570 Bayston Hill – a Case Study of Village Suburbanisation

APRIL 2008 Online 570 Geofile Sally Garrington BAYSTON HILL - A CASE STUDY O F VILLAGE SUBURBANISATION Introduction Figure 1: The cycle of urbanisation During the second half of the 20th Large scale rural–urban century, many towns and cities in MEDCs experienced widespread migration counterurbanisation, part of the cycle of urbanisation. Counterurbanisation is defined as the movement of an urban population away from cities and Urbanisation large towns to small towns or villages in the surrounding areas in order to achieve a perceived improvement in their quality of life. This movement Re-urbanisation Suburbanisation was started by wealthier families who bought houses in villages, often on a large plot, and commuted back to the town/city for work. However, from the 1960s in the UK many villages near Counter-urbanisation large towns were increased in size by the building of large (when compared to the scale of the original village) housing estates. People, mainly the plain. From Norman times most families, wanted houses with larger GeoFile Series Figure26 Issue 2: 3 Model of a suburbanised of the village area was the Forest of gardens, and often houses on these Fig 570_01 Mac/eps/ivillagellustrator (after 11 s/s Hudson) Lythwood, but by the 18thNELSON century THORNES PUBLISHING village estates were cheaper than much had been cleared. LythwoodArtist: David Russell Illustration comparable houses in the nearby Main Hall, built in1782, was the centre of towns. This influx of new residents route the Lythwood estate which was largely often changed the character of such agricultural. villages and put severe strain on the infrastructure such as schools and access roads. The Common, of which there is only a small remnant on the eastern side of Figure 2 shows a model of the the village, extended along both sides morphology of a suburbanised village of Lyth Hill and Lythwood Roads. - a village that is close to a large town, This remnant now forms the heart of in or near the rural-urban fringe, the old village but it is separated from Main which has experienced a rapid rise in the majority of today’s settlement by route population. Such a village is Bayston the main trunk road, the A49 (Figure Hill in Shropshire, a suburbanised 4). The village of today began as a village 4.8km south of the county squatter settlement by landless town of Shrewsbury. It (along with peasants who started farming the Key several others) lays claim to being the common land in the 18th century. In Original core largest urban village in England, with the 19th century there was some Infill a population of about 5500 in 2007. migration as men came to work in Ribbon development local coal mines, limestone quarries Recent developments and in the rope works. Later, in 1844, History of Bayston Hill until a church was built adjacent to the 1960 eastern common and this was joined working in the countryside. The old The village of Bayston Hill developed four years later by a school for the school was used until 1956, when it poor children of the parish. These moved toGeoFile new premisesSeries 26 Issinue 3 at a gap in a ridge which leads from Fig 570_02 Mac/eps/illustrator 11 s/s the North Shropshire Plain towards buildings still exist although they now LongmeadowNELSON THOR Road.NES Up PUBLI untilSHING the the South Shropshire Hills. Most of have a residential use. In the 1901 1960sA thertist: life Dav ofid theRusse villagell Illustra centredtion the surrounding landscape today is census the population of the village around the church and the school on farmland and for much of the village’s was 870, and it only began to increase the Common, with a few houses along existence, it was agriculture that in the late 1950s. During the first half the A49 including public houses to provided the majority of employment of the 20th century many individual serve travellers on the main route in the village. There is evidence of houses were built along Lyth Hill south to Hereford via Church very early settlement in the area, and Road, along the line of the old Stretton. Figure 4 shows a small there is an Iron Age hill fort at the common. Rural council houses were village whose core, including most of Burgs (Figure 4), which guarded the also built along Landsdowne Road to its services, was to the east of the A49. ancient routeway from the hills onto house farm workers and others

Geofile Online © Nelson Thornes 2008 April 2008 no.570 Bayston Hill – A Case Study of Village Suburbanisation

