aldridge conservation area character appraisal

Transcription

ALDRIDGE CONSERVATION AREA
CHARACTER APPRAISAL AND
MANAGEMENT PLAN
Walsall Council
Draft no. 3
26 September 2009
2
This document has been produced on behalf of Walsall Council by:
The Conservation Studio
1 Querns Lane,
Cirencester,
Glos GL7 1RL.
T: 01285 642428
E: [email protected]
W: www.theconservationstudio.co.uk
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CONTENTS
PART 1
PAGE
INTRODUCTION
1
SUMMARY OF THE SPECIAL INTEREST OF THE CONSERVATION AREA
2
INTRODUCTION AND SUMMARY OF ISSUES
3
BACKGROUND AND PLANNING POLICY CONTEXT
4
STRUCTURE OF THE APPRAISAL AND MANAGEMENT PLAN
PART 2
THE CHARACTER APPRAISAL
5
LOCATION AND SETTING
6
ORIGINS AND HISTORICAL DEVELOPMENT
7
CHARACTER AREAS
Character Area 1:
Character Area 2:
Character Area 3:
Character Area 4:
Character Area 5:
Character Area 6:
Character Area 7:
Character Area 8:
PART 3
Walsall Wood Road
Hobs Hall Lane
The Croft
The Green
Aldridge Court/Little Aston Road
Back of Manor House/Little Aston Road west
Cooper and Jordan Primary School
Baytree House
THE MANAGEMENT PLAN
8
SUMMARY OF ISSUES
9
CONSERVATION AREA BOUNDARY REVIEW
10
PROPOSED ADDITIONS TO THE LOCAL LIST
11
THE ARTICLE 4 DIRECTION
12
OPPORTUNITIES FOR ENHANCEMENT
Buildings or sites in need of improvement
Streetscape and public realm
Highways and pedestrian safety
Trees
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POLICIES
Policies for the maintenance and enhancement of existing buildings
4
Policies for new development
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MANAGING THE CONSERVATION AREA
Priorities for actions and strategies
Resources and decision making
Conservation Area Advisory Committee
Planning powers and enforcement
Monitoring and revision
Community involvement
APPENDIX 1 MAPS
Map 1
Map 2
Map 3
Map 4
Townscape Analysis Map
Character Areas Map
Management Proposals Map
Tree survey
Photographs and historic maps to follow
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PART 1
1
INTRODUCTION
Summary of the Special Interest of the Conservation Area
The Aldridge Conservation Area encompasses the main surviving areas of the historic village
of Aldridge, comprising a mixture of residential areas and public open space. The village is
of medieval origin and retains a number of attractive properties dating from the 17th, 18th and
19th centuries, as well as properties built during the growth of the settlement into a small
urban centre during the 19th and early 20th century. The area retains a rural village character
as a result of the generous provision of well treed open spaces including The Croft, The
Green, cricket fields and other sports grounds. Tree-lined lanes, notably Hobbs Hole Lane,
Noddy Park Road, and Erdington Road, further contribute to the area’s rural feel. Attractive
views out of the conservation area to green rural surroundings to the north and east along
Little Aston Road are of particular value to its character. The presence of many tall trees and
mature tree lines help to give the area a particularly tranquil and established feel. Today the
conservation area wraps around the more modern town centre and provides pleasant green
areas that act as a focus for socialising and recreation.
The conservation area contains two foci of historic buildings. One is located around The
Green and The Croft and forms the historic core of the village. It includes the church of St.
Mary, which dates from the 14th century and is listed grade II*, and The Moot House and
Manor House, both of which are listed Grade II. The Old Rectory, another grade II listed
building, extends this group into a more secluded area to the north of the church. No. 2
Erdington Road (also known as The Cottage) is a southerly outlier of this group and provides
architectural interest and definition to the south east corner of The Croft. A second focus of
historic buildings lies on Walsall Wood Road and includes Cedar Court, with an associated
stable block, and Shutt Cross House (all listed grade II), which was built in the early 18th
century. Lee House and Noddy Cottages (all locally listed buildings) extend this group of
historic buildings southwards.
Apart from the listed or locally listed buildings detailed above, most of the other properties
are in residential uses and date to the 19th and 20th centuries. Of note are the attractive
cottages just to the south east of Moot House with the adjacent former malting, which have
been converted for residential use. A number of unlisted properties on Walsall Wood Road
are considered to make a positive contribution to the historic and architectural interest of the
area through their use of local materials and distinctive details, including the use of red and
blue brick. These retain at least some of their original external joinery and other features
including chimneys. Aldridge Court is a mid 19th century mansion, now converted to a
nursing home, which lies at the eastern edge of the conservation area. It is particularly
prominent in views westwards from Little Aston Road. In addition to the buildings, a number
of high brick garden walls associated with historic properties also make an important
contribution to the area’s character and appearance. These are complemented by mature
tree lines or closely clipped hedges.
The special interest of the Aldridge Conservation Area that justifies its designation
includes:
•
Historic village centre located on a ridge of high ground and surrounding historic open
spaces;
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•
A focus of listed and locally listed buildings, creating an area of high architectural and
historic interest;
•
Attractive green open spaces which include areas hidden away from the main roads and
others immediately adjacent to them;
•
Established parkland tree planting in green open spaces;
•
Gently sinuous narrow lanes shaded by mature tree lines;
•
Views out to rolling rural surroundings to the north and east;
•
A variety of front boundary treatments making particular use of the locally produced red
and blue brick, complementing the materials of historic buildings;
•
Some notable high brick walls, such as the ones surrounding the former gardens of Cedar
Court on Walsall Wood Road;
•
Eight listed buildings of importance: St Mary’s Church, The Manor, Moot House, The
Cottage, The Old Rectory, Cedar Court and an associated stable block and Shutt Cross
House;
•
The unlisted former maltings and Moot Cottages;
•
Unlisted 19th century mansion and stable block at Aldridge Court, Little Aston Road;
•
Other traditional cottages, farmhouses and villas including Nos. 22 – 26 (even only), Nos.
