Coleford Neighbourhood Development Plan 2017 APPENDICES Appendix D Site assessments D D Coleford NDP site assessment 1 ST JOHN’S CHURCH SITE ASSESSMENT FORM A: BASELINE INFORMATION Settlement Coleford Core Strategy Town Name Settlement Classification Site Name / St John’s Church Parish Name Coleford Address Boxbush Rd Coleford Glos GL16 8DN Gross area (Hectares) SHLAA Site reference SHLAA Capacity Assessment Not cited 2015 Current/recent uses Closed for regular worship 2016. Availability For sale, but Diocese has noted that use for a multi- purpose community building would be considered favourably. Site Planning History Way through by foot into Coleford House and Bowen’s Hill. The main access is off Boxbush Road, although has not been frequently used by vehicles. Building was assessed in the quinquennial review 2010 as needing much work to the fabric. That was costed later as being approx. £1.5m. There has been a survey by drone provided by Friends of St John’s which debates the degree of work needed. Closed for regular worship. Diocese is open to options eg multi-purpose building with potential for some worship. Community use is noted. The diocese is committed to providing a church building in Coleford. NB Church of Good Shepherd at Broadwell is within the parish boundary. Diocese has previously been in contact with the District Council about another potential site for a church. This site adjoins the Coleford House site, which is also available. The Vicarage opposite in Boxbush Rd is also owned by the Church. Note the character of the area eg villa shown in Bowens Hill on SJC1. SJC 1 Position and landmark nature of the building on the edge of the Town Centre and Conservation Area. This view in from FoDDC offices looking north over Newland St. The Church is Grade ll listed, see https://www.historicengland.org.uk/listi ng/the-list/list-entry/1211330 Using FODDC sites assessment template Site Assessment DESIGNATIONS & KNOWN CONSTRAINTS AONB YES NO Comments Forest of Dean YES NO Comments SSSI / SNCI YES NO Comments Conservation Area YES NO Comments Listed Buildings YES NO Comments: Grade ll listed. 1880 F.S. Waller, and 1885 chancel and transepts S. Gambier-Parry Recorded Archaeology YES NO Comments: Public Rights of Way YES NO Comments: private land, no ROW. The pedestrian rear access links to Coleford House and thence to Bowen’s Hill, but it is not a ROW and is in 2gether Trust ownership (which is for sale). Flood Risk YES NO ZONE Comments Services – wires & cables (if known) YES NO Comments: electricity will need check. Unsure on water availability. No sewage connection, though services in Boxbush Rd. Mining / Contamination – Map YES NO Comments: Fabric –see Diocese 2010 Quinquennial Review. No recent full structural survey completed Other Known / Recorded Constraints Comments Consecrated, but no burial ground on site See access later Boxbush Road, one-way street Original stone from octagonal Church is located in wall to left of entrance War memorials within the Church Rood Screen is of note Boxbush Rd is often busy, but cars park on both sides of the road. Parking is an issue in the road, potentially too narrow for emergency vehicles. The lower end is in the Conservation Area, and at the junction where congestion from tailback at Gloucester Rd traffic lights, and level of through traffic. SJC3 repairs required: no full survey, but parts SJC2 Southern view of nave. of roof valleys; some windows ; damp; update heating; no toilets. Using FODDC sites assessment template Site Assessment FORM B: ASSESSING SITE CONNECTIONS AND ACCESS Site: St. John’s Church Surveyors(s): S C and M Cox ; C Elsmore Date: 17.05.15 1. WALKING TO LOCAL FACILITIES Facility Estimated Route Observations and comments on safety and quality of route distance Quality Site Visit Notes/Record of Photos (metres) Shop 300m NB route is standard road with tarmac pavement, some of which is Good obscured by parked cars, some uneven (likely to be because of tree roots etc). Fair Very steep hill back up from town, especially carrying shopping. St John St is nearest shop, with supermarket other side of town Poor School 300 Level route, crossing at Victoria Rd needs care. School is Academy C of E Good Fair Poor Open 350 Space Good Angus Buchanan recreation ground, with play area and sports pitches/ pavilion at Gearge V is nearest public space uphill from here. Pedestrian Fair ROW direct via alleyway, or else longer by road Poor Bus Stop 350 Nearest is Market Place, choice of routes to Monmouth, Ross, Good Gloucester. People with mobility difficulties would find this impossible. Mobility scooters can work on pavements. Dial-a-ride works in the area. Fair Poor Any 600 Coleford House next door. Vicarage opposite. other Good The Main Place and Library are walkable for many people, giving facility community services, luncheon club, day care provision, some youth Fair services. Church services at St Mary’s High Nash Poor SJC4, 5 Entrance off Boxbush Rd. Note gates for