Newton Conservation Area Appraisal www.doncaster.gov.uk/planning
Newton Conservation Area Appraisal Index Preface Part I Appraisal 1. Introduction 2. Location 3. Origins and development of the settlement 4. Prevailing and former uses and the influence on the plan form and building types 5. Archaeological significance and potential of the area 6. Architectural and historic qualities of the buildings 7. Character and relationship of the spaces in the area 8. Traditional building materials and details 9. Negative features 10. Neutral features 11. Condition of buildings 12. Suggested boundary changes 13. Summary of special interest Part II Management Proposals 14. Management Proposals Appendices I II III Useful information and contact details Relevant policies of the Doncaster Unitary Development Plan Community involvement Maps 1. Origin and development of area 2. Positive features 3. Negative and neutral features 4. Views into and out of conservation area 2
Preface The guidance contained in this document is provided to assist developers and the general public when submitting planning applications. It supplements and expands upon the Policies and Proposals of the Doncaster Unitary Development Plan (UDP) and the emerging policies that will be contained within the Local Development Framework (LDF). The UDP contains both the strategic and the local planning policies necessary to guide development in Doncaster and is used by Doncaster Council for development control purposes. At the time of writing this appraisal, the UDP is being reviewed and will ultimately be replaced with the emerging LDF. It is not possible however for the UDP or indeed the future LDF to address in detail all the issues raised by the many types of development. This appraisal will be considered by Doncaster Council and will be a material consideration to be taken into account when determining planning applications. Also included within the Appraisal are Management Proposals that will be considered for adoption by Doncaster Council as part of its approval processes. It is hoped that this guidance will cover most eventualities including all the main guidelines, which a prospective applicant should bear in mind when considering development proposals. The appraisal however is not intended to be wholly comprehensive and the failure to mention any particular building; feature or space should not be assumed to imply that they are not of particular significance. Advice is available from Doncaster Council s Design and Conservation team and you are advised to make early contact before carrying out any work within the conservation area. 3
Part I Appraisal 1. Introduction Under the Planning (Listed Buildings and Conservation Areas) Act 1990, Local Authorities are required to formulate and publish proposals for the preservation and enhancement of conservation areas. Government guidance contained in Planning Policy Statement 1 and Planning Policy Guidance Note 15 emphasises the need for the character and local distinctiveness of an area to be analysed and clearly defined in a written appraisal. This guidance is adopted by English Heritage and is laid out in their 2006 guidance on conservation area appraisals and their management. Newton Conservation Area in context 4
This document follows the latest English Heritage guidance on Conservation Area appraisals and their management, and it aims to identify the special architectural, landscape and historical interest of the Newton Conservation Area. The document, as now finalised after public consultation, will be used as material consideration for planning applications. This appraisal also includes management proposals that are recommend measures that could be used to help preserve or enhance the special character and appearance of the conservation area, which will be considered for adoption as part of the Council s approval process. Streetscene in Newton 5
2. Location Designated on 30th March 1992, the Newton Conservation Area lies approximately 1.5 mile to the west of Doncaster Town Centre, adjacent to the River Don on its flood plain. It is a small hamlet of farmhouses, associated outbuildings and surrounding fields and is situated within Sprotbrough Parish. The hamlet is separated from the later suburb of Sprotbrough Road by a railway line, which forms the northwest boundary of the conservation area. The other current boundaries are: - to the east, an historic field boundary that no longer exists, and its continuation to the river bank; to the southeast, a combination of the river bank and the river edge; and to the south, the footpath leading over the railway line. Aerial Photo showing existing boundary of Conservation Area 6
3. Origin and development of the settlement The earliest mention of Newton is the Poll Tax returns of 1379, and this may be taken as evidence of a relatively late foundation. The lack of a church suggests it existed as a satellite settlement of Sprotbrough, the parish in which it lies. The date at which the village shrank is not known, but the area to the east of the hamlet promises relatively undisturbed archaeological levels which could answer a number of questions about it former size and date of desertion. 1 On older maps there is an indication that there were the remains of a medieval cross, but nothing now appears to be present. The current buildings making up the hamlet are a mixture of 18 th and 19 th century, with some more modern large agricultural sheds. Historic Map (late 19 th century) showing existing boundary of Conservation Area 1 Source Magilton, J.R., The Doncaster District An Archaeological Survey, 1977 7