29 and 31 and No. 46 Walsall Wood Road, Nos. 4-6 The Granary, Lee House (locally
listed) and Nos. 48-50 Walsall Wood Road (locally listed);
•
Late 19th century cottages at Nos. 53 – 57 Portland Road (south side);
•
Nos. 1 and 3 Little Aston Road (just outside the current conservation area);
•
Use of red brick (sometimes with terracotta eaves cornicing, painted render or blue brick
string courses, and other decorative details), slate or locally produced fired clay tiled
roofs, sashed windows, flat or canted bay windows, and a variety of panelled front doors;
•
More occasional use of painted render.
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Introduction and Summary of Issues
The Aldridge Conservation Area was designated on 25th March 1980.
As a relatively wealthy rural area, Aldridge historically contained a number of substantial
residential properties with large gardens, including the Old Rectory, Cedar Court, Court
Farm, The Manor and Moot House. Over time these gardens have been developed to
provide new housing to a much higher density, including blocks of flats, as well as providing
new public resources such as the Cooper and Jordan Endowed School and cemeteries at
The Green. This has resulted in an inevitable change in character due to the increased
intensity of land use, and also because of changes to the management of the surrounding
green spaces, trees and boundaries. Several of these newer developments, such as the
new housing around the Old Rectory and The Granary, are noteworthy for their appropriate
sense of scale, and for making use of existing trees and boundaries. However, other
schemes have not been so sympathetic, resulting in the loss of the area’s historic character
and an erosion of its special interest. Several further sites with potential for redevelopment
or for a possible intensification of existing use are evident within the conservation area, and
concerns have already been expressed by the community about the potential redevelopment
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of Beacon View in Little Aston Road. Ensuring that future developments are to an
appropriate scale and style, including the sensitive use of architectural form, materials,
detailing and landscaping, will be important in protecting the special interest of the Aldridge
Conservation Area.
The route of Little Aston Road, which runs through the centre of the conservation area, is
very busy with traffic, including a high proportion of heavy goods vehicles, and creates a
barrier to movement between The Green and The Croft. This problem is exacerbated by
busy traffic around school opening and closing hours with numerous cars collecting children
from the Cooper and Jordan Endowed School. In the western part of the conservation area
the immediate environment around Little Aston Road is not attractive, and the area would
greatly benefit from improvements to the public realm and new tree planting.
Elsewhere, however, trees make an important contribution to the conservation area adding
greenery to the surroundings, softening the outlines of modern buildings, and providing
structure to the public open spaces. Within The Croft an avenue of horse chestnut trees has
been badly affected by phytopthora and has been partially removed. To ensure the future
replacement of the avenue, felled trees have been replaced with disease-resistant sweet
chestnut. However, the conservation area contains many other important trees of differing
ages and species, including some specimen trees which may be particularly susceptible to
disease. It is therefore advisable to continue to monitor these trees to ensure that affected
trees are quickly removed and replaced. Replacement trees should be chosen to provide a
similar height and canopy at maturity to those removed, whilst additional planting should aim
to increase the diversity of species present.
A large number of the trees which make an important contribution to the character and
appearance of the conservation area are located on private property, including tree lines,
specimen trees and an area of woodland at Aldridge Court Nursing Home. In considering
whether to permit works to trees on private property within the conservation area, the Council
will seek to maintain the mature and rural character of the conservation area, as well as
protecting trees which provide screening to modern development. They will also protect trees
that contribute to the amenity and structure of views and vistas within the conservation area
as a whole.
The conservation area contains a small number of single family dwellings designated as
locally listed buildings. The value of these buildings is, in part, dependent on the
preservation of their original architectural detailing, including roof materials, external joinery
and boundary walls on frontages. The Council may use an Article 4(2) Direction to protect
these minor features where single family dwellings are located within a conservation area.
Properties which are in ‘multiple-occupancy’, such as flats or bedsits, already require
permission to change these features.
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Background and planning policy context
Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty
on every local authority to determine which parts of their area are areas of special
architectural or historic interest, the character or appearance of which it is desirable to
preserve or enhance. Such areas can then be designated as conservation areas.
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The Act also states that the local planning authorities should, from time to time, review their
existing conservation areas and formulate and publish proposals for the preservation and
enhancement of these conservation areas.
Essentially, the added planning controls that conservation area designation brings include
controls over demolition, strengthened controls over minor development and the protection of
trees over a certain size. Within the Walsall Unitary Development Plan (Adopted March
2005) policy ENV29 concerns conservation areas.
The Council has also published the Walsall Local Area Agreement which seeks, amongst
other things:
•
•
•
The creation of vibrant town centres and neighbourhoods whilst maintaining their
unique identity.
The recognition of the Borough’s historic environment;
The sustainable reuse of historic buildings.
A further document, the Walsall Partnership Sustainability Strategy, has a variety of more
generalised aims and objectives but includes specific reference to the Borough’s historic
environment, by including a commitment to continue to revise the existing conservation area
appraisals and management plans. All of these documents are available on the Council’s
website.
This character appraisal of the Aldridge Conservation Area defines its special interest and
includes proposals for the enhancement of its character and appearance. The more clearly
the special interest that justifies designation is defined and recorded, the sounder will be the
basis for development plan policies, development control decisions and proposals for the
preservation and enhancement of the character of an area. Two detailed surveys of the
existing and proposed area were carried out by staff of The Conservation Studio in April and
May 2009, as well as a stakeholder’s walkabout in April 2009. A survey of trees in the
conservation area was undertaken in late June 2009.
It is intended that this guidance will be useful for residents, developers and the general public
in understanding the significance of the area, and will help to ensure its special interest and
character can be preserved and enhanced for future generations. This document follows
English Heritage’s guidance on the production of conservation area appraisals, produced in
2006, and is intended to:
•
Assist in defining what is of ‘special’ architectural or historic importance’;
•
Give recommendations on features and characteristics that should be protected;
•
Identify possible areas for future enhancement within the designated area;
•
Provide guidance on the form, style and location of future change and development
within the designated area.
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Structure of the Appraisal and Management Plan
Part 1 of this document contains general information, summarising the special interest of the
conservation area and the principal issues it faces, and setting out the legislative context and
the Council’s own policies.
