office block and buildings fronting Fountains Way. The units vary from small kiosks to the south east of the square to larger shops and supermarkets within the partially enclosed ‘street’. However, the scale and form of the majority of this development provides for a strong sense of cohesiveness. The exception being the south east elevation to Saxon Square which was not extended to an upper storey and remains conspicuously at odds with the overall scale and feel of the development. There is a strong sense of enclosure emphasised by the closing of vistas and canopied walkways within the development. The A35 passes through the sub area, with heavy traffic negotiating two large roundabouts. The scale and form of the junction is in direct contrast with the pedestrian spaces within the traditional High Street adjacent. The roadway has a

47 significant physical and visual impact on the location and effectively truncates the northern end of the High Street and the southern end of Bargates. As the main through route within the Borough, the Fountains Way junction impacts heavily on the core area. Conversely, the causeway from the east at this point is also a gateway location with potential for significant enhancement. The generally unremarkable road frontages in this location fail to reinforce any positive statement of the borough character or identity in this key location. Architectural and historic qualities of buildings A consistent and coherent architectural response is evident throughout this development with pitch roofs, hips, gables, bay windows and brick string courses. Ground floor shop fronts are homogenised by the use of a curved brick surround to shop windows. This both unites and dates the buildings. Detailed design includes modulation at upper levels by the use of contrasting brick, tile hanging and painted render. A consistency and linkage in design is also gained through the use of a timber boarded canopy which forms a strong termination to the ground floor and provides horizontal emphasis to the pedestrian. This canopy adds both to the confusion and cohesion of this space. Below the canopy is uniform throughout elevations. Above, the upper floors are articulated by bays and set backs which terminate awkwardly on the canopy. Historically, the grade II listed former Town Hall c.1859 stands out as a building of quality closing the High Street elevation of the square. Parts of this building formerly stood at the crossroads of Castle Street and High Street in a building used as the market hall, c1745. It was moved to its present position in c1859. It is now known as the ‘Mayor’s Parlour’. The distinctive loggia with stone arch surrounds, stone quoins and string course contrasts with the modern treatment and finishes to Saxon Square but successfully links the square with the High Street. The gap spaces either side provide an important setting to the former Town Hall as well as providing permeability between High Street and Saxon Square. The church spire of Millhams Street is very prominent throughout this part of the conservation area. It is well framed travelling south east into the square, but the view is marred by the clock mounted on the cross canopy half way along this ‘street’. Views of both the spire and stained glass window of the church and through the Town Hall successfully link old with new, reminding the pedestrian that this is part of an historic town.

48 Townscape Saxon Square is relatively successful as a modern civic space and provides comfortable enclosure which does encourage stopping, pausing and meeting. The west elevation is particularly successful as it forms the important link with the High Street. Views and glimpses into the historic High Street are gained either side of the Mayor’s Parlour and through the distinctive arches of the open ground floor. The walkway to the northeast corner is not as successful and provides for a very modern and oppressive experience. This is relieved to a certain extent when travelling south, as Millhams Street church spire is framed in the tight vista formed by the canopy to the shopfronts. Unfortunately this view is compromised by the somewhat weak and poorly detailed cupola containing a clock located half way along the ‘street’ and signalling an uninviting route to the multi storey parking and beyond. To the northern end, the ‘street’ is terminated unsuccessfully with a series of buildings which back onto Fountains Way. These buildings combined with the former Health Centre provide for a particularly poor townscape with very little legibility or quality in the built form. This section does not reflect the spatial qualities of the square although it does make some attempt to maintain the important scale of the former Pound Lane. Prevalent and traditional building materials and local details

• Red brick • Painted render • Timber cladding • Some natural slate • Clay tiles (mostly machine made)

Degree of heritage assets intact There are no visible heritage assets in this character area. Further redevelopment should undertake thorough investigation of the ground condition as this area remains a potentially archaeologically rich part of the town.

7: Druitt Gardens, The Creedy and Barrack Road Gardens A. Druitt Gardens Druitt Gardens is located behind the High Street between the Wick lane and Banks Close car parks. It is an area of mature evergreen (Holm) oak woodland. The tree

49 cover within the recreation ground links with trees along ‘The Creedy’ (Figure 14). A footpath along the south western side of the space roughly follows the outside of the former line of the Saxon Burgh. This feature forms the boundary between the Town Centre and the outer twentieth century suburban development. Parts of these Saxon remains are designated as a Scheduled Monument. The footpath following the line of the Creedy may have acted as a link between Lazor Hospital at Magdalen Lane across Sopers Lane and Wick Lane, possibly to provide access to the Priory without going through the town. Historically the areas to the rear of the High Street formed linear ‘burgage’ plots of a similar width relating to the principle use on the High Street. Outbuildings run along the plots on an east-west axis. The Figure 14: Footpath along The Creedy plots were used for orchards, private gardens and fields for grazing. The Regent Centre is a significant building which also helps define the edge to this area. This building dominates Druitt Gardens and is out of scale with all other buildings within the High Street. Whilst the building’s scale has largely been defined by its use and replaced a large extension, it should not dictate the form and scale of potential development in the vicinity of Druitt Gardens. Architectural and historic qualities of buildings The grade II listed stone and brick walls running through this area denote historic plot boundaries. It is likely that materials used have been recycled from earlier stone buildings within the town. Druitt Hall is of a poor quality and does not form part of the positive character of the conservation area. Views into and out of this space are limited, and the dense nature of the tree cover prevents views or vistas through this area. The large brick wall to the north side of the library garden forms part of the more robust historic character of the area and denotes the historic plot divisions of the historic burgage. There are some historic views of the rear elevations of early buildings on the High

50 Street. Of particular note is the view into the rear of the Grade II listed eighteenth century house which now houses the library with prominent bay window above the modern rear extension. Townscape The area has a high value in terms of the backdrop to hard townscape. It also forms a potentially strong link between Sopers and Wick Lane. This link, however, has been weakened by the absence of positive management of this space and the long term neglect and inaction taken on potential development sites linking the High Street with this semi woodland area. Degree of heritage assets intact There has been a significant loss of plot division, traditional boundary walls and buildings within these plots. Early maps show an interesting pattern of outbuildings; barns, stores, brewery buildings and stables. The result is a disparate area which provides linkage but is confused and lacks the presence of coherent management regimes. As an area with limited visible historic character and poor environmental conditions, this area presents significant potential for enhancement through improved management of the open spaces. Such management needs to recognise the Scheduled Monument and its setting. Druitt Gardens performs an important role in forming a softened backdrop to the commercial character of the High Street. However, the gardens area is an underused asset which needs to develop a more inviting, open and managed character to enable full integration into the town.

