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Site of the Former Retreat, Market Place, Abridge, Essex Heritage Impact Assessment

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Site of the Former Retreat, Market Place, Abridge, Essex Heritage Impact Assessment Site of the former Retreat, Market Place, Abridge, Essex Heritage Impact Assessment November 2016 THE RETREAT, ABRIDGE, ESSEX – HERITAGE IMPACT ASSESSMENT – NOVEMBER 2016 1. INTRODUCTION 2. SITE LOCATION, HISTORY & CONTEXT 3. DESCRIPTION OF PROPOSED DEVELOPMENT 4. IMPACT ASSESSMENT UPON HERITAGE ASSETS 5. ASSESSMENT OF THE PROPOSED DEVELOPMENT AGAINST POLICY CRITERIA IN THE RELEVANT PLANNING POLICIES 6. CONCLUSION TOWNSCAPE: CHARTERED TOWN PLANNING & HERITAGE CONSULTANTS LTD 2 THE RETREAT, ABRIDGE, ESSEX – HERITAGE IMPACT ASSESSMENT – NOVEMBER 2016 Townscape: Chartered Town Planner & Heritage Consultants Ltd The Old Pharmacy 13 Emesgate Lane Silverdale Lancashire LA5 0RA 01524701537 / 07583152804 [email protected] / www.townscape.org.uk November 2016 All rights in this work are reserved. No part of this work may be reproduced, stored or transmitted in any form or by any means (including without limitation by photocopying or placing on a website) without the prior permission in writing of Townscape except in accordance with the provisions of the Copyright, Designs and Patents Act 1988. Applications for permission to reproduce any part of this work should be addressed to Townscape [email protected]. Undertaking any unauthorised act in relation to this work may result in a civil claim for damages and/or criminal prosecution. Any materials used in this work which are subject to third party copyright have been reproduced under licence from the copyright owner except in the case of works of unknown authorship as defined by the Copyright, Designs and Patents Act 1988. Any person wishing to assert rights in relation to works which have been reproduced as works of unknown authorship should contact Townscape [email protected] Townscape asserts its moral rights to be identified as the author of this work under the Copyright, Designs and Patents Act 1988. TOWNSCAPE: CHARTERED TOWN PLANNING & HERITAGE CONSULTANTS LTD 2 THE RETREAT, ABRIDGE, ESSEX – HERITAGE IMPACT ASSESSMENT – NOVEMBER 2016 1. Introduction: continuous building lines with a good sense of spatial enclosure. The buildings within the conservation area are a mix of residential and Townscape has been commissioned to produce this heritage statement commercial and are principally two storey in height with their front edge and impact assessment upon The Retreat, Abridge, Essex to support a to the back of the pavement, plot frontages are narrow. A number of planning application for redevelopment of the site. listed buildings namely; Hall House, The Coach House (neighbouring property to site), The Blue Boar Inn, Roding House and The Maltsters Townscape is an independent built environment consultancy serving the Arms. public, private and community sector clients. We specialise in all aspects of our Historic Environment, Heritage, Planning and wider urban design and operate UK wide. 2. Existing site, context and historical use The site is commonly known as The Retreat and was more recently occupied as the Abridge Post Office. The building is located on Market Street, Abridge, Essex. The village of Abridge lies on the historically important coaching route between London and Chipping Ongar and has been an important crossing point of the River Roding for many centuries. The boundary of the Conservation Area includes the historic core of the village which is evident on the Chapman and Andre Map of 1777. Following approval of a previous planning application, the site of the former Retreat building has been cleared, yet development has not commenced. Historically the Retreat was a architecturally modest building in its appearance. Constructed in timber frame it was two bays wide with central doorway and two bays deep, the upper floor with three rooms.. The building dated from the mid to late 19th Fig 1 OS Map 1843 The site is located within the Abridge Conservation Area a heritage asset and its focus is upon the market Place, triangular in shape formed with TOWNSCAPE: CHARTERED TOWN PLANNING & HERITAGE CONSULTANTS LTD 3 THE RETREAT, ABRIDGE, ESSEX – HERITAGE IMPACT ASSESSMENT – NOVEMBER 2016 Fig 2 OS Map 1891 Fig 4 The Retreat c 1910 Fig 3 OS Map 1904 Fig 5 site of the former Retreat TOWNSCAPE: CHARTERED TOWN PLANNING & HERITAGE CONSULTANTS LTD 4 THE RETREAT, ABRIDGE, ESSEX – HERITAGE IMPACT ASSESSMENT – NOVEMBER 2016 3. Description of proposed development o Stage 1 – identifying the heritage asset and its setting The development as proposed seeks planning consent for a modification o Stage 2 – Assessment -to how or to what degree the setting to an already consented scheme. The revised proposals seek to enlarge makes to the significance of the heritage asset the