Part 2 contains the Character Appraisal, which also includes the historic background to the
conservation area and its wider context. The conservation area has been divided into eight
separate ‘Character Areas’ which are described under the following sub-headings:
•
•
•
•
General character, historical development and present-day uses
Spatial features and views
The buildings and their details
Negative or neutral features
Historic mapping is included at the end of Section 6 Origins and historical development.
Photographs are included throughout the text to illustrate particular points. In addition, a
photographic audit of the conservation area has also been carried out – the purpose of
creating this resource is explained in the Management Plan.
Part 3 is the final section of the document and contains the Management Plan. This provides
an assessment of the issues within each Character Area and suggests ways in which
improvements can be made, including priorities for action. In addition, suggestions are made
for additional buildings to be added to the local list. The local list consists of buildings that
play a part in establishing the character of the area but do not meet the criteria for statutory
listing. However, as government guidance contained in PPG 15 – Planning and the Historic
Environment (1994) makes clear, there is a presumption against the demolition of such
buildings, particularly where they make a ‘positive’ contribution to the character and
appearance of the conservation area. Further unlisted buildings are also shown on Map 1
(see below) which, whilst not of local list quality, are also considered to be ‘positive’, such as
some of the groups of Victorian cottages or Edwardian villas which have been least altered.
Again, there is a presumption that all of these buildings should be retained.
Four maps have been prepared to inform the Character Appraisal and Management Plan. A
Townscape Analysis Map (Map 1) has been prepared for the conservation area which shows
listed, locally listed, and ‘positive’ and focal buildings. Important open spaces are also
recorded, as are any significant walls and other forms of boundary enclosure, such as
railings or hedges. These boundaries help to define spaces and frames views. Significant
views into, out of and around the conservation area are also identified, and it should be
appreciated that a conservation area’s character does not necessarily end with a line drawn
on a map. Often the character is closely associated with attractive views and vistas out to
other areas, sometimes via gaps between buildings, along streets, or across open spaces.
Views within an area, such as to a church, school or other landmark, can also be particularly
valuable.
Map 2 sets out the eight different Character Areas, and Map 3 illustrates the Management
Proposals, including the identification of sites or buildings for enhancement and the results of
a conservation area boundary review, namely the expansion of the conservation area to
include Nos. 1 and 3 Little Aston Road.
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A separate map showing the most important trees (Map 4) has also been prepared.
‘Important’ trees are usually highly visible from public places and/or they contribute to the
setting of a listed building, the street scene or a building of local note. The map relates back
to a schedule of species and condition which has been prepared by the consultants, and will
be used by the Council as part of its on-going management of trees in the conservation area.
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PART 2
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CHARACTER APPRAISAL
Location and setting
Aldridge is located on the fringe of the urban area of Walsall at the north eastern edge of the
built-up zone. It lies on an historic route out of Walsall towards the A5127 to the east and
Brownhills to the north. Because of its situation on a ridge of high land, there are extensive
views across farmland to the River Tame valley beyond. At its highest point the land is
approximately 169 metres Above Ordnance Datum, and the ground is relatively level across
the conservation area apart from the north eastern fringe along Hob’s Hole Lane. At this
point the land drops down into a valley which then wraps around the modern-day cricket
ground, providing stunning views to the countryside and Druid’s Heath Golf Course beyond.
More noteworthy views can be obtained from Little Aston Road, both up and down the hill,
the views westwards focusing on Aldridge Court. To the south and west the landscape is
much more built-up, including Aldridge’s 1960s shopping centre and areas of suburban
housing which screen views out of the conservation area.
The underlying geology is sandstone and pebble beds, which lie at the edge of the West
Midlands coal measures, although Keuper Marls and conglomerates can also be found
within two miles of Aldridge. In the past, these soils provided clays which were easily worked
and supported an important local brick and tile making industry, including the manufacture of
high quality Staffordshire blue bricks. However, the evidence provided by land use and
vegetation suggests that within the immediate vicinity of Aldridge the soils are more sandy,
encouraging the development of acid woodland and heath.
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Origins and historical development
Aldridge lies within the former area of Cannock Chase Forest, a large area of open land that
formerly covered much of southern Staffordshire. It was recorded as a manor named
‘Alrewic’ in Domesday Book, at which time it was a small settlement containing a large area
of wood pasture. The name Alrewic is Anglo-Saxon in origin meaning ‘amongst the alder
trees’. Following the Norman Conquest the manor was combined with Great Barr, and when
a parish church was built at Aldridge around AD 1250 it served both settlements.
It is believed that the village was formally laid out as a new settlement in the medieval period,
probably following the construction of the church in the mid-13th century and changes to the
boundary of Cannock Chase Forest, which would have released land for enclosure and
arable farming. The planned settlement is represented by the straight line of the High Street,
which runs westwards from the pairing of the Manor House and St Mary’s Church at The
Croft. Prior to the redevelopment of the town centre in the 1960s, plots of even width lay
either side of the High Street, possibly representing the boundaries of plots set out during this
much earlier period. The church was either enlarged or partially rebuilt in the 14th century,
including the addition of a tower.
The Croft appears to have been part of the manor demesne (the farm managed directly by
the manor, not leased to tenants) throughout its recorded history. Earthworks within The
Croft suggest that it was formerly divided into a number of plots and may have included
further buildings and gardens similar to No. 2 Erdington Road. In the 16th century, the village
rectory was the Parish’s second most significant property. The house was of similar size to
the manor, whilst the rector was the richest man in the parish by the early 17th century. The
Hearth Tax records of 1666 record that there were only 93 households within the Parish at
that time, although this represents only the middle and upper class households of the area.