Figure 3: Location of Bayston Hill

To Whitchurch

To North wales A49 N

River A5 Severn

A5 ENGLAND

Shrewsbury F To Telford & West midlands M A5 WALES Shropshire

Bayston Hill River Severn

Key A49 0 200 km Shrewsbury M Meole Brace Retail Park F New football stadium To Ludlow, Hereford

Post-1960 under 2000 but by 1971 it had risen Employment in the village dramatically to 5345. One long-term In 1961 limits to the development of resident stated at this time that Places of employment within the Bayston Hill were decided by the village include the Tarmac quarries, ‘We’ve beenGeoFile invaded!’ Series 26 Issue 3 local authority, but these limits Fig 570_03 Mac/eps/illustrator 11 s/s where 45 people are employed but allowed for the building of 1870 NELSON THORNES PUBLISHING houses on greenfield land, a decision FigureA 4:rtist: Sketch David mapRusse showingll Illustration morphology of Bayston Hill that would dramatically change the village. 1520 of these new homes had been constructed by 1971, set on large, relatively uniform estates. The 9 N 5 new developments were to the west of the A49 and so the centre of gravity of the village began to move away from the old core around the common. Most of the houses were semi- 4 detached three-bedroom homes for 8 families, along with a range of larger 2 1 detached houses, built using standard bricks and not local materials. Young 6 couples and families were attracted to the new housing as the village was convenient for working in 3 Key Original core of village Shrewsbury and also there were good including original church communication links to Telford and 7 and school Isolated older houses, the West Midlands. The character of same date as core the village changed with this huge Ribbon development influx of people, most of whom did early 20th century Modern housing estates not know each other. A second post 1960 primary school was built and for the Infill first time not all the children of the Key to numbers Site of proposed low village were educated together. A 1 The Burgs – Iron Age hill fort. cost housing 2 The Common – core of the village. Old church and school located here. S Modern primary schools parade of shops was eventually built 3 Railway line to Newport, Gwent. Built 1854. CC Replacement Christ to serve the new community, to be 4 Rock quarry – now owned by Tarmac. Church – 1983 5 A49 trunk road leading from Shrewsbury south to Hereford. MC New Methodist chapel – 1970 joined later by a branch library. In 6 Lythwood Hall – 18th century house. Estate much older. 1983 Christ Church moved onto 7 Lyth Hill Road leading up to Country Park of Lyth Hill. Local beauty spot. church-owned land within the new 8 Parade of shops – built late 1960s/early 1970s. 9 Green space beyond the village boundary, between the village and the town of estates. In 1961 the population was Shrewsbury. No development except for “permitted exceptions” such as low-cost housing.