4. Prevailing and former uses and their effect on the building types The hamlet has an agricultural feel to it. The buildings being either farmhouses, dwellings for former tenants or numerous associated outbuildings. The older properties are of traditional form and are fairly plain in their detailing. The farmhouse of Newton Farm dominates the settlement by it being of three storeys, other farmhouses are less noticeable. The presence of the large modern sheds show that it is still an area of working farm premises. Newton Farmhouse Modern Agricultural Sheds The open fields around the settlement also help to reinforce its isolation as a hamlet away from the suburbs on the outskirts of Doncaster, which exists on the other side of the railway, and modern development further along the river. Open fields between Newton and modern developments further along the river 8
5. Archaeological significance of the area As mentioned before, there is potential for the areas around the hamlet to reveal the previous extent of the settlement and its nature. There is the previous site of the Medieval Cross but there are no Scheduled Ancient Monuments within the current boundary. Within the field to the east of the hamlet there are a number of features apparent, some of which are likely to be associated with the canalisation of the river, others are likely to be the remains of house platforms associated with what appears to be a shrunken village. Aerial photos appear to also indicate an extensive field system and a round barrow between the hamlet and the railway. Field to the east where there are a number of features It is therefore advisable that in order to reduce the risk of encountering important archaeological remains late in any development process (which could involve unforeseen time and cost implications) - any development proposals for this area should be accompanied with a supporting archaeological desk based appraisal. This will determine whether there is a need for field evaluation prior to a planning application being devised, whether there is a need for an archaeological evaluation to be secured by planning condition or whether there is no further archaeological input required. 9
6. Architectural and historic qualities of the buildings Although none of the buildings are listed, the older properties share a common architecture that brings about a cohesiveness to the settlement. Buildings are of simple forms and are mainly either one or two storeys, although one of the farmhouses, as mentioned before, is of three storeys. The older buildings have a limited range of materials used for their walls, being either generally in stone or are rendered, although there are some small areas of brickwork on repairs and extensions. They also have narrow spans, which are around 30-40 degrees in pitch and are roofed predominately in red natural clay pantiles or plain tiles. Traditional buildings in the Conservation Area The modern barns, by contrast, are of larger spans and make extensive use of concrete blockwork and cladding. Materials and detailing are covered in more depth in a later section. Modern agricultural sheds on the approach to Newton from the farm track from the southwest 10
Key Unlisted Building Although there are no listed buildings in the conservation area there are many that have a positive impact on the conservation area, some of which are considered to be key. A key building is defined as follows: - The work of a particular architect of local or regional note Has qualities of age, style and materials of a substantial number of buildings in the Conservation Area Serves as a reminder of the gradual development of the area or of an earlier phase of growth Has landmark qualities Reflects the traditional functional character or appearance of the Conservation Area Has significant historic associations with local people or past events Buildings that are considered key unlisted buildings within the Conservation Area are shown on Map 2 and are outlined below: - Newton Farmhouse The farmhouse looks outwards on to the surroundings fields, and its three storeys announces it as being the key farm of the settlement. It is from the 18/19 th century and is white rendered with a clay pantile roof and stone coped gables, with brick chimneystacks at the ends. Newton Farmhouse It is of three bays, the front door being centrally placed and has a decorative trellised porch with bay windows to either side. Above these are three vertically proportioned window openings on the first floor level and squarer windows on the second floor. All windows are modern replacements but they are most likely to have been small paned timber vertically sliding sashes, which would have made the building even more imposing. 11
Barn This, with the above farmhouse, is the major contribution to the view of the hamlet from the fields and riverbank to the north. It is of two storeys of limestone rubble laid to course with a hip roof and forms part of a group arranged around a courtyard. Barn Cartshed to 1 Newton Lane Attached to the side of 1 Newton Lane is a four bay cart-shed that has stone walls to its solid sides and three massive stone pillars to its open side supporting a roof of pantiles with stone slate eaves courses with a hip to the side away from 1 Newton Lane. Cartshed to 1 Newton Lane 12