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Insert extract from Yates’ Map
William Yates’ map of Staffordshire, produced in 1775, shows the church standing at the east
end of the High Street, which provided one focus of development, with a second area of
settlement running southwards along Erdington Road from the south east corner of The
Croft. One such property is No. 2 Erdington Road, now listed grade II. Widely spaced
properties are also recorded on Walsall Wood Road in the north. Yates’ map also shows
large areas of heath or open land to the north, east and south of Aldridge, which included
Aldridge Common, Druid Heath and Sutton Coldfield. The enclosures of 1796 and 1799
must have encouraged the development of new agricultural practices in the area. The Old
Maltings, which lie at the entrance to The Green from Little Aston Road, date from around
this time. This was the period of the Napoleonic Wars, when British farmers benefitted from
the blockade of shipping from the continent and beer was needed to replace imported wine.
Other local industries included charcoal burners, nailers, and mining for coal and limestone.
However, in 1801 the recorded population of Aldridge was still only 736 persons. The
construction of the Wyrley and Essington Canal in the vicinity created opportunities for
industrial activity in the immediate surroundings. A brick and tile works was established at
Aldridge in 1825, which was famous for the quality of its blue roofing tiles and bricks. Cedar
Court, at the northern end of Walsall Wood Road, was built in the early 19th century as a
prestigious residence. Its main frontage faces away from Walsall Wood Road to look across
the sweeping vistas of the River Tame valley to the east. Cricket has been played in
Aldridge since at least 1833, although the current site of the Cricket Club was not established
until later in the 19th century.
The Walsall Tithe Map of 1845 shows a rural area with dispersed settlement around what is
now The Croft and along Walsall Wood Road. It also shows a projected line of the new
railway which was to run to the south of the village, although this was not constructed until
1879. During the mid 19th century the church was extensively renovated, including rebuilding
of the south aisle in the 1840s and a thorough ‘restoration’ of the north aisle and chancel by
Salvin between 1852-3. Both the Old Rectory and the Manor House were rebuilt in the mid
to late 19th century. The Tithe Map shows the alignment of Noddy Park Road running to the
east of Cedar Court, although by the 1880s, when the first 25” to the mile Ordnance Survey
Map was produced, this road had been diverted to join Walsall Wood Road to the south of
Cedar Court.
By 1901 the population of Aldridge had increased to 2,478 with new housing development
focused around the railway line and to the south west of the village centre. This population
growth was partly fuelled by the late 19th century growth of coal mining. By 1906 two of the
mines known locally as ‘Drybread’ near Coppice Road and ‘Bare Bones’ at Leighswood
together employed nearly 1,500 men. However, after the First World War the days of the
coal mines were numbered as oil, natural gas and electricity provided alternative sources of
power. The mines closed during the 1930s, resulting in considerable unemployment, with a
consequent impact of the wider economy. After the Second World War, people and
businesses relocated to Aldridge from the congested parts of Birmingham, increasing the
population from 11,500 in 1921 to 26,500 in 1981.
During the 1960s historic buildings along the High Street were demolished and a new
shopping centre built, with service access from the west side of The Croft. Development to
the south and east of the conservation area created areas of suburban housing to each side
of the conservation area, as well as infill development along Walsall Wood Road. Other
developments have included semi-public buildings such as the Aldridge Compass suite on
The Green, and the Youth Theatre on the north side of Little Aston Road, both of which were
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constructed in the late 1970s. At the same time, the Cooper and Jordan Endowed School
was rebuilt, replacing two small grammar schools which had been founded in the mid-19th
century. In more recent years, the attractive location and close proximity to the metropolitan
areas has resulted in much more new development taking place, and there is pressure for
further changes within the conservation area which potentially could have an adverse effect
on its rural character.
References:
A History of Walsall Reprint from the Victoria County History
Archaeological Remains
The Council is required to take archaeology into account as a material consideration when
determining planning applications. The Council’s Archaeology Service is provided by the
Black Country Archaeologist in a joint arrangement with Wolverhampton City Council. The
Black Country Historic Environment Record (HER), held at Wolverhampton City Council,
contains information on all known archaeological sites and finds in Walsall.
For the Aldridge area, the HER records the listed and locally listed buildings (noted in the
character areas below), as well as the results of archaeological field surveys, observations
and excavations. Only one site in the conservation area is recorded as being of potentially
prehistoric date, a tumulus on the northern edge of the cricket field which has been identified
as a potential Bronze Age round barrow (a mound normally containing or covering a human
burial). However, the location of this mound on the crest of the ridge suggests that it may
actually have been the site of a windmill of a type built in the medieval and post-medieval
periods. The field is even recorded as ‘Windmill Flats’ on the Tithe Map of Walsall, produced
in 1845.
Other remains of interest include the various earthworks recorded on The Croft, which
include a former pond (the site of an anti-aircraft gun set up during the Second World War),
and the remains of enclosures, a possible house platform and a sunken road or holloway
crossing the area. Excavation in St Mary’s Churchyard has revealed remains of the former
churchyard wall, built of limestone, which was replaced when the burial ground was enlarged
in the 19th century. Excavations to the north of the High Street revealed an area of plough
soil just outside the medieval village, containing fragments of pottery of 12th to 14th century
origin.
In recording the status of Aldridge as an historic settlement, the HER highlights the very
linear form of the High Street and the regular size of property boundaries either side of it,
which survived until the mid 20th century. These suggest that the village may have been set
out as a planned settlement during the medieval period. A goal of future research might be
to establish whether any further evidence of this planned development can be gained by
investigating below-ground remains.
When considering applications that may affect these sites, the Council will often, as allowed
for in PPG16: Archaeology, require the submission of an archaeological assessment,
possibly supported by the findings of field work or evaluation as part of the submission for
planning approval. Other sites may need to be recorded before development commences –
this may be required as a planning condition. The preservation of archaeological deposits
and historic buildings in situ is the preferred option and is expected where remains are of
14
national importance. The early consultation with the Borough archaeologist is advised for all
major schemes.
6.0
Character Areas
The Aldridge Conservation Area divides into eight distinct ‘Character Areas’ according to
historical development, uses, building type, architectural style and spatial arrangements.