carriage entrance central to wall would need widening for modern vehicles and angle for (limited) parking. Using FODDC sites assessment template Site Assessment 2. SITE ACCESS(ES) General quality of access Tick one Good:Easy access into the site and good roads approaching it. Fair:Poor access into the site but good approach roads, or poor access into √ the site and good approach roads. Poor:Poor access onto the site and poor roads approaching it. Number of Accesses, Type, Key Issues and Possible Mitigation SJC 6 path to rear to Bowens Hill in SJC 7 rear access with steps (3 external Coleford house ownership doors apart from main entrance). Double gates lead into Boxbush Rd, rarely used for vehicles. Boxbush Road is one-way and is often busy, but cars park on both sides of the road. There is no parking on site (though there is some space). Parking is an issue in the road of which the lower end is in the Conservation Area, and at a congested junction. 3. CONNECTIONS SUMMARY: Overall, how well connected is the site? Note key points in the site’s favour in terms of connections. Position means easily accessed, but busy junction in Conservation Area busier after 156 house site completed Tram road on boundary by pedestrian access to rear by Coleford House at much lower level. Path ownership is Coleford House. No car park in congested area. Neighbours park on the road. On edge of Town Centre, but steep walk uphill home Note the key points in terms of connections that would have to be addressed (mitigation) to make it a suitable site: Architecture of Church and listed status means restoration with any alterations needs careful planning/conservation. Multi-purpose community use/ artisan use possibly including use for worship on occasions (eg large funerals) would need wider vehicle access. Parking would need to be addressed urgently whatever purpose, whether as attraction or for community use. If for housing as instrumental to sustainable use, then number of units would reflect traffic movements. (Could be a few units accessed separately eg to lady chapel area?) Investigate links with Coleford House re walkway and parking. Photo 8 Sewage access is behind opposite buildings in Boxbush Rd, Bowens Hill Rd and also along Tramway. Overall pipe capacity to Newland is questionable NB no sewer known into the building. Using FODDC sites assessment template Site Assessment FORM C: ASSESSING THE SITE ENVIRONMENT Site:St John’s Church Surveyors(s): S C and M Cox ; C Elsmore Date: 17.05.15 1. SITE CHARACTERISTICS Landform: Flat Gently Undulating Strongly Undulating Steep Valley Valley Floor Plateau Observations/Notes/Record of Photos This is a large and focal landmark building on a key site. Seen from outside town and in most directions – see SJC 1, and below. It is sensitive because of its function, its position and its listing. It is approx. 5 feet above the level of Coleford House site adjoining, down the hill. (The site could be larger if the Coleford House site, or part of it, was incorporated. NB HHS 2Gether Trust also own one semi-detached, all of which is for sale. As at 2017 semi is sold subject to contract, not remainder of site. Views In: Wide Channelled Long Short G limpsed Quality and Value of View/Record of PhotosSee CHARACTER ASSESSMENT also. The nature of the building and its position means that it is an important landmark looking over the whole town. SJC8 St John’s from Newland St. Can also be seen from north, Bakers Hill access from A4136, from Market Place and from the east, Lords Hill. Views Out: Wide Channelled Long Short Glimpsed Quality and Value of View/Record of Photos See also CHARACTER ASSESSMENT Clock Tower, SJC9 From St John’s down Boxbush Rd SJC10 From St John’s south from rear over toward Coombs Park. town toward FoDDC office (reverse of SJC1). Using FODDC sites assessment template Site Assessment Natural Features on and Around the Site (Age/Condition/Value): Boundary Hedgerow Trees Freestanding Shrubs Grass Boundary wall at front Numbers, Quality and Value: See also CHARACTER ASSESSMENT Acers, decorated cherry to front. Lilac, Elderfower and Fir to the rear. Little native. Bulbs, primroses/primulas to the west end. Garden shrubs/trees in grass Ecology: (Known/Observed): Birds Signs of Mammals Wildlife Corridor to rear Water Habitat Comments/Notes, Quality and Value Mainly graded grass landscape with interspersed trees Built Form On and Around the Site: Walls – front. On-site freestanding buildings/structures – church itself Neighbouring buildings/structures in view – houses on two boundaries Potential Conflicts – Neighbouring use – Coleford House boundary close to building at one point Observation: In residential area at the top of a steep hill: elevated on the eastern boundary past the main access, with gates used for ease of funeral directors, but not used as vehicle entrance(could be adapted.) Noted Listed Grade 2 landmark building with stained glass windows, oak doorway and porch, internal fittings of note.