B. Barrack Road Gardens (including New Zealand Gardens and The Creedy) Barrack Road Gardens is an attractive green amenity space of a modest scale on the edge of the conservation area. Views towards the Priory provide a sense of scale of the town. The space is marred by the busy A35 travelling along the northern boundary of the space. The scale of buildings is important in this sub area as they are often seen in views and panoramas across open space. The southeast border comprises modest domestic bungalows and two storey houses set in grounds, in scale with the buildings. The exception to this is the three storey 1960s block which is out of scale with the predominant residential buildings of Victorian, Edwardian and twentieth century dates. The northwest corner of the sub area has a grand domestic scale,

51 reminiscent of the former grand avenue which led into Christchurch. In contrast to this domestic character, the institutional scale of the School, forming part of the border of the conservation area, is softened by its immediate tree lined setting in extended views. An avenue of mature lime trees links across the space forming an attractive processional route as well as having amenity value. The extensive tree coverage in and around this area provides for good enclosure, with mature trees in the quay area being seen in distant views in the context of this open space. This accentuates the openness of this area. Architectural and historic qualities of buildings Stour Cottage, a grade II listed former early nineteenth century lodge to the park, is a building of note in need of some sympathetic repair and reinstatement of architectural features. Buildings within the conservation area on the northwest form part of the important setting to the recreation grounds and gardens and are predominantly late nineteenth century, Victorian and Edwardian well built red brick buildings with natural slate roofs. The surviving Victorian / Edwardian buildings (nos. 43-45 and 47 Barrack Road) bordering the conservation area boundary to the north west of this sub area, and the Wellington Public House and outbuildings, are of local interest and provide some valuable examples of the former historic character and grain of this entrance to the town. There are uninterrupted views from the recreation ground to the Priory tower. This provides a good visual link with the centre of Christchurch. Within these views roofscape is potentially sensitive to change given its prominence in views from the recreation ground. The Citizens Advice Bureau building (former Telephone Exchange), in Queen Anne Revival style with cast iron area railings is an attractive and well detailed building which forms the backdrop to views through this part of the conservation area. Views north out of the conservation area are poor with the police station having a negative impact and electricity pylons forming the backdrop. Although the Wellington Public House is stranded on this side of the road, its strong gable profile dominates the view along Barrack Road into the conservation area. Of note is the variation in trees and shrubs to the corner of the recreation ground forming a softened foreground to the buildings of the High Street seen beyond. The Pit Site car park to the corner of Barrack Road, Fountains Way and Bargates significantly weakens the townscape and does not contribute positively to the

52 character of this part of the conservation area. Views towards the High Street and Saxon Square comprise a mix of old and new. The historic line of the High Street is set with the strong gable of no.2 which is complemented by strong architectural detail; cambered brick arches with keystones. This building performs a positive ‘bookend’ role to the High Street (Figure 15). Townscape The Barrack Road entry route to the town forms one of the important gateways to Christchurch. From this direction, the first glimpses of the Priory tower are seen within the context of the heavily mature tree lined gardens. This is important in defining and establishing the scale and topography of Christchurch as well as orientating the visitor.

Mature trees enclose and create Figure 15: Barrack Road some pleasing vistas on a human scale. They lead the pedestrian through what could otherwise potentially be a large space leak with very little legibility. The townscape is dominated by open sided views towards the Fountain Roundabout. The height and over landscaped nature of this traffic interchange make it particularly prominent. The wide boulevard character of Barrack Road is a necessity given the volume and intensity of traffic along this busy route which makes for a poor pedestrian experience. This is combined with an openness which at times is welcome; the recreation ground leading to New Zealand Gardens, but at other times unnerving; the foreground to the Police Station and Pit Site car park.

Prevalent and traditional building materials and local details

• Red brick (some contrasting buff brick detailing) • Natural slate • Plastered bands and window heads

Degree of Heritage Assets intact Barrack Road follows an historic route leading out to Iford Bridge and village, and beyond to the port of Poole and the market town of Dorchester. There are important

53 survivals of a grand Victorian suburb to the outskirts of the town centre and these provide a positive historic gateway to the town. There is significant archaeological potential in this area and the immediate environs, particularly towards Bargates. The north west part of the sub area forms part of the Mary Magdalen Leper Hospital site.

8: Bridge Street and Rossiter’s Quay A. Bridge Street Town Bridge and Waterloo Bridge link this ‘island’ area with the town centre to the west and Purewell to the east. The River Avon splits into two channels to the north of Bridge Street. These rejoin near the confluence of the Avon and Stour. The long thin island area has been developed with historic street frontage along both sides of Bridge Street and a modern ‘marina’ development on the harbour side replaces boatyards. Boatyards still survive and both rivers are navigable up to the bridges and are used for leisure purposes. This activity is a significant and positive element of the character of the rivers. Bridge Street formed a ‘causeway’ between the two bridges to the water gate of the fortified town and castle precinct. It still reads as an ‘entrance’ to the town with a real feeling of arrival as each bridge is crossed. Historically, this was an area liable to flooding. Bridge Street followed Castle Street as an area of good quality town houses with associated outbuildings; stables, barns etc. Given the limited nature and tight plan of the street partially dictated by the river and its flood plains, outbuildings appear to have been located on the street or accessed by carriageway arches to maximise the available street frontage. The street has always been a residential quarter with commercial premises very much a secondary but important part of the diversity of the street. This is particularly evident in the fine quality later eighteenth century shopfront at no.3 Bridge Street and the later nineteenth century shopfronts (some original / some restored). This has led to the provision for service uses; offices and restaurants, to provide a new interest and diversity to the street and retain some active frontages. Bridge Street has a diverse and varied scale along the length of the street with the only consistency emerging from no.30 (north side) onwards towards Waterloo Bridge. The remaining street elevations range from one and a half to three, and even three and a half storey. These larger historic buildings, however, handle the scale in a very scholarly and architecturally pleasing way and the overall effect is

54 never overpowering or awkward. The street, whilst accommodating this variation holds together very successfully as a good historic set piece of townscape. The form of building is also diverse, with some of the only instances of historic buildings being set back off the building line (in part) in Christchurch. This is also seen in late twentieth century developments. Both built forms have left public and private enclosed spaces adjacent to the pedestrian. The roofline is generally consistently eaves to the street with roofs sloping away from the roadside. A key break in this form is Tynham House with its distinctive projecting wings with hipped roofs and Purbeck slips to eaves, and railings to the front elevation. Rooflines are also broken by parapets in places adding to the complexity of the built form. The building line between bridges remains strong to the north side but to the south is broken by Avon Court. By Stony Lane, towards the eastern boundary of the conservation area, frontage breaks down with the presence of a car park and gasworks being particularly discordant space leaks. Traditional plot widths and depths survive and development, particularly to the north side, follows this historic grain along burgage plots perpendicular to the Bridge Street frontages. Mature trees significantly contribute to the character of the waters edge and enclose important high quality views out of the town towards Hengistbury Head. Architectural and historic qualities of buildings Town Bridge, a Scheduled Monument, and Waterloo Bridge, a Grade I listed building, are of outstanding importance both in townscape terms and as historic structures. Most buildings forming the frontages are either listed or locally listed. There is also some diversification in terms of architectural style although in its entirety Bridge Street is dominated by classical proportion. This is emphasised by the use of the traditional sash window. Exceptions to this are the unusual plan and detailing of Tynham House, a grade II* listed building, and the distinctive modest but well detailed Victorian façade of no.10 Bridge Street with its use of polychrome brickwork to pick out arches and string courses. The overall quality of built form in this sub area is very high and acts as an important gateway to the historic core. Materials and architectural detail, particularly doorcases, railings and the use of traditional handmade clay tiles complemented by Purbeck slips at the eaves, have produced a very cohesive group of historic buildings. Whilst the architectural style is not formal it possesses a polite consistency which has produced a very strong grouping of buildings.