They are:
•
•
•
•
•
•
•
•
Character Area 1:
Character Area 2:
Character Area 3:
Character Area 4:
Character Area 5:
Character Area 6:
Character Area 7:
Character Area 8:
Walsall Wood Road
Hobs Hole Lane
The Croft
The Green
Aldridge Court/Little Aston Road
Back of Manor House/Little Aston Road west
Baytree House
Each Character Area is considered in terms of:
•
•
•
•
Character Area 1: Walsall Wood Road
Walsall Wood Road is a long, gently sinuous road leading northwards from Aldridge Town
Centre. It was recorded on William Yates’ map of 1745, whilst the Walsall Tithe Map,
produced a century later, records the sites of Shutt Cross House, Cedar Court, Lee House
and Noddy Cottages on either side of it. Infill residential development at the southern end of
the street in the later 20th century has given this area a rather suburban character. The
historic buildings at the northern end of the road (Shutt Cross House and the stable block
associated with Cedar Court) stand forward from the otherwise common building line,
increasing their prominence. The northern part of the street, where the majority of the historic
buildings are located, is more rural in character, with mature trees running along the eastern
side of the road, behind the high wall which formerly marked the boundary of Cedar Court.
This tree line continues south eastward along Noddy Park Road, which is a narrow curving
road shaded by tall pine trees and maples with a thick holly under-storey. A recent residential
development on the west side of Noddy Park Road occupies the former farmyard of Noddy
Park Farm and provides a good example of the sympathetic use of building form, materials
and details. It is also reuses several historic farm buildings.
The view northwards along Walsall Wood Road benefits from the prominent gable end of
Shutt Cross House, which provides both architectural interest and historic character to the
area. The attractive mid-19th century cottages at Nos. 48 and 50 Walsall Wood Road (Noddy
Cottages) provide an attractive stop to views westward from Noddy Park Road.
15
Tall trees at the northern end of Walsall Wood Road provide an element of enclosure to the
northern limit of the conservation area, whilst tall Cyprus hedges running down the east side
of the road help to screen views of more modern buildings. The tall trees lining Noddy Park
Road reinforce the rural character, which is supported by glimpsed views eastwards into the
adjacent green open spaces.
No. 70 Walsall Wood Road (Shutt Cross House) is the earliest building in this Character Area
and is listed grade II. It was built in the early to mid 18th century but refronted around the
year 1800. It is a three storey house of three bays built of brown brick with an attractive
doorcase including attached Tuscan columns and an elegant leaded fanlight. The east
facing elevation also has eight symmetrically placed sash windows. Cedar Court stands on
the opposite side of Walsall Wood Road but is set back from the street frontage and
screened from view by its high garden wall and the stable block, both of which are listed
grade II. The two storey high, arch-headed staircase window on the elevation of Cedar Court
facing Walsall Wood Road is particularly striking. The stables and other outbuildings make a
considerable contribution to the architectural interest of this part of the conservation area,
providing subsidiary structures of a rural nature.
Further to the south, Nos. 48 and 50 Walsall Wood Road (Noddy Cottages) and Lee House
are both locally listed. Lee House is of late 18th century construction, possibly replacing an
earlier farm house. Noddy Cottages appear to be of early or mid 19th century construction,
using locally produced brindled red to blue brick and with a steeply pitched slate roof. They
form a pair of double fronted, two storey cottages with single storey outshots to the rear, and
are set back from the road with front gardens defined by low clipped hedges. This is a very
typical style of rural dwelling, distinct from more urban single fronted terraced cottages. As
mentioned above, Noddy Park Farm has been sub-divided and the former farm buildings
sensitively converted along with the construction of a number of one and two storey
residential properties, using red brick and clay tile that closely match the historic materials of
the area. A row of three Edwardian villas at Nos. 22-26 and detached houses at Nos. 44 and
46-48 Walsall Wood Road reflect the growing urbanisation of the area in the early 20th
century.
Particular architectural features that make a contribution to the character and appearance of
this area include the use of dark brown, blue or black brick for details, as well as several well
detailed canted bay windows.
•
•
•
Both Walsall Wood Road and Noddy Park Lane are affected by fast traffic and high
numbers of vehicles at peak times.
Several properties have lost their front gardens to provide hard standing for private
car parking, which has reduced the green, rural appearance of the area. A number of
front boundaries have been replaced with poorly chosen materials or have been lost
altogether reducing the division between public and private space.
The area contains the kind of later 20th century suburban houses that can be seen
throughout the West Midlands Conurbation and, whilst well maintained and attractive,
they are not considered to be of any particular historic or architectural interest.
16
•
The streetscape suffers from the visual intrusion of unsympathetic tall steel street
lights, telegraph poles and overhead cables, which generally detract from the area’s
rural character.
Character Area 2: Hobbs Hole Lane
Hobs Hole Lane is a quiet rural lane running along a hollow way with tall hedgerows to either
side and shaded by the mature trees in the grounds of Cedar Court. The lane lies outside
the area of residential development and there is therefore little vehicular traffic, providing a
feeling of remoteness and a more tranquil character from the more urban areas in the centre
of Aldridge. The cricket fields and football pitches in the south of this area provide large
green open spaces set back from the main roads and enclosed by lines of mature trees,
creating a tranquil rural environment.
Cricket has been played in this area of Aldridge since 1833. The main cricket field, named
Windmill Flats, is shown with an early pavilion on its eastern side on the Ordnance Survey
Map of 1902 although it was only purchased from the owner of Manor Farm for the cricket
club in 1947.
From the northern end of Hobb’s Hole Lane, the ground falls rapidly to the south, so there
are long views outwards across the rolling arable fields and small areas of woodland to the
east. A footpath connects the lane with the cricket fields to the south as part of a chain of
green spaces. The large trees along the western side of the lane provide shade in the
afternoon, and frame the views along the lane in both directions. Well established tree lines
enclose and compartmentalise the sports fields, these being tranquil green spaces that are
visually separated from the nearby urban development.
The tumulus, formerly known as Gossy Knob, lies on the northern edge of the cricket field,
and has been interpreted variously as a Bronze Age burial mound and a post-medieval
windmill mound, although the latter interpretation does not preclude the former. It provides a
good vantage point for views out to the countryside beyond.
The only buildings in this area are those of the Aldridge Cricket Club, which are not
considered to be of any particular historic or architectural interest.
