CHRISTCHURCH CENTRAL CONSERVATION AREA APPRAISAL & MANAGEMENT PLAN ADOPTED SEPTEMBER 2005 This appraisal document aims to ensure that the essential character of Christchurch is suitably protected and that future development in the borough is appropriate and sustainable. CONTENTS Page EXECUTIVE SUMMARY 3 Summary of Recommendations 4 PART 1: APPRAISAL INTRODUCTION Purpose and Scope of Study 7 Consultation 8 Planning Policy Context 9 CHARACTER APPRAISAL Location and setting 13 Historic Development 13 Archaeological Potential 14 Spatial Analysis 15 Character Areas: 1. The Priory Precinct and Christchurch Castle 16 A. Priory Precinct 16 B. Castle Precinct 19 2. The High Street, Church Street and Castle Street 21 A. High Street 21 B. Church Street 25 C. Castle Street 28 3. Millhams Street and Ducking Stool Lane 30 4. Wick Lane, Silver Street, Whitehall, Church Lane and Quay Road 33 A. Whitehall, Wick Lane (E) and Silver St. 33 B. Church Lane and Quay Road 36 5. The Quomps, Town Quay, Priory Quay and Convent Meadows 38 A. The Quomps 38 B. Priory Quay and Convent Meadows 41 C. The Town Quay 44 6. Saxon Square, Pound Lane and Fountains Way 47 7. Druitt Gardens, The Creedy and Barrack Road Gardens 49 A. Druitt Gardens & The Creedy 49 B. Barrack Road Gardens (including New Zealand Gardens) 51 8. Bridge Street and Rossiter’s Quay 54 A. Bridge Street 54 B. Rossiter’s Quay & Boatyard 59 9. Wick Lane and Princess Avenue 62 10. Avon Flood Plain (landscape setting) 64 Page Materials Overview 67 PART 2: MANAGEMENT PLAN Aims & Objectives of the Management Plan 73 Heritage Audit 74 Article 4(2) Directions 74 Boundary revisions 75 Proposals for enhancement 75 1. Priory Precinct 76 2. Castle and The Constable’s House 76 3. High Street 77 4. Church Lane 78 5. Quay Road 78 6. Druitt Gardens 78 7 Priory Car Park 79 8. Saxon Square 79 9. Power lines across the water meadows (River Avon) 79 Development Opportunities 80 1. Pit Site Car Park and Magistrates Court Site 80 2. Health Centre, Saxon Square 80 3. Wick Lane Car Park 81 4. King’s Arms Car Park 81 5. Cornfactor Site 81 6. The Lanes Development 82 7. High Street Shopping Arcade 82 Policies/recommendations for new buildings 83 Traffic management/street improvements 85 Outdoor advertisements 85 Reinstatement of architectural features 86 BIBLIOGRAPHY & REFERENCES 89 APPENDIX 1 : MAPS 91 EXECUTIVE SUMMARY Christchurch Central is one of 12 designated conservation areas in the Borough of Christchurch. It was designated as a conservation area in May 1969 and revised in November 1975 to include a small group of allotments to the north west corner – now developed. The status of the conservation area appraisal and management plan is best practice guidance and background papers to the emerging Local Development Framework for the Borough of Christchurch. The character of a conservation area stems from: the wider setting of the area, the grouping of traditional buildings and the resultant spaces and sense of enclosure, the scale, design, type and materials of the buildings, boundaries and the public realm, landmarks, views and vistas and the interaction with natural features and the present and former pattern of activities and land uses. It is the particular mix of these elements, which give Christchurch its character, namely: • Its surviving Saxon street plan with Norman and medieval interventions • Its strong relationship with the two rivers upon which the town sits • The high number of listed and locally listed buildings forming important groups of high quality townscape • Views of the Priory throughout the town defining the scale of the Priory and the town • The consistent and relatively modest scale of the towns historic development • The pattern of narrow deep plots with a consistent width derived from the former medieval burgage plots • A diverse palette of materials with denoting high status buildings and red brick used on the majority of buildings in the town • Some important green spaces and mature trees which form a welcome backdrop to historic built form • Historic boundary walls and natural boundaries such as the rivers and mill stream • The wider landscape setting which allows extended views towards the Priory and other key landmarks in the town such as Millhams St church spire. Advisory note no.2 Conservation Areas (2000) published by Christchurch Borough Council provides general advice and a list of conservation areas in the Borough and can be obtained from Christchurch Borough Council Offices. 