55 Of particular note in this section is the use of the carriageway arch; of modest traditional scale, cambered and often with traditional floor treatments. These are important valuable survivals which significantly add to the quality of the historic environment. Its modern interpretation has been applied to successful and less successful effect in Rossiter’s Quay, Avon Court and the recently completed no.11 Bridge Street (Tynham Court). There is a preponderance of dormer windows between the bridges. Some work very well and are in scale with the host building. Some have used uPVC windows and fascias and this has reduced the overall quality of these features. Some are excessive and compromise the scale of the overall building (nos. 26-28) The reset stone bay to the return of no. 23 is an architectural oddity which nonetheless catches the eye when travelling east out of town along Bridge Street. To the south side of Bridge Street, a row of late nineteenth century semi detached houses form a modest historic group to the street frontage, but these are now almost lost in entirely late twentieth and early twenty first century development. As set pieces of development and urban design, Rossiter’s Quay and Avon Court are both contemporary approaches to the idea of integrating the waterside with residential development. Rossiter’s Quay provides for a high quality environment with good quality materials and public access to the water through the development. Important views of the Priory and the riverside are gained from Rossiter’s Quay and part of its important character is its integration with Bridge Street. It reads as a street leading off Bridge Street and invites the traveller to appreciate the spaces created, and their important and dynamic relationship with the water. Avon Court also provides interest in the street scene, although its setting back from the building line, despite retaining views of the Priory from Bridge Street, is unsuccessful as a piece of urban design leaving awkward unusable spaces with difficult unresolved management issues. It is also disappointing that the gated nature of this development produces an exclusive character to the detriment of the waterside which is almost entirely privately owned and can only be appreciated from a distance. Both developments nonetheless contribute to the rich diversity of this character sub area which has seen significant change in recent years. The completion of no. 11 Bridge Street (Tynham Court) will make a significant contribution to the street. Whilst its scale is dominant, it creates good robust townscape and completes the ‘street’ to Rossiter’s Quay. It is unfortunate these buildings do not have a more positive dialogue with the Rossiter’s Quay access road. The modest buildings running north along the river from Town Bridge have an

56 enclosing effect but offer a hard edge to the riverside. Trees and shrubs help break up the massing of these buildings. Buildings further up river are set back with a modest scale which means very attractive natural views up river are maintained. The distinctive and contrasting natural setting can be appreciated in glimpsed views to both sides of Bridge Street. To the north the bridges provide views out to the Avon water meadows. The rear elevations of the Bridge Street buildings look out over this landscape, the buildings themselves are part of the setting to the Priory in the strategic view south from the bypass (especially in the winter months). To the east of Waterloo Bridge, the street frontage is more ‘one-sided’. On the south side the Council offices car park and the gas holders are set well back off the building line. The gas holders are an unattractive intrusion into the townscape at this point and are also seen in the wider context of the setting of Bridge Street. To the south the river channels gently meander out of sight of the bridge, providing a backdrop of riverside trees and glimpsed views over the marshes out to the harbour (Figure 16). These views are particularly important and sensitive to change, and form very strong elements of the complex ‘sense of place’ experienced by visitors and residents alike.

The street in part also forms the setting of the Castle (which can be seen protruding above roofs) as well as the Priory, for which glimpsed views of no particular structure or formality are present. This adds to the general varied and highly evolved collection of short views, visual stops and glimpses of the harbour and Priory that contribute to the historic character of this part of the conservation area. These elements of ‘incident’ should be very carefully considered in any future development.

Figure 16: Avon River Figure 17: Bridge Street (looking west)

57 Townscape Travel into and out of the town along Bridge Street is accentuated by the rise of the road over the historic bridges. This has a direct impact upon views along the street and reveals the townscape in constantly changing perspectives as the traveller rises over the bridge apex. In addition, both bridges act as visual ‘pinch points’ which also manipulate building lines. This staggering in of the building line provides interest and prominence to particular buildings. Combined with this is the widening and narrowing of the way, which provides for skewed and indirect views of both sides of the road (Figure 17). This is accentuated by a dramatic pinch in the townscape as the road narrows to cross Town Bridge. The closing of this view by the return gable of no .22 provides for a visual stop which invites further investigation and adds to the strong historic grain of this part of the conservation area. The town’s connection with water and the wider setting of the harbour is evident especially in views from the two bridges which are funnelled by natural and manmade boundaries down towards the open harbour. These views constantly change due to the tidal nature of these river stretches, which at extremes can provide for a different quality of the view to be accentuated. For example, the revealing of the river bed and the height of the boats moored by the riverside. Roofscape forms a particularly important part of the overall appreciation of townscape. Given the longer views and elevated viewpoints, traditional roof forms make an important contribution to the historic character of this part of the conservation area. There is a very strong sense of transition through this space with the historic core glimpsed at beyond, rather than seen in a formal vista or view. Prevalent and traditional building materials and local details

• Red brick • Painted brick • Handmade clay tiles • Slates (at eaves) • Natural slate • Decorative ridge tiles

Degree of heritage assets intact Bridge Street provides an attractive pedestrian route and gateway to the town between the historic bridges. Bridge Street has a strong ‘sense of place’ and forms

58 a very positive part of the townscape, at the heart of the historic character of Christchurch.

B. Rossiter’s Quay and Boatyard Rossiter’s Quay was constructed in the mid to late 1990s on land formerly used by Rossiter’s Boatyard for the storage and repair of boats. (Rossiter’s Boatyard still occupies the southern tip of the island). The river defines this part of the conservation area creating this island of exclusive development. These residential elements and the boatyard beyond have a very positive relationship with the river. Boats and boat moorings form a significant and positive part of the character of this part of the river. The development comprises two and a half to three storey linked blocks of brick and render with slate and tile roofs centred around a marina. The form, scale and enclosure of the blocks is bold and it has achieved a distinctive feel of quality. The layout is interesting and provides for some strong architectural detailing to generate interest, views, glimpses and punctuations. The boatyard has some large span open sheds for boat repair and these are prominent in views beyond the conservation area looking west towards the island. Their scale and simple design is appropriate to their use and their materials; weather boarded gables diminish the impact of these structures. They do form an important part of the identity of Christchurch in terms of its strong boat and water connections. The green spaces on this wedge of land are largely given over to the storage and servicing of moored boats. This creates a semi industrial but not unattractive character, dominated by the large boats; masts, jetties, tenders, trailers, and the variation in colour, scale and texture; wood, fibre glass, associated with them. This informality is a very positive characteristic of this part of the conservation area but is largely perceived as or in private ownership. The appreciation and quality of this texture to these uses is only appreciated by limited numbers and in views from relatively unfrequented areas of the town. Architectural and historic qualities of buildings The detailing of these buildings responds well to a pseudo vernacular for Christchurch or more generally the southeast of England. The style of built form is traditional and is designed to produce traditional townscape, albeit on a far grander scale. Particular architectural flourishes such as the tower building and the mock warehouse on Tuscan columns produce interesting and diverse townscape.

