CONSERVATION CONSULTATION RESPONSE To: James Taylor Ref: 16/10502/OUT Location: Boreham Place, Land at Home Farm, Warminster Proposal: Outline application for the demolition of existing agricultural building, removal of a section of boundary wall, and residential development of up to 135 dwellings with associated access, landscaping and open space Comments by: Jocelyn Sage Date: 20 April 2017 James My initial comments on this application (dated 21 November 2016) solicited a response from Rob Bourne of Orion Heritage dated 19 December 2016. In response to his comments I have revisited my original consultation response and I herewith provide you with a more detailed appraisal of the proposals in respect of the potential impact on the historic environment. It is clear that there remain areas of disagreement between myself and Mr Bourne although we both conclude that there will be ‘some harm’ should this development proceed. Where we disagree appears to be in the attributed level of harm. Mr Bourne (his email of the 19th December) concludes that the harm will be ‘less than substantial’ ‘and low within the less than substantial range’ whereas I consider the harm will be significant. I therefore maintain my objections to the proposed scheme on the basis of the adverse impact I consider the proposals would have on the setting of the Bishopstrow Conservation Area and the significance of some of the heritage assets I have identified. Policy background The site is outside the Bishopstrow Conservation Area, nevertheless it abuts the boundary. The Bishopstrow Conservation Area is a designated heritage asset. Para 132 says ‘significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting’. In addition to the Bishopstrow Conservation Area, there are a number of listed structures within the vicinity, as well as undesignated heritage assets. Again, paragraph 132 applies. I would suggest that the following heritage assets that are impacted by the proposals: Designated assets: Bishopstrow Conservation Area Bishopstrow House; The Cotes and associated stable building: Listed outbuilding to The Grange; 1 Undesignated heritage assets: The Grange (of listable quality); Boreham Manor; Home Farm; Wall (back of pavement) Boreham Road; Numbers 209-215 Boreham Road (in particular the Smithy at 215a). The site is on the very eastern edge of Warminster which leads in to Bishopstrow parish. Boreham Road is the main axial route to the east. It is reasonably straight although there are bends in the road (one between The Cotes and the access to Home Farm) which add interest/character. Whilst there is no adopted conservation area appraisal, there is a conservation area statement which was prepared by the planning section of West Wiltshire District Council in 1988, when the Bishopstrow Conservation Area was designated. The character of Bishopstrow Conservation Area The conservation area centres on Bishopstrow, a small village to the south of Boreham Road. The village is essentially linear in character with small cottages and terraces lining either side of Bishopstrow Road. St Aldehem’s Church (grade II* listed) is to the east of Bishopstrow Road, accessed via a modest lane and is not visible from the road. To the north (but south of Boreham Road) and the west, the Wylye meanders east – west. The fields within the conservation area (particularly those to the west) are very verdant and meadow-li ke in character. To the north of the Wyle (south of Boreham Road) are three historic listed garden structures (a circular temple, a summer house and a boat house) within the demesne of Bishopstrow House, accessed from this house via a listed tunnel under the road. These structures contribute to the arcadian tranquil qualities of the Bishopstrow Conservation Area. There are two significant historic houses to the east of Bishoptrow Road: Eastleigh Court and Barrow House (Bishopstrow College) - both converted to office/educational use and withi n parkland settings. The parkland settings contribute to the verdant character of the Bishopstrow Conservation Area is view of the large number of mature trees within their grounds. Bishopstrow Road joins Boreham Road to the north of Bishopstrow College. To the east (and north of the former two houses) and adjacent to the River Wylye is Bishopstrow Mill – an imposing Victorian red brick mill, converted to residential but nonetheless retaining its industrial character. The mill is a significant landmark feature. Either side of the mill are two attractive listed stone bridges. The mill is outside the Bishopstrow Conservation Area (but adjacent) as is the site opposite: a small island formed from the River Wylye splitting into two channels. New houses are now being constructed on this former industrial site which is also outside the conservation area, the boundary wrapping around the south of the site to join the Boreham Road on the south side of the road. Bishopstrow Conservation Area has a rural and tranquil character. The presence of the meandering Wylye, extensive water meadows, informal hedges lining the Bishopstrow Road, the parkland settings of Bishopstrow College and Eastleigh Court (with their abundance of mature trees) and the extended gardens of Bishopstrow House all contribute to this rural and tranquil character. 