Other Positive Buildings The other older farm buildings all contribute positively to the area by their look and age. Of particular note are: - the outbuildings to the rear of Newton Farmhouse, one of them being prominent by being end on to the road and has a projecting stone course at eaves level; the modernised Newton Cottage that was previously two derelict nineteenth century semis; and the stone Don Cottage that has a decorative stone lintel and window heads made up of shaped stone, although the latter does have upvc windows, which tend not to be appropriate on historic buildings. Prominent Outbuilding Don Cottage 13
7. Character and relationship of the spaces in the area The fields around the hamlet, as was noted above, help to give it both a rural nature and a sense of isolation that is further defined by the railway from the more modern suburbia on Sprotbrough Road. The river also helps to distance the settlement from the expansion to Doncaster occurring on the other side. Newton and the River Don Within the settlement the lane is quite broad, and is of a simple character with green verges to either side, which complement the area. Stone walls are used as the main boundary within the village. Concrete blockwork is used to heighten the walls along the river and for walls on the southern approach to the hamlet, although stone copings have been reused on the top of these. A narrow pathway has been created between the river and the buildings. Broad lane through the centre of Newton Narrow Path between farm-buildings and the River Don Within the fields, even though these are part of the Don flood plain, there are several areas, which are not as flat as might be expected. To the north, as mentioned previously, the ground is undulating due to it presumably being part of a shrunken village, to the south is the site of a previous quarry. Along the river, a barrier bank has been created to protect land from flooding. 14
Site of Former Quarry River Bank Immediately around and within there are several large trees, especially around Newton Farmhouse, that help to soften the built form but also offer protection from wind. Away from the settlement there is a copse of trees within the southern tip of the Conservation Area, elsewhere there are few trees being mainly restricted to a limited number in hedgerow and around the former quarry. The land to the north is now one big field and appears quite bleak/bland due to the previous removal of hedgerows/boundaries. Copse and hedgerows to south of Conservation Area In recognition of the special contribution that trees can make to the character and appearance of Conservation Areas, they are afforded a level of protection similar to that of a Tree Preservation Order. Doncaster Council must be notified in writing 6 weeks before any work is carried out so that it has opportunity to assess whether the tree(s) should be made subject to a Tree Preservation Order. Any person removing or pruning a tree within a Conservation Area, without first giving the statutory notification, is guilty of a criminal offence and liable on summary conviction to a heavy fine. 15
8. Traditional building materials and detailing As mentioned before the older properties have a limited palette of materials, being in the main stone or render. Stone is limestone rubble laid to course, render is often white in colour. There is some use of monolithic stones such as within the cartshed next to 1 Newton Lane. There are some buildings with brick walls but these are relatively few. Stone and rendered buildings are the main building material for walls, although there is the occasional use of brick Roofs are in natural clay pantiles and plain tiles, and have chimneystacks on the ridge where they are two storeys, although there are occasions where they are on the slope when buildings are only of one storey. The outbuilding, immediately on the left when coming from Newton Road on to the main lane of the hamlet, has fish-scale plain tiles, which is a very attractive feature. Fish-scale tiles on out-building 16
Detailing is simple with many timber lintels on the barn structures and stone sills to windows. Windows are timber small paned and doors are vertically boarded to outbuildings but many windows are modern unsympathetic replacements on the houses. Simple details There are more decorative features on the later dwelling that is now Newton Cottage, which is elaborated with over-hanging eaves, decorative bargeboards and dormer details. These details are very much an exception rather than a rule. There are coping stones that are half moon in section on top of the stone and blockwork boundary walls. Decorative barge-boards on Newton Cottage and coping-stones on wall 17
9. Negative features Negative features are described in the English Heritage guidance as elements that detract from the special character and appearance of the area. In terms of Newton Conservation Area, there are several negative features. There are several relatively modern agricultural sheds within the settlement by the form, size and materials are considered to detract from the character and appearance of the conservation area. Whilst visually unattractive, it is also realised that they are needed to keep the farms working which is also an important element of the feel of the conservation area. When the opportunity arises, the design and appearance of these buildings should be improved whilst allowing modern agricultural functions to occur. A design guide for modern barns in historic areas may be appropriate. Modern agricultural shed The spread of blockwork, in heightening the existing stone walls and as a replacement for traditional materials has a negative impact. Further replacement of existing walls, including as part of any flood protection should be detailed so as to be more in keeping with the rural situation. The large field to the north of the settlement appears bleak/bland and the removal of previous hedgerows has reduced its ecological potential and pastoral character. 18