59 The development has weathered well and become part of local views from Bridge Street and extended views from the east banks of the Avon. The breaking up of the forms which address the waterfront is successful and the architectural style and form of building (particularly the ‘warehouse’) is of note. Pitched roofs, chimneys, brick and stone walls all contribute to the sense of a traditional development attempting to assimilate itself with the grain of Christchurch. A combination of traditional and modern openings soften the overall finish; care should be taken to address alterations to these openings especially, when they form part of a larger set piece building or are part of a pleasing rhythm of window modulation. The traditional cottage form which are interspersed through the development is particularly sensitive to alteration. The roofscape is of particular note in that it forms a significant element in local and extended views and glimpses from inside and out the conservation area. Alterations at high level should be very carefully considered in relation to the overall carefully considered scale and traditional character of the development. Rossiter’s Quay and Boatyard enjoy a key location in the setting of Christchurch Priory. Views of the Priory are gained from inside and through both these areas. The Rossiter’s Quay development maximizes views to the Priory, orientating large viewing windows from flats and houses as well as balconies to enjoy these vistas. Glimpses of, and in some cases the backdrop, is formed by the east window of the Priory. This brings the development very much closer to the heart of the historic town when viewed from certain locations. The part use of the land as boat storage and for the servicing of moorings is also significant. Views are dominated by the masts of the boats. This provides for a very attractive and informal character to this part of the river. The disparate nature of the storage of the boats combined with a foreground of water and moored boats is a strong image which relates to the essence of Christchurch and its relationship with Figure 18: Rossiter’s Quay the rivers. The tower of the Rossiter’s Quay development is a prominent landmark, seen clearly and closing the view from Bridge Street (Figure 18) and also in longer views from the water meadows beyond. Its conical shape and use of Purbeck slips to the lower courses make for a distinctive, if slightly contrived architectural statement.

60 The distinctive robust form and utilitarian detailing of the warehouse building to the edge of the water also provides for some interesting architectural metaphors and forms a strong presence when the development is viewed from beyond the site. Townscape The development performs relatively successfully in townscape terms and adopts some of the early philosophy away from the standard layout for residential developments, and particularly the style adopted by, amongst others, Priory Quay (much reproduced nationally in a water based context). This is particularly successful within the development with the defining of edges with buildings and the use of built form to punctuate travel through the site and create interest and enclosure in the townscape. However, a significant amount of open space is dedicated to parking and turning areas which have further removed the built form from potential integration with the town. There is a strong sense of exclusivity and public and private access is not well defined, leaving the visitor unsure of the status of the area which they are entering. This is exacerbated by the fact that there is no permeability through the site. Once entered onto, there is no crossing points on the river to create a sense of continuity. This contributes to the sense of being detached from the town. The new development to the corner of Rossiter’s Quay access road and Bridge Street has created a street, but the opportunity to have buildings with a relationship to the Rossiter’s Quay entrance road and thus integrate with the town has been lost. This is very disappointing in townscape terms and has necessitated the use of a hard edge railing on a raised wall. This makes for confusing and poorly thought out townscape. Prevalent and traditional building materials and local details

• Red brick and flared headers • Clay tiles • Natural slate Degree of heritage assets intact The heritage asset lies in ensuring views of the Priory are maintained and enhanced and, in this respect, Rossiter’s Quay and Boatyard form a very important and sensitive setting to the Priory.

61 9: Wick Lane (west) and Princess Avenue This part of Wick Lane forms an important entry point to the conservation area and retains some historic buildings of note (Figure 19). The Primary School is an attractive complex of brick buildings with distinctive windows. Its scale however, is in contrast to the modest domestic character of this sub area and breaks back from the building line. To the southwest of the school is an attractive but modest group of traditional buildings including the listed no. 3 Whitehall. This thatch cottage was formerly part of a small terrace but now sits somewhat prominently but isolated on its plot. Princess Avenue was laid out in the very early part of the twentieth century and remains a relatively wide boulevard which contrasts with the character of the adjacent tight development of the historic core. Use is predominantly residential, mainly private houses, with a flat block on the Queens Avenue corner. The exceptions are Priory School and Priory Hall to the corner of Figure 19: Wick Lane (west) Princess Avenue and Whitehall. Priory Hall, in a loosely considered Arts and Crafts style, along with the School has a larger and more institutional scale contrasting with the residential scale and character of the rest of the street. Scale to Princess Avenue is important and almost consistent throughout. With the exception of Harbour View Court which is three storey with a flat roof, the scale is two storey with very little external alteration to denote the use or conversion of roofspaces. The two storey terrace to Whitehall, nos. 4-11, also provides a consistency in form and scale and continues the attractive, modest and simple traditional character of development in this sub area. Architectural and historic qualities of buildings The solid, well detailed character of the Edwardian houses to Princess Avenue are grouped in symmetrical pairs and produce a very robust and attractive townscape (Figure 20). They have a number of attractive features such as timber sash windows, stone lintels, decorative ridge finials, decorative timber porches, symmetrical chimney stacks and consistent brick boundary wall treatments. The latter are particularly distinctive with repeated recessed brick panel detail.

62 Figure 20: Princess Avenue

The grouping of houses in Princess Avenue and their symmetry in plan is an important part of the character of this part of the conservation area. The height of buildings and density of the street means that there are limited views of the Priory (despite its close proximity) and the dense tree cover towards the quay restricts views out towards the water. This view, however, is seasonally sensitive. Townscape This short street displays a high level of townscape quality, derived from a combination of the softening nature of the trees, the demarcation achieved by well detailed boundary treatments and the rhythm achieved from the articulation of the facades with projecting bays under protruding pitched roofs and chimney stacks with pots. The boundary wall treatment to Princess Avenue provide for a very strong sense of delineation of public and private space. This, however, starts to fall apart along Whitehall. This heavily altered terrace is set well back from the road and whilst its scale and roofline have remained consistent there have been a number of additions at ground floor level forming full width glazed front porches. This has, unfortunately, blurred the distinction between the front and back of the buildings, with the ‘front door’ being masked and lost. A diverse combination of front boundary treatments and the additions of cars to the front gardens has added to this loss of strong robust townscape despite the terrace being an important part of the conservation area. The view north is closed by the terrace to Whitehall. Its modest scale links this end of the conservation area with the much smaller scale of Silver Street and Church Lane.

63 Prevalent and traditional building materials and local details

• Red brick • Natural slate • Decorative clay ridge tiles

Degree of heritage assets intact There is a significant loss of original window details. This is particularly apparent on nos. 4-11 Whitehall where, despite the use of timber in some cases, no two windows are the same across the terrace. Unfortunately, this has diminished the overall quality of this terrace. This is also true of the paired Edwardian houses to Princess Avenue, especially unfortunate when one pair has lost its original windows. Doors have also been replaced with non traditional materials and detailed design and this also has contributed to a loss of historic character. There is one example of concrete roof tiles and some replacement of natural slate with artificial in an otherwise largely intact historic roofscape. The Saxon defences probably ended somewhere in the vicinity of the junction of Silver Street with Church Lane.