2 Character of the area adjacent to the proposed site The site in question is to the north of Boreham Road (the boundary of the conservation area appears to run along the south side of Boreham Road). The conservation area boundary crosses Boreham Road and runs north along the eastern edge of the Home Farm access road, turning east to the rear of Bishopstrow House to take in its immediate parkland setting and then turning south to drop back down to Boreham Road. I would suggest that Boreham Road (from the intersection with Woodcock Road and Bishopstrow Road) to beyond Bishopstrow House (ie a small character area) is characterised by irregular historic development of varying qualities (grand detached houses to modest vernacular buildings) that are predominantly sited close to the road. The historic houses are built of a limited palette of materials, mainly stone with clay tile roofs, thereby creating a harmonious townscape. Associated with the historic properties on the north side of the road are significant stretches of stone walls with varying treatments that add interest and reinforce the streetscape. The stone walls are a particularly strong and attractive feature of the area. (The walls on the south side are largely reconstituted stone. Whilst not of historic interest and less visually pleasing, they still make a strong contribution to the character of the area). The rural character of the area is emphasised by the verdant nature of the area, a consequence of the large number of mature trees and glimpsed views over fields to more distant vistas. Of particular significance is the view from Boreham Road to Battlesbury Hill to the north (across the application site) and south from Boreham Road (near the Home Farm junction) over pastures that line the river Wylye. Furthermore the rural character of this part of Boreham Road can also be attributed in part to the nature of the access points on to Boreham Road. Unlike the splayed tarmacadam intersections on Boreham Road to the west, Boreham Road east of the junction with Woodcock Road and Bishopstrow Road, is accessed only by a narrow unmade lane (Grange Lane), the narrow road to Home Farm and two single track lanes into Bishopstrow House Hotel. The absence of splayed road junctions reinforce the rural character of this part of Warminster. The previously cited heritage assets contribute to and reinforce this character in the following ways: Bishopstrow House Hotel: a grand country house deliberately sited in the countryside to enjoy views to the countryside beyond the limits of the formal parkland. The south elevation of Bishopstrow House has a curved two storey bay with large sash windows. I would suggest that this bay was deliberately located and designed to afford views across the parkland to the wider landscape (including the application site) to views in the distance of Cley Hill, a significant local landmark and a scheduled ancient monument. Part of the significance of Bishopstrow House therefore derives from its wider rural setting, longer views towards Cley Hill and its sense of openness. Home Farm and associated converted farm buildings. Whilst not listed, the building is of some limited historic interest, particularly in relation to Bishopstrow House – hence the name ‘Home Farm’. It also has some aesthetic value in view of its pleasing composition and its setting – the fields to the fore (deliberately siting the farm to avoid interrupting views from the bay window) and Battlesbury Hill forming a backdrop. Given its use, namely a farm, part of its significance derives from its association with farmland. The existence of the farm and farmland strongly reinforce the rural character of the area. Boreham Manor: again while not listed, the building is of some historic and aesthetic interest. It is of a grand architectural style in the Gothic idiom and is typical of middle class development in the early-mid 3 Victorian period whereby the middle classes moved from the centre of towns to the rural edges thereby forming leafy suburbs. Part of its significance derives from its rural setting. The Cotes with stable. This is an attractive detached historic house with associated stables and boundary walls – a pleasing ensemble. It is possible that the front is an early 19th century re-fronting of an earlier building, aggrandising during the early 19th century as the middle classes moved from town centres to the rural edges of towns. As with Boreham Manor, part of its significance derives from its rural leafy setting. Walls along Boreham Road There are significant quality sections of historic stone walls along this stretch of Boreham Road.