GeoFile Series 26 Issue 3 Fig 570_04 Mac/eps/illustrator 11 s/s NELSON THORNES PUBLISHING Artist: David Russell Illustration April 2008 no.570 Bayston Hill – A Case Study of Village Suburbanisation only eight of them are from the village was realised that although the village Problems and challenges itself. Apart from serving in the shops was the size of a small town, there was and takeaways, there are jobs within a very little for young people to do in In 1981 the villagers were asked about large accountancy firm, the local the evenings after school without their concerns, and what emerged was garage, an architect’s office, the having to travel to Shrewsbury. This that the village as a whole felt that doctor’s and dental surgeries, two car and other developments have enabled development had been too sudden and dealerships and two building firms. the village to feel like a separate on too large a scale. It was also felt that However, from Figure 6, it can be community from Shrewsbury and not there were not enough facilities in seen that most people (37%) travel just a ‘dormitory’ settlement, where order for a village the size of Bayston between 2 and 5km for work, which people only return home to sleep and Hill to provide for its residents. Much usually means Shrewsbury. Over 75% play no part in the life of their local has been done since then to create new, of people work outside the village community. and upgrade old, facilities, especially area, which has grown markedly since those for young people. No further the 19th century. Scout and Guide groups are run in a large development has been allowed specially-built hall near the and, with one notable exception, only Services in the 21st century Glebelands open space near the new infilling has been carried out since the church. The Memorial Hall is 1980s. The Local Plan has created As can be seen from Figure 7, there situated near the A49 and was built as tightly drawn boundaries to encourage have been great changes in the a village hall in commemoration of development within the county town of services provided within the village the villagers who died during World Shrewsbury, especially on brownfield over the years. Today the services War One. It has been extended and sites. However the new A5 bypass continue to change. The two small refurbished on several occasions since around Shrewsbury has been built on banks have closed due to and is the main community venue. Of the green land between the town and ‘modernisation’, and the wool and the social and activity groups, 37% use Bayston Hill. At the point where the hardware shops have been replaced by the Memorial Hall, 17% use the A49 intersects with the A5 near the an accountancy firm. One of the small church hall of Christ Church and 16% village there has been considerable grocery shops at the western edge of use the hall of the Methodist Church. retail development. There is a large the village has closed and has been However, 30% meet elsewhere, Esso service station that also sells converted to residential use. The mainly in Shrewsbury. groceries, a Travelodge and an village now has three Chinese associated Little Chef as well as the takeaways as well as a chip shop. The There is a bus service to Shrewsbury well-established garden centre that has coming of the Meole Brace Retail every half hour which runs until late been on the site for over 30 years. It is Park along the A5, south of evening, but many people now choose felt that this will lead to more pressure Shrewsbury, in the mid-1980s, with to use the park and ride facility for development on the green land Sainsbury’s as the anchor store, adjacent to the Sainsbury’s store. In between the A5 and the village as the signalled a change for the shopping the 1980s the single exit from Bayston need for housing in the county grows. parade. Most villagers now carry out Hill onto the A49 was seen to be their major food shopping outside the totally inadequate and there were long The village has the highest level of village, although 97% still use local queues to leave the village during owner-occupancy (see Figure 6) in the shops on a regular basis, with rush hours. A second exit, further county of Shropshire and has very few convenience being cited as the main north, was created at this time to houses for rent. The village’s reason. There is a Spar supermarket relieve the pressure. Shrewsbury population structure is ageing. Those which offers a wide range of goods, offers cinemas, a wide range of young adults with families who moved although generally at higher prices cultural and sporting activities and in during the 1960s and 1970s have than Sainsbury’s 3km away. The will soon offer a new riverside theatre. aged and remained in the village -the greengrocer and the baker initially Many of Bayston Hill’s residents number of people over the age of 60 is saw a large drop in trade when enjoy using some of the village increasing and a different balance of Sainsbury’s opened, but both have activities as well as those of services will be required in the future. since revived and many people again Shrewsbury, but feel that the village is buy these goods locally. a separate settlement and not an At present it is unlikely that there will outlying suburb of the town. However be further large-scale development in The pubs in the village are well- all children have to leave the village the village, as there is limited access supported, especially the older three in order to attend secondary school, (two junctions) onto the A49. What which are situated along the A49. The either in Meole Brace, a suburb of people are worried about is Beeches pub was built within the Shrewsbury, or Church Stretton a development by stealth. With the westward expansion of the village in small town to the south. Medical affordable housing being built outside the early 1970s and is dominated by a facilities include the Beeches Medical the planning envelope and the large expanse of car park. The pubs Practice which serves most of the suggestion that the retail area around offer quiz nights and some live villagers plus an NHS dentist whose the garden centre and the Esso garage entertainment. To the west of the premises are on the shopping parade. may be extended and have its own village are the Stanley Parker Fields, a There is a hospital 6km away on the junction onto the A5, along with the large recreational area including a outskirts of Shrewsbury. bypass now cutting through the green fishing pool, community woodland, space between the two settlements, bike track, basketball and tennis The green space between the town residents can see that it would be all too courts and a bowling green. A more and the village help maintain this easy for future housing development to recent addition has been a feeling but it is this rural-urban fringe fill in the gap between Shrewsbury and skateboarding facility. These facilities area that is coming under pressure. Bayston Hill, and for it to cease to be a were first developed in the 1980s as it completely separate settlement.

