LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT 7th November 2015 LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Project Ref: 24248/A5 24248/A5 Status: Draft Draft Issue/Rev: 01 02 Date: 20Aug15 07Sep15 Prepared by: PRC PRC Checked by: cm cm Authorised by: PRC PRC Barton Willmore Design Ltd The Blade Abbey Square Reading, Berkshire. RG1 3BE Tel: 0118 943 0000 Fax: 0118 930 0001 Email: [email protected] COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore Design Ltd. All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks. LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT CONTENTS 1.0 EXECUTIVE SUMMARY 2.0 INTRODUCTION 2.1 Introduction 2.2 Purpose 2.3 Methodology 2.4 Sources 2.5 Author 2.6 Photographs 3.0 SITE DESCRIPTION AND GENERAL PROPOSALS 4.0 HISTORY 4.1 Map Regression 4.2 General History 4.3 Archaeology 5.0 NATIONAL & LOCAL HERITAGE PLANNING POLICY 5.1 Local Planning Context 5.2 NPPF 5.3 Statutory Legislation 6.0 HERITAGE ASSETS AND SIGNIFICANCE (Step 1 of the 2015 HE Guidance) 7.0 THE PROPOSALS 8.0 SETTING OF THE HERITAGE ASSETS (Step 2 of 2015 Guidance) 9.0 IMPACT OF THE PROPOSALS ON THE SIGNIFICANCE OF THE HERITAGE ASSETS (Step 3) 10.0 MAXIMISING HARM, MAKING DECISIONS AND MONITORING OUTCOMES (Steps 4 & 5) 11.0 CONCLUSIONS 24248/A5/PRC/cm/HA DRAFT/02 Page 1 of 61 7 September 2015 LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Executive Summary 1.0 EXECUTIVE SUMMARY 1.1 This Heritage Assessment considers the heritage environment within, and close to, land to the northeast of Chippenham, Wiltshire, and sets out the extent of research and analysis that has been undertaken to achieve a full understanding of the significance of the heritage assets. This understanding has informed the outline scheme for the development of the Site whilst reflecting upon and respecting the special architectural and historic qualities of the area. 1.2 The Heritage Assessment addresses the heritage implications arising from the proposed development of the Site and demonstrates that the Applicant has acquired sufficient understanding of the significance of the heritage assets to enable the Local Planning Authority (LPA) to consider the proposals in accordance with their statutory duty. 1.3 The approach adopted provides a transparent assessment of the heritage issues affecting the Site and the way in which each aspect has been considered and positively addressed. The outcome of this process is a scheme that: • Complies with local and national heritage planning policy; • Meets the requirements of published heritage standards and assessment criteria; • Understands the historic significance of the heritage assets; • Respects the setting(s) of the heritage assets; and • Does not cause substantial harm to any heritage assets or their settings and sustains their special architectural and historic interest. 24248/A5/PRC/cm/HA DRAFT/02 Page 2 of 61 7 September 2015 LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Introduction 2.1 INTRODUCTION 2.2 Introduction 2.2.1 This Heritage Assessment has been prepared on behalf of KBC Developments LLP (The Applicant) to support the proposed redevelopment of Land at Rawlings Green, Chippenham (the Site). 2.3 Purpose 2.3.1 The report assesses the Site against national and local policies relating to the historic built environment including the Wiltshire Core Strategy Development Plan 2026. 2.3.2 The Assessment establishes the heritage environment appertaining to the Site and informs the designs for its redevelopment. 2.3.3 The Heritage Assessment should be read in conjunction with the accompanying Design and Access statement (DAS) and the Planning Statement which together provide a detailed description of the Proposed Development and its evolution with an analysis of the prevailing national and local planning policy. 2.3.4 For practical reasons this Heritage Assessment has been prepared at a mid-way through the design process and these views have been formed on plans produced elsewhere in Barton Willmore. The scheme proposes the erection of 700 homes, a new primary school and 4.5Ha of employment generating uses such as a nursing home, local retail and light industrial/commercial space (ref:15/04811/SCO). It is anticipated that further modifications will made to the outline proposals prior to submission late in 2015 but the following heritage assessment should remain valid and sufficient to support the application without adjustment. The Heritage Assessment establishes the historic environment of the site and the likely impact arising from the mixed use proposals. 