Key negative features:
•
•
•
•
A nearby motorcycle track creates a noisy intrusion to the peacefulness of this rural
area.
Trees surrounding the cricket fields are in very variable condition, some being well
maintained, whilst other have received drastic surgery. In some cases it might be
better to replace poor quality trees than to hope for their recovery following very
severe branch removal.
The tumulus has been affected by use as a cycle track, which is eroding its sandy
surface.
The cricket pavilion and other associated buildings are of modern construction and
are of little historic or architectural merit, whilst in some areas the buildings and their
17
•
surroundings are untidy, providing a poor impression. However, this is partly due to
the openness of the area and the lack of a ‘back-yard’ area for bin storage and other
subsidiary activity.
In the west of this area, the late 20th century blocks of flats on Little Aston Road and
to the rear of the Manor House are intrusive urban elements in views across an
otherwise rural area.
Character Area 3: The Croft
The Croft is an attractive public park on the edge of Aldridge town centre which lies
principally to the south of Little Aston Road, a busy main road which leads eastwards out of
the town centre. The northern edge of The Croft is lined by imposing historic and modern
buildings including the Manor House, the Aldridge Compass Suite, St Mary’s Church, Moot
House and Moot Cottages, which face a smaller green on which is located the Aldridge War
Memorial. The late 20th century buildings of the town centre precinct and associated car
parks provide a less appealing western limit to the area, whilst a mixture of historic and later
20th century housing forms its southern edge. No. 2 Erdington Road, a listed building, lies in
its south east corner.
Tree planting across the Croft provides structure to the public open space, whilst large trees
in private gardens and the churchyard add to the feeling of maturity and establishment,
reinforcing the rural character in this otherwise edge-of-town area. The Croft is well used for
leisure and recreation by people of all ages and includes a popular children’s playground.
This area is well cared for, though there is some minor vandalism.
There are numerous attractive views across The Croft, which benefit from the well
maintained green open spaces and structured tree planting, most of which dates from the
later half of the 20th century. These trees include a small number of spreading mature oak,
beech and horse chestnut trees. St Mary’s Church is the key focal building, which dominates
views across The Croft. The sinuous course of Little Aston Road reduces its visual impact
on the area, which would be significantly worse if the road’s course was straighter.
St Mary’s Church, listed grade II*, is the oldest building in the conservation area and retains
significant elements of its 14th century structure, including limestone masonry in the lower
part of its tower. This contrasts with the red sandstone used elsewhere in its construction.
Although not particularly small, the church is partially hidden by surrounding trees, reinforcing
the impression of a small village church. The Manor House, listed grade II, stands to the
west and is visually divided from the church by the Aldridge Compass Suite. It is three
storeys tall, built from plum coloured brick with a white painted stuccoed front, and has a
broad porte cochere supported on Ionic columns. To the south and west, the Manor’s
garden is enclosed by a low wall of modern brick, which lacks the imposing quality that would
be expected for such a building. Little Aston Road and the pavement pass very close to the
building’s south west corner. In the past, it has served as Aldridge’s public library, and is
now a youth centre.
The Moot House, listed grade II, to the south east of the church, has a symmetrically
arranged frontage facing The Croft, with gabled returns to either side of a single bay central
18
range. Each gable end has a lunette window to the attic, above a tripartite and Venetian
sash on the first and ground floors. Imposing gate piers of matching stucco with a red brick
garden wall enclose an attractive garden surrounding the building. Close by, two ranges of
red brick buildings form the Old Maltings, and are connected by Moot Cottage to create a ‘U’
plan complex to the south of Moot House. These buildings define the corner of Little Aston
Road and make use of characteristic local materials, as well as illustrating one of the area’s
past rural industries.
No. 2 Erdington Road is listed grade II and is recorded on the Tithe Map of 1845 and may
even be shown on Yates’ more schematic map of 1745. It defines the corner of The Croft
and marks the entrance to the conservation area from Erdington Road. It was built in the late
17th or early 18th century and has a prominent whale-back roof of handmade clay tiles with
exposed gables and a central chimney over the ridge. The front wall was rebuilt in the mid
19th century and has timber casement windows. A well detailed terrace of late Victorian
cottages at Nos. 53 – 57 Portland Road has group value with No. 2 Erdington Road. The
corner property at No. 57 has kept its original shopfront and is now an optometrists, whilst
other properties retain brick-arch headed and timber sash windows, moulded terracotta string
courses, and decorative fish-scale tiled roofs. They form a row of three generously
proportioned, double fronted properties. The passage between Nos. 53 and 55 is paved
using locally made Staffordshire blue brick ‘stable’ paviours.
•
Little Aston Road is a busy route used by numerous heavy goods vehicles accessing
the nearby Aldridge Trading Estate, as well as local traffic. This provides a significant
barrier to pedestrian movement between the green on the north side of the road and
The Croft. The rerouting of this road to run to the north of the High Street has brought
it into very close proximity to the Manor House, cutting through its former front and
side gardens, so the building now lacks much of its historic setting and original
curtilage.
•
The Manor House has a slightly neglected appearance, although this is largely due to
problems caused by the loss of its former gardens and boundaries. Subsidiary
buildings and boundary walls within its grounds are of little architectural merit, and the
land around the listed building lacks the greenery and maturity of planting found
elsewhere in the conservation area. Further more, the line of Little Aston Road
focuses on its west facing elevation, adding unfortunate prominence to a rather plain
secondary frontage that was not conceived to be so publicly viewed when built.
•
Some of the stonework on St Mary’s Church is in poor condition and may need some
careful restoration.
•
A number of open spaces appear to be ‘left over’, where others have benefitted from
landscaping and improvements and are of a lower quality. These include the green
space to the front of the Aldridge Compass Suite and the areas at the entrance to the
High Street.
•
Views westward across The Croft have been negatively affected by the development
of the town centre shopping precinct, which provides a backdrop of ugly rear
elevations and car parking areas along the western edge of the conservation area.