proposed ground floor shop, modify and relocate the upper floor access and circulation spaces and the reordering of the internal spaces to o Stage 3 – Assessment of the effect of the proposed development the proposed flats/duplexes. The principal materials to be utilised reflect the locality and enhance the Abridge Conservation Area. Brickwork Stage 1- identifying the heritage asset and its setting would be yellow stock bricks, roofs flat with sedum green roofs and real I have assessed the site of the former Retreat which is now a cleared slate with conservation style roof windows, vertical openings would be vacant site, ready for development and fenced off with hoardings. fitted with white painted timber framed sliding sash double glazed windows, French doors to balconies would also be timber double glazed The Abridge Conservation Area is the primary heritage and traditional timber panelled front doors with fanlights are proposed to both residential ground floor entrances. All flats/duplex units will be Stage 2 – Assessment to how or to what degree the setting makes to the designed to Lifetime Homes standard. significance of the heritage asset; 4. Impact assessment upon heritage assets. Setting is an important and in some cases an overriding factor within conservation areas and this significance is principally, the street pattern The NPPF defines the setting of a heritage asset as ‘the surroundings in and layout, the arrangements of buildings, the spaces in between, trees which [the asset] is experienced. Its extent is not fixed and may change as and landscaping and open spaces, views and vistas. In relation to the the asset and its surroundings evolve. Elements of a setting may make a proposal, the proposal makes a full concession to these vital attributes. positive or negative contribution to the significance of an asset, may • Key views and vistas will be maintained and not interrupted. affect the ability to appreciate that significance or may be neutral’. • Trees and landscaping where evident will be maintained • Setting of adjacent or neighbours buildings will not be adversely This report is set out in a format that is recommended by Historic England impacted upon in Historic Environment Good Practice Guide in Planning Note 3 (2015). We have therefore split our report into three distinct stages. The setting of both the conservation area and the neighbouring listed building are inextricably linked. Impact on one impacts on the other. However, the approved scheme and the modifications/changes proposed do not negatively impact upon the setting of either the setting of the conservation nor the adjacent listed building. TOWNSCAPE: CHARTERED TOWN PLANNING & HERITAGE CONSULTANTS LTD 5 THE RETREAT, ABRIDGE, ESSEX – HERITAGE IMPACT ASSESSMENT – NOVEMBER 2016 Stage 3 – Assessment of the effect of the proposed development 134 of the NPPF. The design is of good quality and will introduce a new building that will Paragraph 134 of the NPPF states that ‘Where a development proposal complement other buildings in the immediate vicinity and contextually will lead to less than substantial harm to the significance of a designated aims to fit with older buildings. The building is seeking to be appropriate heritage asset, this harm should be weighed against the public benefits of to the overall context of the conservation area, they will enhance the the proposal, including securing its optimum use’. street scene and all matters of scale, height, massing and layout are dealt Government policy set out in the National Planning Policy Framework with using care and attention to its immediate surroundings. requires that proposed changes to the historic environment are based on a clear understanding of significance of any heritage assets and their Carefully thought out well designed new development, which respect the setting that are affected, providing information so that the likely impact character and take account of its visual impact can make a positive of proposals can be assessed. The statement of significance provided in contribution. It is unlikely that the proposed replacement development this report is carried out in accordance with the historic environment will change or alter the overall setting of the conservation area. policies in the NPPF and local planning policy, and is intended to aid the assessment of the planning application. Conservation areas can manage change and well designed new buildings can add diversity and quality to a conservation area. Due to the nature of Locally, Epping Forest DC Combined Local Plan and Alterations, (1998 and the replacement building being on the same plot as The Retreat, it is 2006) Policies in relation to the Historic Environment Policy HC7 and HC9 considered that the impact upon the setting on the conservation area will sets out its key policy considerations in determining applications,
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