Figure 5: Changes in service provision Figure 6: Bayston Hill Parish profile, based on 2001 census 1811 1843 1929 1971 1980s Population: 5247 General grocers Church 3 public houses 2 primary schools (new since 1970s) Number of households: 2103 Blacksmith 2 chapels butcher church Post Office Wheelwright Post Office Commercial dairy 2 chapels Bakers 23% of the population are aged 45- Painter and glazier Blacksmith Boot maker 2 small grocery shops Bus 59. (Nationally 19%) Wheelwright Jones’ Garage 1 small supermarket Library Butcher Midwife 2 branch banks 18.4% are aged over 65. (Nationally (limited opening) 16%) Shoemaker Motor agent 4 public houses garage Only 30% households have Tailor Grocer 2 butchers surgery dependent children. Beer Retailer Post Office greengrocers playground 3 Public Houses 2 building firms 2 hairdressers 45% households own home Omnibus proprietors Carpenter 2 newspaper shops outright. (Nationally 29%) Shop Painter Toy and wool shop 45% households own home with Shoemaker Hardware shop mortgage. (Nationally 38%) Church 2 building firms 2 chapels Fish and chip shop 21% are educated to at least first Village hall Village hall degree level. (Nationally 19.9%) 37% of residents who are employed travel between 2 and 5 km to work. Llandudno, Oxford, London and (Shrewsbury- 4.8 km away) Affordable housing Leeds. Although the number of people One development is being allowed born and bred in the village remains 23% of residents who are employed outside the planning envelope on the small, many of the newcomers settle in travel between 10 and over 60 km western edge of the village. This has to village life and participate fully, to work. caused consternation amongst even though the village is larger than 67% travel to work by car. residents, but the development is for many small towns! The village cannot (Nationally 55%) 14 houses in an affordable housing provide much employment but it does scheme, a need which residents had more than just offer a dormitory for 33% of households have 2 cars. identified when questioned for the the workers of Shrewsbury. As (Nationally 24%) sustainability becomes ever more Village Plan (2006). A majority of 12% of households have no car. important in urban planning, residents (68%) thought that the (Nationally 27%) village needed to attract more young settlements such as Bayston Hill, families in order that services such as within the rural-urban fringe but 25% of residents are employed as the schools could survive. However, separate from its nearby large managers or in professional although 28% said their children neighbour, offer a more rural way of occupations. (Nationally 26%) would probably have to leave the living but yet with public transport 14% work in associate village due to a lack of affordable access to work and the pleasures professionals and technical housing, 89% did not want any offered by a large town. The occupations. (Nationally 14%) building beyond the village’s present Shropshire and Telford and Wrekin boundaries. The proposed Joint Structure Plan 1996-2011 states: 54% housing is semi-detached. development is to be allowed under ‘Most development shall take place in (Nationally 32%) the Rural Housing Exceptions or on the edge of the principal growth legislation, which states that such areas of Telford and Shrewsbury.’ 38% housing is detached. legislation can be allowed if: Many people in villages around (Nationally 23%) Shrewsbury, and the townspeople • The development is immediately themselves, feel that a continuously adjoining the development outward growing urban settlement boundary of the settlement. would not be best for any of the • There is a proven local need. communities involved. • Occupation is by those with a declared need. • It does not detract from the settlement in terms of scale or design. F ocus Questions

1. What are the advantages and disadvantages of the development of The future suburban villages in the rural-urban fringe? The village has a wide range of activities based within it, including an 2. What are the pressures in villages in the rural-urban fringe? annual pantomime written and performed by the villagers. It has a 3. Using a named example, outline to what extent suburban (dormitory) successful free village magazine, and villages are sustainable. the Village Association arranges trips several times a year to places such as 4. To what extent is Bayston Hill a typical suburbanised village?