•
The Aldridge Compass Suite (in Character Area 6) is a large uncompromisingly
modern building situated between the Manor House and St Mary’s Church, which is
19
dominant in views across The Croft and has a negative influence on the historic
character of the area. Similarly, the modern block of flats on the south side of
Portland Road, facing The Croft, are considered to detract from the historic character
of the area as a result of their unsympathetic design, materials and prominence in
views across The Croft. The adjacent property has been demolished leaving a
derelict site surrounded by unsightly security fencing, which is awaiting
redevelopment. A second vacant site, although better maintained, lies to the west and
was formerly covered by No. 34b Portland Road.
Character Area 4: The Green
The Green is a quiet lane running between St Mary’s churchyard and the garden of the Old
Rectory, which provides access to the Cooper and Jordan Endowed School, The Rectory
and two small cemeteries, as well as the modern flats that have been built in the grounds of
The Old Rectory. The mature trees in the churchyard, gardens and cemeteries, all give the
area a pleasantly leafy character, whilst brick walls, hedging and tree lines provide structure
and enclosure to the spaces.
The tree planting within this area has been carefully managed, particularly to provide a
mature element to the surroundings of the modern flats in the garden of the Old Rectory.
Mature trees also help to screen some of these new buildings and soften their outlines. The
two cemeteries are similarly well enclosed by surrounding tree lines, providing peaceful
areas for reflection. On the south side of the road, the car park to the school has been
landscaped with shrubbery to make the space, which is otherwise dominated by hard
surfaces, more attractive.
The Old Rectory is the most important historic building in this area and is listed grade II. Two
storeys high, it was built in the early 19th century with a hipped slate roof with wide eaves.
Tall sash windows sit in a symmetrical four bay wide frontage of red and blue brick. A small
stable and coach house building of plum-coloured brick, just to the south east, is subsidiary
to it and provides historic interest to the street frontage. The Old Rectory has been converted
to flats, whilst the stable building is used for storage.
The western of the two cemeteries has a well detailed 19th century gateway which makes a
major contribution to views along the lane.
•
The school generates large amounts of traffic in school hours and the widened lane and
large car park which serves the school are both negative features.
•
Views into the 1970s buildings of the school are not particularly inviting and are
constrained by metal fencing.
•
The single storey building in the front garden of the modern rectory is a negative building.
•
The School House and the adjoining school buildings are also modern buildings which
make no contribution to the special character of the conservation area.
•
The 19th century gateway to the cemetery needs repairs.
20
•
Graffiti on the boundary wall of the Rectory Gardens development creates a poor
impression in this otherwise attractive area.
Character Area 5: Aldridge Court and Little Aston Road
The publicly accessible parts of this character area are limited to Little Aston Road and the
surrounding pavements. Little Aston Road is a long and relatively straight lane running
through leafy surroundings. Its north side is generally tree lined, whilst suburban
development, outside the conservation area, lines its south side in the west, giving way to
fields screened from view by a line of close-set beech trees in the east.
Aldridge Court, a nursing home providing care for the elderly, occupies a large plot on the
north side of Little Aston Road. From most directions, the buildings of the nursing home are
hidden from view by the thick woodland and trees which surround it, but to the east, the
terraced gardens are open and the land falls away gently down the hill. This provides the
house with views across the open countryside although it also exposes it to scrutiny from
road users along Little Aston Road. The nursing home is based on a 19th century mansion
and its adjoining stable block but has been extended considerably to the east, this extension
being very visible in these views. Their design uses materials and detailing that provide
some relationship with the historic building, although it is inescapable that they detract from
its historic character and setting. To the north of Aldridge Court, the conservation area
includes school sports grounds, the buildings of Court Farm and agricultural fields.
From the eastern end of Little Aston Road there are attractive views out across the
surrounding countryside, taking in a broad vista across the River Tame valley. At the eastern
limit of the conservation area, views westwards from Little Aston Road also include the
impressive south east frontage of Aldridge Court, set above its terraced gardens and framed
by the woodland to its south. This woodland has become well established and provides an
important rural element to the conservation area. Notably, it contains a number of black
poplar trees, a nationally scarce species, and a number of heath land species, such as pine
and gorse, which reflect the local sandy soil. To the north of Aldridge Court, mature tree
lines play an important role in the structure of the landscape, and provide enclosure to the
school playing fields.
The only notable building in this Character Area is Aldridge Court, built in c1860. This is a
two storey building of dark red brick, with white stucco detailing including corner quoins and
window surrounds, and single storey canted bay windows. Above is a shallow hipped slated
roof with broad eaves. The building’s main, south east facing, elevation is of three bays with
a centrally placed porch supported on a decorative cast iron framework and set between the
bay windows. A former single storey stable block lies just to the north of the building and
has been converted into part of the nursing home.
Court Farm, to the north of Aldridge Court, is another building within the same Character
Area, but it is very privately located up a long drive and is largely hidden from view by high
tree lies and hedgerows.
21
•
The busy traffic along Little Aston Road starts at this point and, despite the 30 mph speed
limit, is fast moving and detracts from the area’s peaceful atmosphere.
•
The large extension to the north of Aldridge Court is very visible from the main road and
appears to dominate the original building.
•
The woodland next to Aldridge Court is relatively unmanaged and, as such, is in poor
condition with little under-storey. It has developed a large area of Japanese knotweed on
its southern edge, which is likely to spread onto the adjacent highways land.
Character Area 6: Back of Manor House / Little Aston Road west
This area has a very modern character as a result of the dual carriageway town centre
bypass and associated landscaping, the modern Youth Theatre building on its north side,
and the blocks of later 20th century flats on the east side of Noddy Park Road. The area of
modern character continues to the north of the Manor House through an area of tennis courts
associated with the Youth Centre to the Aldridge Compass Suite (a modern red brick
Masonic Hall) and a large area of associated car parking. Both the Aldridge Compass Suite
and the Youth Theatre building were built in the 1970s and generally they appear to be well
maintained. However, their anonymous and modular appearance is at odds with the rural
character found elsewhere in the conservation area.
Improvements in this area have included the Rotary Club sponsored peace garden at the
western end of Little Aston Road, which makes use of a combination of street furniture,
paving, planting and sculpture to create a high quality, modern area at the western entrance
to the High Street.