3 Summary of recommendations • A full heritage audit is recommended comprising the photographic recording of all external elevations of all buildings within the conservation area • The boundary is to remain as designated (and extended previously) without amendment • Four areas are recommended for Article 4(2) Directions to be implemented: ο Millhams Street ο Princess Avenue ο Silver Street ο Wick Lane • Eight enhancement projects have been identified: ο Priory defences ο Castle and Constable’s House ο High Street ο Church Lane ο Quay Road ο Druitt Gardens ο Priory Car Park ο Saxon Square • Five development opportunities have been identified: ο Pit Site Car Park and Magistrates Court Site ο Health Centre, Saxon Square ο Wick Lane Car Park ο Kings Arms Car Park ο Cornfactor Site • It is recommended that the emerging parking and access audit should be the catalyst for promoting improvements to the quality of the public realm and amenity of the conservation area in particular the High Street in terms of vehicle flows, materials, signage and parking. • Complementary Design Guidance should be prepared for outdoor advertisements and shopfront design. 4 PART 1 : APPRAISAL 5 6 INTRODUCTION Purpose and Scope of study The Christchurch conservation area appraisal and management plan and are seen as the first steps in a dynamic process, the aim of which is to preserve and enhance the character and appearance of the Christchurch Conservation Area and to provide a basis for making sustainable decisions about its future management. The appraisal and management plan aim to: • Identify those elements of Christchurch which contribute to its character • Identify elements which detract from the character • Propose measures to maintain or improve the positive character, local distinctiveness and sense of place of Christchurch The framework for the study follows the English Heritage guidance ‘consultative documents’; Guidance on conservation area appraisals and its companion Guidance on the management of conservation areas, both published August 2005. The importance of conservation area appraisals and linking these documents to management plans is now expressed in Central Government Best Value Performance Indicators BVPI 219a, b and c. BV219a: Preserving the Special Character of Conservation Areas Indicator: Total number of conservation areas in the local authority area Reason: To inform BV219b and BV219c BV219b Preserving the Special Character of Conservation Areas: Conservation Area Appraisals: Indicator: The percentage of conservation areas in the local authorities area that have an up-to-date character appraisal. Reason: ‘Clear and concise appraisals of the character of conservation areas provide a sound basis for their designation and management, and will inform local development documents (LDD’s). Together with BV219a and BV219c, this indicator (BV219b) will monitor whether planning and other decisions are based on an informed understanding of the special character of the local historic environment and the needs of the communities it supports.’ 7 BV219c Preserving the Special Character of Conservation Areas: Management Proposals Indicator: Percentage of conservation areas with published management proposals. Reason: ‘..appraisal and designation of conservation areas are not to be considered an end in themselves. It places a duty on local authorities to draw up and publish proposals for the preservation and enhancement of conservation areas in their districts, and to consult the community about these proposals’ The indicators emphasise the use of the English Heritage Guidance and the importance of involving the local community at the earliest stages. The fieldwork, research and analysis for appraisal and management plan were undertaken in April-May 2006. Whilst every attempt has been made to consider all aspects of the character of the conservation area there may be elements that have been omitted due to lack of space or inaccessibility (private land or restricted access). Applications which affect the conservation area should be considered on their own merits and in accordance with the policies of the Local Plan (and the emerging Local development Framework). The appraisal and management plan should be used to guide and inform this process. The fieldwork, research and analysis for the appraisal and management plan were undertaken over an extended period between June 2003 and June 2005. Whilst every attempt has been made to consider all aspects of the character of the conservation area there may be elements that have been omitted either for space or due to inaccessibility (private land or restricted access). Applications within or within the setting of the conservation area should be considered on their own merits and in accordance with the policies of the local plan. The appraisal and management plan should be used to guide and inform this process. Consultation This document was compiled in draft by the Borough’s Conservation Officer. The draft was launched at a public meeting on 17th June 2005. There was a consultation period of eight weeks during which 20 response forms were received. Comments were carefully considered and where appropriate have been included in the final draft. Consideration of and responses to the comments were presented to committee on the 27th September 2005 with a recommendation to adopt the Appraisal and Management Plan as both best practice guidance and background 8 papers to the emerging Local Development Framework for the Borough of Christchurch. The Council approved the document subject to the identified amendments being made.