The loss of traditional window details and their replacement with modern material and detailing, especially with poorly detailed upvc can have a major impact on the conservation area. This is similar with roof replacement, although fortunately the latter is currently limited to a few cases of some of the roofs having concrete tiles or asbestos sheeting. Replacement upvc windows Asbestos sheeting In addition the condition of the buildings can play an important role in the perception of the area and where buildings are vacant or in disrepair, they can have a negative impact. This is covered in a later section 19
10. Neutral features Neutral features are described as areas that neither enhance nor detract from the character of the conservation area. Newton Lodge is considered neutral due to its modern form and use of sandstone for its external walls, however it does use natural clay pantiles for its roof, and as it is only one storey behind a retained indigenous hedgerow, its impact is relatively minimal. Newton Lodge 20
11. Condition of Buildings The buildings are generally in good condition although some of the barns look as though routine maintenance is not being done. Condition of farm-buildings should be monitored Deterioration of boundary wall, part of which has collapsed in recent flooding in the area 21
12. Suggested Boundary Changes Since the designation of the conservation area there have been removal of hedgerows within the area and the current northeast boundary of the conservation area is not now defined on site, with this in mind it is suggested that the boundary be amended so that it can be recognised on the ground. The boundary could be either enlarged to include all of the area of farm-land up to Black Pond or reduced to follow an existing boundary which is nearer to the hamlet and continue this line up to the railway. As a result from the consultation process the second option was favoured. It is also suggested that where the boundary runs along the river that this be totally along the river s edge and not part bank, part river s edge. Potential amendments to boundary of conservation area 22
13. Summary of Special Interest The special interest of Newton Conservation Area is due to: - it being situated adjacent to the River Don and on its flood plain; it being a small hamlet of farmsteads; the older properties share a common architecture simple forms mainly either one or two storeys, mainly stone or render, occasionally brick. narrow spans, 30-40 degrees in pitch and are roofed red natural clay pantiles or plain tiles; and isolated by railway from nearby suburbs 23
Part II Management Proposals 14. Management Proposals Under Section 71(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, the Borough Council is required to periodically review its conservation areas and to publish proposals for their preservation and enhancement. The purpose of the Management Proposals are to describe mid to long-term strategies for preserving and enhancing the special character and appearance of the Conservation Area. The Management Proposals set out the actions needed to address the issues raised in the Conservation Area Appraisal. The Proposals document recommends both the provision of good practice guidance information to clarify the existing powers, and proposes increased local authority controls within the area, including promotion through the Development Control process. This includes recommendations for further work required for their implementation. It is likely that most, if not all, of the actions itemised in Recommendations will have to be financed or initiated by Doncaster Council. The potential for help from funding from outside sources, such as the Heritage Lottery Fund or English Heritage, should be investigated where appropriate. It is accepted that, of necessity, actions will all need to be prioritised according to the availability of resources and it may not be possible to achieve all those scheduled. 24
Recommendations The Management Proposals recommend that: - General 1. The Council should use the Newton Conservation Area Appraisal Part 1: Appraisal as a material consideration in determining planning applications. 2. The Council should adopt the Newton Conservation Area Appraisal Part 2: Management Proposals as a Supplementary Planning Document (SPD) in support of a Development Plan Document (DPD) within the emerging Local Development Framework (LDF). 3. The Conservation Area boundaries should be changed as recommended. 4. There is commitment to a five yearly review of the management of the Conservation Area. Development 5. The Council will actively promote the protection of key unlisted and positive buildings. The Council would be unlikely to grant consent for the demolition of key unlisted or positive buildings, whereas buildings that are neutral could be considered for demolition, and demolition would be positively welcome for negative buildings. 6. Development within the Conservation Area should complement the size and scale of the existing traditional buildings, and should use similar detailing and respect the overall historic nature of this Conservation Area. Maintenance and improvements 7. Proposals for remedial work to the buildings at risk that are identified should be encouraged. 8. A strategy for the management of trees and other landscape features within the conservation area shall be established. The reintroduction of hedgerows will be encouraged. Increasing awareness and understanding 9. There is preparation and formal adoption of guidance explaining conservation policy and good practice and its promotion. Such guidance should include: - 25