10. Avon Flood Plain (Landscape setting) The causeway of the A35 cuts the water meadows into two sections. The conservation area boundary follows the southern edge of the road causeway. The wide nature of the Avon at this point has formed arable floodplains punctuated historically by the Bridge Street causeway which links Castle Street to Purewell, the back of which is visible in longer views from the north through sometimes dense and mature tree cover. Historically, this area has functioned as arable open meadows used for grazing cattle and as a natural defence against the threat of flooding to such a low lying town on the edge of a natural harbour. Presently, the area is overgrown and unkempt. The area regularly floods in the autumn and winter seasons. The area is frequented by anglers and is part of the renowned Royalty Fisheries managed by the Christchurch Angling Association. There is no public access onto this area of the floodplains, and beyond the river the back gardens of the properties in Bridge Street form the southern bank to the Avon. There is no development on the flood plain, however surrounding built form to the north and east boundaries are on large floorplates and semi industrial in character.

64 These sheds which semi enclose parts of the floodplain are unfortunate additions to the traditional scale, which is predominant in remaining views towards the back of Bridge Street and the town generally. The water meadows form a vital part of the setting for Christchurch and the Priory. The views across the rivers are panoramic and all encompassing. For the pedestrian visitor to Christchurch a real sense of the town can be gained from this point and is evident from beyond the edge of the conservation area, particularly on emerging from the railway tunnel on the B3347 (Stony Lane). There are some specific landmarks that define the scale of the town and form an important part of the character and quality of the views from the causeway and beyond. In addition to glimpses of historic buildings along Bridge Street, the pyramidal roof to the tower in Rossiter’s Quay has a distinctive quality. But this is far surpassed and diminished by the full view of Quire, Nave and Tower of Christchurch Priory. The church remains prominent and above the tree line throughout the year providing for dramatic and highly significant views of this building. These are strategic views of this Grade I listed building and very careful consideration should be given to any development which impacts on the overall panorama experienced from the causeway which takes in all of the east and northeast sides of the town. Of equal interest in the skyline and providing a foil in terms of scale is the spire of Millhams Church (Figure 21), which also provides for a valuable and clearly recognizable landmark. On a more modest scale, but of equal interest, is the small but prominent cupola to the Mayor’s Parlour which draws the eye towards the centre of the town.

It should be noted that the vast Figure 21: Millhams Street Church spire majority of visitors and residents experience these views of the town, in the short time that it takes to travel the causeway section of the A35, from within vehicles; there is no formal provision for the pedestrian. This, however, should not diminish the significance of these views as part of the important ‘gateway’ experience to Christchurch. Trees formally line the west bank of the river and help define this bank. This is in contrast to the east bank which is open, exposed but informal. By contrast the millstream is overgrown and difficult to differentiate. The edge to the mill stream facing onto the back of the Saxon Square development is a particularly dense mix of

65 hedges, shrubs, and mature trees. There is an informality to this area which tends to suggest an unmanaged character rather than a natural area of interest. The combination of river, open vistas, mature trees and the glimpses of buildings between them, and in the case of the Priory over them, is a very positive part of the character of the conservation area. The importance of this interaction and the enhanced setting this provides for the town should be very carefully considered in any proposals to either positively manage this area or develop on the edges. The interaction and relationship of town to water meadows is a very sensitive one which needs very careful consideration. Townscape The water meadows in townscape terms form the setting to the town. The dense and mature tree cover and the overgrown informal nature of the mill stream form a natural boundary to the town. The view of the Priory protruding from the mature tree line of the gardens of Bridge Street is town-defining and illustrates immediately a sense of scale and the historic importance of Christchurch. Degree of heritage assets in tact The wider setting of Christchurch has been compromised by the intrusion of the A35 causeway and the electricity power lines. Despite this, the immediate value of the water meadows in terms of providing an historic landscape buffer strip to Christchurch and providing the historic setting to the Priory, should be acknowledged, celebrated and preserved. The path and role of the mill stream is particularly important in understanding the evolution of Christchurch. Similarly, the historic use of the river (navigable up to Salisbury historically) should form part of the understanding of the past roles and relative strategic importance of Christchurch.

66 Materials Overview Stone The Priory, remains of the Castle and The Constable’s House display the most prolific and consistent use of stone in their construction. This is a combination of Quarr and Purbeck stone. Civic buildings in the town use Ashlar stonework (Portland, Purbeck and some Bath stone) for dressings. Stone is the exception in the High Street, however a particularly good example of its use can be seen at no.15, the banking hall, in a free Edwardian- Baroque style (Figure 22 over). Slates are used for the roof of the Priory nave and are seen as slate slips at eaves level on a number of historic buildings in the town (Figure 23 overleaf). The use of this material makes direct reference to the local vernacular and makes for distinctive and prominent eaves lines throughout the town. The consistent line of the Purbeck stone slips to nos. 30, 32, 34 Bridge Street is particularly Figure 22: Ashlar stonework (Portland) distinctive and strongly ties these buildings together as a group. Granite paving kerbs and traditional slate kerbs contribute to the historic feel of the small parts of Christchurch town, particularly in Millhams Street. High quality stone paving defines processional routes and adds to the general high quality of the public realm, particularly on the approach to the Priory. Brick Figure 23: Slates The survival of early unpainted brick is a very positive and attractive characteristic of some of the buildings in the conservation area, and should be maintained wherever possible. Handmade red brick boundary walls are a particularly distinctive part of the conservation area. These contribute to the historic character of a number of sites. Bricks, where traditional and unpainted, are a Figure 24: Brick and Natural slate

67 deep warm orange reminiscent of the Hampshire reds and the Swanage clay fields. These are occasionally interspersed with flared grey/black headers on early properties, for example The Red House Museum. The earlier brick bonds; English bond in particular, also give a sense of quality and historic character. Red handmade bricks are occasionally complemented by buff coloured detailing for string courses, cambered arches and quoins (Figure 24). Traditional brickwork has been painted in places, and rendered and painted (Figure 25 overleaf). This now forms the character of some parts of the conservation area but is not the original or in many cases the desired finish. Timber Timber for windows and shopfronts is patchy throughout the conservation area. Where it is used it significantly contributes to the positive character of the conservation area. The timber framed decorative Edwardian porches to the houses of Princess Avenue make a very positive contribution to the character and appearance of this part of the conservation area. Figure 25: Painted render and brick Thatch There are a very small number of thatch houses remaining. The use of this material in the town centre is particularly distinctive and now rare. No. 4 Church Lane is thatched in water reed with a block cut raised ridge. The water reed is a relatively recent addition to the roof. Historic photographs from the turn of the last century appear to show straw roofs of a much more softer, vernacular appearance as opposed to the angular finish of the water reed. It is nonetheless a very attractive and softening feature in a roofscape otherwise characterised by the crisp and sharp edges of slate and tile roofs. No. 3 Whitehall is a combed wheat reed thatched cottage with decorated block cut pattern ridge. This is more decorative than the traditional flush wrap over finish but nonetheless provides for a very attractive vernacular cottage set in a group of later nineteenth and twentieth century buildings. Perhaps the most prominent use of this material is on the ‘New Forest Perfumery’ building which forms the end of development on the southern side of Castle Street. At