2.3.5 This Heritage Assessment considers the heritage significance of the Site and its relationship to the adjacent heritage assets and those within the vicinity of the Site. It is intended to assist the LPA in its consideration and determination of the planning application before them. 2.4 Methodology 2.4.1 The Heritage Assessment provides a description and analysis of the Site and its surroundings in its historic context. The potential for development is examined within the applicable heritage planning policies and an assessment made of the anticipated effect on heritage significance. 2.4.2 The Heritage Assessment draws upon broad guidance and advice for the assessment of the significance of heritage assets, the impact of the proposals upon them, and the setting of the assets in particular the information published by Historic England. 2.4.3 For the avoidance of doubt, it follows the five step process set out in Heritage England (HE) advice note “The Setting of Heritage Assets” (March 2015). 2.5 Sources 2.5.1 The author has considered wide-ranging information sources in preparing this Heritage Assessment including: • The Heritage Gateway • “The Setting of Heritage Assets” HE (March 2015). 24248/A5/PRC/cm/HA DRAFT/02 Page 3 of 61 7 September 2015 LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Introduction • The Official List of Historic England* • Wiltshire Council website [www.wiltshire.gov.uk] 24248/A5/PRC/cm/HA DRAFT/02 Page 4 of 61 7 September 2015 LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Introduction * N ote: On 1st April 2015 the Historic Buildings and Monuments Commission for England changed its common name from English Heritage to Historic England. Historic England is in the process of re-branding all their guidance documents and publications. Consequently where documents refer to English Heritage it remains the Commission's current advice and guidance and will in due course be re-branded as Historic England. [www.historicengland.org.uk] For the purposes of this Heritage Assessment for consistency we shall refer solely to Historic England. 2.6 Author 2.6.1 This Heritage Assessment has been researched and prepared by Peter Cross PGDipCHE FRICS MAPM an experienced Chartered Building Surveyor, RICS Accredited in Building Conservation and Heritage Director of Barton Willmore. 2.6.2 The Author visited the Site and surrounding area on 24th June and 16th July 2015. The weather was dry and bright on both occasions. 2.7 Photographs 2.7.1 The Heritage Assessment contains a number of photographs to help describe and illustrate the text. Unless otherwise indicated these were all taken by the Author on a Canon EOS DSLR camera using a 30mm fixed aperture lens which is equivalent to a standard lens on a 35mm film SLR. 24248/A5/PRC/cm/HA DRAFT/02 Page 5 of 61 7 September 2015 LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Site Description 3.0 SITE DESCRIPTION AND GENERAL PROPOSALS 3.1 The Site is located to the northeast of Chippenham within a plot of land of just over 50ha defined by the mainline railway to the northwest, the River Avon to the south east, and the former Calne branch line to the southwest. The northeast boundary is marked by an existing hedge-lined field boundary extending from the mainline railway to the river. The hamlet of Peckingell is located approx. 200m northeast from the northernmost boundary. 3.2 The Site currently comprises predominantly open agricultural land. The principal cluster of buildings within its curtilage constitutes the historic Rawlings Farm. A secondary residential building, Rawlings Farm Cottage, is located to the southwest of the Farm but is not included within the Application Site. A small brick WWII pillbox is located to the south of the Site near the banks of the river. 24248/A5/PRC/cm/HA DRAFT/02 Page 6 of 61 7 September 2015 LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Site Description Track approaching Rawlings Farm Rawlings Farm Cottage across the fields from Rawlings Farm 3.3 Vehicular access to both properties is by way of Cocklebury Lane. This extends from a junction with the B4069 road through an industrial estate to a bridge crossing the railway. The drive divides just south of the bridge to serve Rawlings Farm to the east, and Rawlings Farm Cottage to the south. The drive continues past the west side of the Cottage and connects with another path and bridge over the former Calne branch line and to the residential development beyond. 3.4 A second road, Parsonage Way, also from the B4069 extends alongside the eastern edge of the industrial estate and currently turns southwest alongside the railway cutting. The road currently extends to an existing dead-end in anticipation of becoming a future point of access into the Site. A little further to the northeast of this proposed point of access is Green Bridge providing a pedestrian/livestock route over the railway. This bridge structure is on the statutory list of buildings having special historic and/or architectural interest.