sympathetic repair and alterations to historic buildings guidelines for modern agricultural buildings in historic settings 10. The Conservation Area will link into both the Strategic and Local Green Infrastructures routes and policies. Green Infrastructures are a way of linking heritage, ecology and recreational assets so as to form a network of spaces, and as such, Conservation Areas are seen as an important contributor. 26
Appendix I Useful Information and Contact Details Sources Of Information Design and Conservation Team Development and Planning Doncaster Metropolitan Borough Council 2 nd Floor, Danum House St. Sepulchre Gate Doncaster DN1 1UB Telephone: 01302 734922 E-mail: peter.lamb@doncaster.gov.uk Website: www.doncaster.gov.uk/planning Local History Library Reference Library Central Library Waterdale Doncaster DN1 3JE Telephone: 01302 734320 E-mail: reference.library@doncaster.gov.uk Website: www.doncaster.gov.uk Doncaster Archives King Edward Road Balby Doncaster DN4 0NA Telephone: 01302 859811 E-mail: doncaster.archives@doncaster.gov.u k Website: www.doncaster.gov.uk South Yorkshire Archaeology Services Howden House 1 Union Street Sheffield S1 2SH Telephone: 0114 2736354 / 2736428 E-mail: syorks.archservice@sheffield.gov.uk Website: www.sheffield.gov.uk Doncaster Civic Trust 2 Lawn Road Doncaster English Heritage - Yorkshire and the Humber Region 37 Tanner Row York Y01 6WP Telephone: 01904 601 901 Website: www.englishheritage.org.uk Society for the protection of Ancient Buildings (SPAB) 37 Spital Square London E1 6DY Telephone: 020 7377 1644 E-mail: info@spab.org.uk Website: www.spab.org.uk/ Georgian Group 6 Fitzroy Square London W1T 5DX Telephone: 020 7250 3857 E-mail: info@georgiangroup.org.uk The Victorian Society (South Yorkshire Group) Graham Hague, 39 Cobden View Road Sheffield S10 1HP Telephone: 0114 268 6729 E-mail: admin@victoriansociety.org.uk 27
Bibliography English Heritage, Guidance on conservation area appraisals, 2006 English Heritage, Guidance on the management of conservation area, 2006 J.R. Magilton, The Doncaster District: An Archaeological Survey, Doncaster Museums & Arts Service, 1977 28
Appendix II Relevant Policies of the Doncaster Unitary Development Plan ENV 21 SENV 4 ENV 25 ENV 26 ENV 27 ENV 28 ENV 29 ENV 35 ENV 36 ENV 37 ENV 38 SENV 6 ENV 52 ENV 53 ENV 54 ENV 59 PH 8 PH13 Protection of trees Conserving the built heritage Conservation Areas Demolition of buildings in Conservation Areas Enhancement of Conservation Areas Restoration schemes in Conservation Areas Designation and review of Conservation Areas Protection of the Boroughs Archaeological heritage Archaeological evaluation of sites Development affecting Archaeological sites Protection of sites from development Quality of design in new development Design of new dwellings Scale and appearance of new dwellings Alterations and extensions Protection of trees on development sites Infill and small scale housing development Promotion of high standards in design 29
Appendix III Community Involvement Involving the community (and raising public awareness) has been part of the appraisal process. This has been undertaken by: - Advertising of the forthcoming Newton Conservation Area Appraisal on the Council s web-site well in advance of its draft publication Owners of properties in the Conservation Area (as well as other potentially interested parties) were informed individually by letter that a draft appraisal was at the time being undertaken on the Newton Conservation Area on 15 October 2008, with an explanation why this was being done and the chance given to raise any concerns The forthcoming consultation was registered with Doncaster s Consultation Team to ensure that it was in line with Doncaster Corporate guidelines An article was placed on the Council s intranet and internet sites on 27 November 2008, as well as being made available as a press release The draft appraisal was sent on 28 November 2008 to each of the owners, the Local Ward Members, Sprotbrough Parish Council (the Parish Council in which Newton lies), the Neighbourhood Manager for the area, the Environment Agency and Doncaster Civic Trust, with a letter welcoming comments as well as informing of the forthcoming Sprotbrough Parish Meeting when the Appraisal was to be presented The appraisal was made available on the Council s website with information on the forthcoming presentation and welcoming comments Copies of the appraisal were also made available at the Central and Sprotbrough libraries, as well as at the Planning Department, again with notices advertising the presentation and welcoming comments The Consultation Period officially started from 1 December 2008 to finish on 19 January 2009 Site notices were also erected in Newton on 1 December 2008, so that anybody who visited the area but who had not heard about it elsewhere, were also reached and another was erected at the Goldsmith Centre (where the presentation was to be held and where Sprotbrough Parish Council sits) by Sprotbrough Parish Council The appraisal was presented by Doncaster Council s Design and Conservation Team on 18 December 2008 at a Sprotbrough Parish Council at which both the Parish Council and members of the public could attend Sprotbrough Parish Council responded that there should be some amendment to the wording and that the boundary should not be enlarged. These have been taken on board in the finalised version 30
Doncaster Civic Trust noted that the appraisal was satisfactory and needed nothing to be added 31