68 the time of writing (June 2005) the thatch was due for renewal in combed wheat reed taking care to produce a softened appearance with a traditional flush wrapover ridge. Natural Slates (Welsh) Natural slate, usually Welsh, survive in good numbers and where present make a positive contribution to the character of the conservation area. Millhams Street Non- Conformist Church has a particularly striking use of natural slate in fish scale bands to the steeply pitched and prominent roof line. Clay tiles There is a good survival of handmade clay tile roofs. Wherever these are present they form very pleasing and attractive traditional roof finishes. Notable examples are Church Hatch, Church Street and Tynham House, Bridge Street. Both of these also have valuable survivals of potentially medieval ridge tiles. There are a number of examples of the use of Victorian decorative ridge tiles in various sub areas. These, where seen, create attractive and interesting skylines. Other materials Some developments, notably Priory Quay and Avon Court, have an absence of traditional building materials. Materials are predominantly modern painted render, uPVC windows, doors, fascias (replacing timber historically) and finishes, and concrete tiles. Floor treatments comprise block paviours, compacted gravel, tarmac or grass. Whilst these materials have little to do with the historic traditions of Christchurch, they are nonetheless consistent and on the whole well considered in particular developments. There are relatively large numbers of examples of modern materials replacing traditional materials. This has had a significant impact in some areas, for example Millhams Street. The use of uPVC, concrete tiles and machine made clay tiles or artificial slates are all present in the town but do not positively contribute to the character or appearance of the conservation area.

69

70 PART 2 : MANAGEMENT PLAN

71

72 MANAGEMENT PLAN

Related Figures: MAP7: Management Issues (Appendix 1)

This document sets out a number of objectives and recommends strategies to preserve and enhance the character and appearance of the Central Christchurch Conservation Area. The Management Plan should be read in conjunction with the Central Christchurch Conservation Area Appraisal and is intended as a long-term strategy which sets objectives and makes recommendations for action based on the findings of the appraisal. The management plan will be reviewed on a five yearly basis in order to ascertain its effectiveness and make any further recommendations for action. Aims and Objectives of the Management Plan

Aims

• To inform professionals and members of the public with an interest in the Central Christchurch Conservation Area of the intentions of the Borough Council to secure the preservation and enhancement of the conservation area. • To inform and involve the community in the decision making process • To instil a sense of pride for Christchurch as a place to live, work and visit. • To identify areas that need guidance or further planning controls to protect the historic environment of Christchurch • To set up a framework of review and monitoring on which to measure the success of the management plan Objectives

• Identify the need for further planning controls in the conservation area by specific reference to:

ο Article 4(2) directions ο Section 215 Notices ο Regulation 7 directions

• Where appropriate draw up enhancement strategies to reinforce the character of the conservation area

73 • Encourage the sympathetic redevelopment of buildings or sites which detract from the character or appearance of the area • Regularly review and monitor the effect on its character of changes in the area, and take rapid action to deal with current problems • Produce additional guidance where necessary, for example a shopfronts design guide.

Heritage Audit A photographic record of all buildings within the conservation area will be undertaken. Each photograph will be referenced, signed and dated. This work will be invaluable in future enforcement issues and to measure the change / improvement to the conservation area throughout the time of the Management Plan.

Article 4(2) Directions

Introduction Under Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995, planning permission is granted as ‘permitted development’ for a range of minor developments subject to limits and conditions designed to protect the amenity of the environment. Due to the sensitive nature of conservation areas and the fact that such ‘permitted development’ in this environment could be harmful to the character of the area, these ‘permitted development rights’ are more restrictive in a conservation area. This includes:

• The addition of dormer windows to roofslopes • Various types of cladding • The erection of satellite dishes fronting the highway • Installation of radio masts or radio equipment with a volume of more than two cubic metres • Restricting the size of extension to dwellings houses and industrial premises. Article 4(2) of the General Permitted Development Order (GPDO) enable local planning authorities to make directions withdrawing the permitted development rights given under the order. These rights should only be withdrawn where there is firm evidence to suggest that permitted development is likely to take place which

74 could damage the character or appearance of a conservation area, and which therefore should be brought within full planning control in the public interest. There are various areas where permitted development rights may be taken away. These generally materially affect the external appearance of dwelling houses in the conservation area. Examples would include:

• The erection, alteration or removal of a chimney • Various kinds of development fronting a highway, waterway or open space • The construction of an external porch • The painting of the dwelling house • The construction of a building or enclosure within the curtilage of a building • Alteration including partial demolition of a gate fence or any other means of enclosure Process Christchurch Borough Council has identified through the conservation appraisal a number of areas which would benefit from Article 4(2) directions. In each case, separate consultation will need to be undertaken with local residents. A guidance leaflet is to be produced to explain the implications of the Article 4(2) direction. Potential Article 4(2) directions have been identified in a schedule contained in Appendix A

Boundary revisions Following the appraisal process and after public consultation it is considered that the present boundary is appropriate and reflects the architectural and historic importance of the town of Christchurch. A number of suggestions were received for potential extensions but none were considered to fulfil the criteria for designation as set out in Planning Policy Guidance Note 15: Planning and the Historic Environment. There is no intention to amend the boundary of the conservation area at present. This will be reviewed if further information comes to light which would change the significance of these or other areas. Proposals for enhancement This section highlights a number of possible areas for improvement and enhancement. It should be read in conjunction with the 12 Action Plans of the adopted Town Centre Strategy (Nov. 2004), Christchurch Borough Council.

75 1. Priory Precinct The understanding and interpretation of the historic significance of the Priory Precinct is a crucial part of Christchurch and its sense of place. The walls provide a very strong link with the past and are enjoyed by residents and visitors alike although their significance and role in the shaping of the town are not appreciated or exploited. The walls and guardrobe tower need urgent attention and future management arrangements are required to control the extent of intrusive vegetation (Ivy) and protect the surviving elements from weathering and further erosion. Parts of the Priory Wall could be considered as being at risk from permanent damage. Work of consolidation needs to be undertaken immediately to halt this process of decay. Proposals:

• Ascertain the ownership of various elements and enter into discussion with owners • Encourage the adoption of a management regime to include regular maintenance and repair of the built structures • Undertake a programme of repair work (with support from English Heritage) • Seek partnerships with owners and other organisations and arrange for the interpretation of these valuable survivals. • Explore the potential for archaeological investigation to further inform the understanding of the heritage asset. 2. Castle and The Constable’s House The relationship that the Castle has with the town and its evolution is at present underutilised and needs to be considered in addition to its important functional relationship with The Constable’s House which is also not immediately apparent. The management of both the Castle and The Constable’s House has to strike a balance between access, and aesthetically acceptable solutions to dealing with vandalism and trespass while improving the interpretation of these monuments. The discussion continues as to the long-term future management of these structures and whether some form of rebuilding would provide a better opportunity for future conservation. At present the structures are managed as ruins. There is, however, the real threat of loss of historic fabric through continued vandalism and abuse. The valuable survival of these important elements of the history of Christchurch which have had such a profound and lasting effect on the town’s evolution cannot be underestimated. The management, future interpretation and improvement of the setting of these structures needs very careful and long-term consideration.

76 Proposals:

• Enter into discussion with stakeholders (private owners, English Heritage, CBC) • Improve the historic interpretation of these monuments and the relationship between them. • Produce a series of proposals for their future management for public consultation.

3. High Street This part of the conservation area needs to be carefully reviewed. Increasing pressure from a diverse group of users with the additional impact of a thriving weekly market could, if not carefully managed, have a significant impact on the character of the High Street. Particular attention needs to be paid to the addition of any further signage or traffic regulation. Given the emerging requirements of the weekly market and the constant conflict between buses, cars and pedestrians in the High Street, the management plan needs to address these emerging user groups with the desire to rationalise the High Street whilst improving the general appearance of surfaces, crossings, pavements, street furniture, lighting and signage. Proposals: The High Street from Fountains Way to Church Street / Castle Street junction should be the subject of a comprehensive review which should focus on:

• Street surfacing • Pavement materials and finishes • Co-ordination and rationalisation of all street furniture • Co-ordination, rationalisation and where necessary removal / redesigning of signage • Re-positioning and redesigning of bus shelters and bus stops • Introduction of a 20mph speed restriction • Removal of planters • Repositioning and reallocation where necessary of parking bays

77 4. Church Lane The narrow nature of this lane can be a potentially hazardous place for the pedestrian and this lane could benefit from some careful intervention to slow traffic and provide some form of ‘sanctuary’ for the pedestrian. The scale of the street is such that it could lend itself to a more traditional surface finish. This area could read as a shared surface thus slowing the speed of the car. Proposals:

• Identify the opportunity to use a traditional material for the street surface; possibly granite setts or similar • Create a pedestrian walkway by the use of a change in materials.

5. Quay Road Quay Road presents a grander scale, denoted in the history of use and the proximity to the Priory Church. The widened nature of the road at this point accentuates the use of tarmac in this part of the conservation area. This significantly detracts from the high quality of the townscape and local views through this part of the conservation area, and towards the setting of important Grade I and II* listed buildings and Scheduled Monuments. Proposals:

• Resurface the road with a more sympathetic material more in keeping with the historic setting.

6. Druitt Gardens Druitt Gardens performs an important role in forming a softened backdrop to the commercial character of the High Street. It is, however, an underused asset which needs to be carefully integrated back into the town. Development and management of this area should have regard to the role of the trees in buffering the housing area to the west and views of the Town Centre. In addition, Druitt Gardens has the remains of the North West corner of the Saxon defences. This is designated as a Scheduled Monument. Christchurch Borough Council and English Heritage are keen to promote some form of historic interpretation for this part of the town.

78 Proposals:

• A separate management plan be drawn up for Druitt Gardens • The gardens be better integrated into the town centre with more attractive and secure routes through • Funding sought for the interpretation of the historic significance of the above and below ground archaeological survival of the Saxon defences • New development on the edge of the gardens be encouraged to have a positive, open frontage to the gardens

7. Priory Car Park The locating of a hard surfaced car park within the Priory Precinct has compromised the setting of former Priory outbuildings. The use of tarmac within this area has eroded the historic character of the area. Similarly the use of unsympathetic materials for the repointing and repairing of stonework could and has in places compromised the character of buildings or structures. Proposals:

• Resurfacing of the Priory Car Park with a more sympathetic surface material. • Explore the potential for archaeological investigation to further inform the understanding of the heritage asset.

8. Saxon Square Saxon Square has floor treatments which are dated and require replacement. What is potentially an exciting space and the setting of a listed building is underutilized and does not possess a sense of civic pride or feeling of arrival in Christchurch. Proposals:

• Resurface Saxon Square with local materials • Co-ordinate and commission bespoke street furniture for the square

9. Power lines across the water meadows of the River Avon The electricity power lines and pylons travelling across the water meadows have a major negative impact on the wider setting of the conservation area and the town.

79 They can be clearly seen in views towards and out of the conservation area. Proposal: Open a dialogue with the power company(ies) concerned to explore the possibility of burying these power lines and removing the pylons.

Development opportunities

1. Pit Site Car Park and Magistrates Court Site The Magistrates Court Site Development Brief prepared by Christchurch Borough Council outlines in detail the aspirations for this site. Comprehensive development of this site in line with the development brief would enhance the street scene and tighten the, at present, loose townscape. It would also help knit the fabric of the town back together by improving the visual and physical links between Bargates and the High Street. This would have significant enhancement potential for the conservation area and its important boundary with Bargates. Action: Actively encourage and pursue the redevelopment of this site in line with the development brief. 2. Health Centre, Saxon Square This building does not make a positive contribution to the character and appearance of the Christchurch Central Conservation Area. Its scale and detailed design do not relate to the scale and grain of the historic core of the town, neither does the building act as a suitable gateway or introduction to the town for the visitor (Figure 26). Comprehensive redevelopment of the site could achieve some significant improvements to the approach to the Figure 26: Health Centre town and provide much needed residential units, for example in a mixed used development. Action: Enter into discussion with the owners to agree a way forward. Use of the

80 Local Authorities powers to facilitate redevelopment if necessary. 3. Wick Lane Car Park Wick Lane funnels the eye towards the compact historic core from the west and is a tightly enclosed townscape at the east end with its junction with Church Street. This enclosure continues for the upper part of the lane but falls apart at the Wick Lane car park entrance. This over engineered junction combined with the openness of the car park provides for an unfortunate space leak which has potential for significant improvement with carefully planned development. Action: The area of land adjacent to Wick Lane forming part of the car park is owned by Christchurch Borough Council. This parcel of land should form the subject of an open RIBA design competition to seek solutions to this site whilst addressing the loosening of the townscape at this point. This will need detailed discussion with the Highways Authority to seek improvements to the junction which involve reducing its size.

4. Kings Arms Car Park The car park to the east and north of the Kings Arms public house is a very poor space in townscape terms and does not contribute positively to the character of either Ducking Stool Lane or Castle Street. In addition, the buildings and extensions to the rear of the Kings Arms detract from the character and special interest of this grade II listed building. There is significant opportunity for redevelopment, with the possibility of opening up the mill stream for pedestrian access and generating a new sequence of spaces, whilst creating attractive links between at present disparate parts of the town. Action: The owners should be actively encouraged to pursue options for redevelopment of the site and improvements to the Kings Arms including the removal of unattractive, poorly designed buildings to the rear.

5. Cornfactor site The Cornfactor building makes a very important contribution to the character and appearance of Central Christchurch Conservation Area. Unfortunately there is an extant approval for its demolition. Any future proposals for this site should seek the retention of this important building and its immediate setting.

81 The Cornfactor building (Figure 27) should form a key part of any redevelopment proposal which should also pay due regard to the openness of Druitt Gardens and the garden’s sensitivity to the scale of building along its edges. Action: The owners are to be actively encouraged to produce a scheme which retains the Cornfactor building and develops a mixed use proposal which also has a positive relationship with Druitt Gardens and any other related sites.

6. The Lanes development The proposal to create a mixed use scheme incorporating the Banks Close car entrance to the High Street and buildings to the south, formed part of a draft development brief in 1995. The principles of creating an interesting mixed use development taking the form of traditional lanes and carefully integrating with existing historic buildings and boundary treatments is sound and could be very beneficial and complementary to the town. Action: Seek a positive dialogue with landowners with a view to producing a development brief linking this site to the Cornfactor site and the management and future of Druitt Gardens as an attractive and well managed green space in the heart of the town. Figure 27: The Cornfactor building

7. Redevelopment of High Street shopping arcade. The 1950s shopping arcade (which incorporates the town’s Post Office) on the corner of the High Street and Wick Lane replaced a fine eighteenth century house. It is a key site in the conservation area and could benefit from wholesale redevelopment to include the sorting office to the rear of the post office. Action: In combination with discussion with the owners a detailed planning brief should be prepared using public consultation to reach a consensus on the future of this important site.

82 This should form a key element in the proposed Town Centre Action Plan to be carried out as part of the Local Development Framework.

Policies/recommendations for new buildings (generally smaller infill sites) This guidance provides generic advice for smaller developments up to approximately 5 - 8 housing units. Sites of a larger number will require considerable pre application negotiation and may be the subject of design briefs. Some small developments may be in such sensitive locations that they may require a concise brief from the Local Authority. In all cases a Design Statement will be required to accompany the application drawings. Where a Character Appraisal exists for a Conservation Area, this must be consulted by the applicant’s agent, the developer and the planning officer, as it will assist in setting the context of the development. It is strongly advised that all parties visit the site and it’s setting. The setting will vary in virtually every case, but as a guide it should be taken as the area from which the site can be seen and the surroundings seen from the site. The setting can also be defined as the general pattern of uses in the vicinity. These may vary on each side of the site. It is important to consider specifically: surrounding skylines; rooflines; landmarks (for example, church towers); or if the development will have an impact on cherished views of the landscape or “signature” skylines. The surrounding built form should be appraised: - What are the typical sizes and shapes of building plots? Are these uniform or varied? If varied, consider largest and smallest types. - How do buildings relate to the back edge of the footpath or carriageway? This factor alone can help to assimilate new buildings into the streetscene. - Are the buildings in the street freestanding, or are they in small informal groups or more regular terraces? - Are buildings linked in a particular way, for example with boundary walls? - Do the buildings generally have their main ridgeline parallel to the street or at right angles? - Are the buildings generally “grand” or modestly proportioned and styled? - The character of the front boundary walls or fences is an integral part of the character of the area.

83 - Identify the predominant materials and colour of material in the area and if any are unique. • The character of the site should be considered. The boundaries should be noted, especially if they comprise hedgerows, mature trees, vernacular walls, fences or railings. • The access point to the site will have to be agreed. Generally, care should be taken to minimise any damage to front boundaries through the uncritical imposition of sight lines which may have the effect of removing most of a boundary. • Consider potential assets on-site, such as the lie of the land, areas of shelter and sunny aspect, existing structures such as buildings or walls, trees or hedgerows which might be incorporated into the scheme. • Develop a Design Concept. This should include: What is the role of this development within the setting? - Is this a gateway or other edge development on the approach or periphery of the site? - Is it a focal point development terminating a view or providing a skyline? - Is the site at a pivotal point in the townscape, turning a corner from one type of development to another? • The frontage part of the development should in virtually every case face outward to the streetscape, unless there are compelling reasons not to do so. • The character of the development should be determined by layout and provide an appropriate sense of identity and enclosure. A sequence of spaces and places should be considered – from major to minor space, from formal / symmetrical or informal? • The design should avoid any inappropriate suburbanising of the proposals through deep or irregular house plan, fussy elevations, spacious set backs from the building line, dwarf wall boundaries and inappropriate spacing between buildings. • Design considerations such as window proportions, subservience of elements such as garages, roof type (gable end or hipped), roof pitch, projection or recession and choice of materials, which should derive from the character of surrounding buildings forming the setting. • Contemporary solutions may be appropriate if it can be demonstrated that they derive from a comprehensive appraisal of the setting and site

84 Traffic management / street improvements The emerging work on parking and access in the town will be a significant driver of future proposals for traffic management in the town. In line with many other historic towns, there are opportunities for traffic management schemes which reduce the amount or direction of traffic into and out of the town. The key is to integrate proposals for enhancement with the opportunities that traffic management might afford. Of particular importance is the possibility of altering the flow of traffic through the High Street and subsequent connected streets. Reducing traffic to one way for example on the High Street would reduce the number of bus stops and provide significant opportunities for break out areas and mini squares to be created. Action: The parking and access audit should be closely integrated with possible proposals for enhancement, with particular reference to the High Street. Serious consideration should be given to the possibility of changing the traffic flows through the town to ultimately:

• Improve the setting of listed buildings • Make for a more pedestrian friendly town centre • Reduce the amount of traffic pollution in the centre of town • Create the opportunity for break out areas and potential mini squares along the High Street

Outdoor advertisements The High Street in particular has suffered from the loss of historic shopfronts and the proliferation of unsympathetic and inappropriate signage. Corporate signage and styles, and illuminated signage make for often inappropriately scaled signs and finishes, and fussy or overlarge methods of illumination. The collective impact for this type of signage can be very detrimental to the historic character of the High Street Of particular concern is the perpetuation of poorly designed signage which does not relate to the host building. To break this cycle it is proposed to prepare a design guide for best practise which will recommend the use of planning powers where it is considered that a sign is inappropriate.

85 Action: Prepare design guidance for adoption as Supplementary Planning Documents

Reinstatement of architectural features

Shopfronts One of the most important aspects of the commercial core of an historic town is the way in which the buildings, historic or otherwise, address the street. There is a degree of civic pride in providing high quality ‘windows’ to the High Street. Presently there are a number of shopfronts which significantly detract from the character and appearance of the conservation area. The use of modern materials combined with oversize fascias with oversized signage is detrimental both to the character of the host building and the character and appearance of the historic streetscene. Figure 28: Proliferation of signage

Christchurch Borough Council is keen to reverse this trend and will actively encourage the reinstatement of historic shopfronts using traditional materials where appropriate. In addition the Borough Council will take action, where it is within their powers, to remove dutch blinds, internally illuminated signage, surplus signage, ‘A’ boards and temporary banners (Figure 28). Action: Prepare design guidance for adoption as Supplementary Planning Documents.

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88 BIBLIOGRAPHY & REFERENCES

Borough Character Assessment Adopted 2004 Christchurch Borough Council Borough of Christchurch Local Plan Adopted March 2001, Christchurch Borough Council Buildings of England: Hampshire and the Isle of Wight, Nikolaus Pevsner and David Lloyd, 1967, Penguin, London Christchurch: A Pictorial History (1994) Christine Taylor, Phillimore, Sussex Christchurch: The Golden Years (2003) Michael A Hodges Conservation Area Appraisals, English Heritage (March 1997) Conservation Area Practise, English Heritage (June 1995) Excavations at Christchurch 1969-80, Dorset Natural History and Archaeological Society, monograph 5 1983 Excavations at Christchurch 1981-83, Dorset Natural History and Archaeological Society Proceedings, vol 105 Susan M Davies Planning Policy Guidance Note 16: Planning and Archaeology (November 1990) Planning Policy Guidance Note 15: Planning and the Historic Environment (September 1994) The Makers of Christchurch: A Thousand Year Story (1999) Michael Stannard, Natula, Christchurch The Pattern of English Building (fourth ed. 1987) Alec Clifton-Taylor, Faber and Faber, London Town Centre Strategy (Christchurch Borough Council) Adopted November 2004 Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990

Maps Ordnance Survey 1st , 2nd and 3rd edition maps 1893 Ordnance Survey map

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90 APPENDIX 1 : MAPS

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Produced by Christchurch Borough Council.