This area does not contain any spatial features or views of particular importance to the
character and appearance of the conservation area.
The buildings in this area do not possess any particular architectural or historic interest.
•
This area is negatively affected by the busy dual carriageway road, which creates a
significant barrier to movement and is visually dominant.
•
Some of the street furniture in this area is of poor quality, such as the wooden bench at
the end of Walsall Wood Road, whilst trees are either sparsely planted, are at an early
stage of maturity, or are poorly managed.
•
The unattractive rear elevations of later 20th century buildings fronting onto the High
Street have a negative impact on views to the south.
•
Graffiti has had a negative impact in a number of places.
22
Character Area 7: Cooper and Jordan Primary School
The Cooper and Jordan Endowed School stands on the south side of The Green in a plot
that extends southwards to Little Aston Road. The site has well developed, with the planting
to additional trees which although relatively young help to screen the modern buildings,
particularly from the south. The buildings are either one or two storeys high and were built in
the 1970s using a modular form of construction. They stand well back from both road
frontages with playgrounds surrounding them, and a large car park to the north.
A footpath on the north side of Little Aston Road is hidden from the road by a bank with a
long line of trees, whilst a second thick tree line runs along the north side of the footpath
screening views into the playground beyond.
Nos.1-3 Little Aston Road (south side) are a pair of well detailed two storey late Victorian
semi-detached houses or villas which make a positive contribution to the character and
appearance of the conservation area and have group value with The Old Maltings just to the
west. However, at present they stand just outside the boundary of the conservation area.
•
There are currently no historic buildings within this large Character Area.
•
The school buildings are of no architectural or historic merit. On the positive side they are
low and relatively well screened from the road by trees.
•
The surrounding security fencing is probably necessary but is still unattractive.
•
Parklands is a recent development of flats (replacing a former semi-detached dwelling),
dominantly located by the side of the main road, which local stakeholders consider to be
poorly designed.
•
Beacon View, a former Children’s Home, is a 1970s building which is currently vacant and
vandalised, and which is clearly visible from Little Aston Road. This site is likely to be
redeveloped in the near future. Care will need to be taken to ensure that any new
development is sympathetic to the character and appearance of the conservation area.
Character Area 8: Baytree House
Baytree House is a modern residential care home formed by two two-storey red brick
buildings with concrete tiled roofs. It is surrounded by a private garden and car park, which
are accessed from the north end of Erdington Road. The modern buildings are currently well
screed by semi-mature tree lines, with a number of older trees providing some established
character.
The site occupies the corner of Erdington Road and Little Aston Road and faces The Croft.
As such, it has an important influence on the setting of the more historically interesting parts
23
of the conservation area. The trees within this area also make an important contribution to
the setting of The Croft.
The buildings in this area are of no particular architectural or historic interest.
Except for the contribution made by the trees located in this area its contribution to the
character and appearance of the conservation area is neutral.
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PART 3
8
9
THE MANAGEMENT PLAN
Summary of Issues
•
Nos. 1 and 3 Little Aston Road currently stand outside the conservation area
boundary, but are considered to make a positive contribution to its character and
appearance.
•
The horse chestnut trees on The Croft have been affected by phytopthora and
several have had to be removed, whilst others will require removal in the near future.
However, they are gradually being replaced with disease-resistant sweet chestnut as
trees reach a point at which they need felling.
•
Busy and fast moving traffic despite the 30 mph speed limit.
•
Road improvements of the 1960s or later have resulted in parts of the conservation
area being dominated by wide roadways, open pavements, and a number of
somewhat neglected open spaces.
•
The Croft is generally well managed as a public open space, and recent
improvements in the area around War Memorial are to be commended – however,
improvements would be welcome in other parts of the conservation area, and
particular attention might be given to the quality of boundaries around public open
spaces.
•
The loss of architectural details and boundary features is resulting in a gradual
erosion of the area’s historic character and appearance. A new Article 4 Direction
could control permitted development rights (such as the use of plastic windows/doors;
converting front gardens to parking spaces and the loss of front boundaries; the loss
of chimneys; and the replacement of traditional roofing materials) on locally listed
buildings within the conservation area where they are single family dwellings.
•
The conservation area contains a number of sites that are likely to be redeveloped in
the near future. It is important that new development is sensitively designed to fit in
with the surrounding conservation area and listed buildings.
Conservation Area Boundary Review
As part of the survey work for the Character Appraisal, and following recommendations made
by the local community during the stakeholders’ walkabout on 30th April 2009, a small
addition is proposed to the south of the conservation area to include Nos. 1 and 3 Little
Aston Road. This is the only boundary change currently proposed. However, it is noted that
Character Areas 6, 7 and 8 contain few buildings or spaces that contribute positively to the
character and appearance of the conservation area. It is recommended that the continued
designation of these parts of Aldridge within the conservation area is monitored, so that the
Council may take a view in future as to whether their designation achieves the role intended.
10
Proposed additions to the Local List
The following buildings are proposed to be added to Walsall Council’s list of locally significant
buildings (the ‘Local List’). Locally Listed buildings are protected under Policy ENV28 of the
25
Walsall Unitary Development Plan, and whilst they do not have the statutory protection
afforded to ‘listed’ buildings, which are listed under the Planning (Listed Buildings and
Conservation Areas) Act 1990, the Council will ensure that all applications for change which
would affect locally listed buildings are particularly carefully considered. In addition, there is
a presumption that all locally listed buildings should remain, so any applications for
demolition are likely to be refused. The preparation of guidance for the owners of locally
listed buildings, explaining the significance of owning such a building and setting out how the
Council will deal with applications for change in the future, would be welcome.
The proposed additions to the local list in the existing and proposed Aldridge Conservation
Area are as follows:
1
Aldridge Court, Little Aston Road
A substantial mansion of circa 1860 with an associated stable block standing in terraced
grounds with mature woodland planting. Two storeys in dark red brick with a hipped slate
roof with broad eaves. The south east elevation is of three bays with a centrally placed porch
and canted bay windows to either side at ground floor level. Two sash windows above each
bay window. Quoins and window surrounds in white painted stucco and white painted
brackets to the eaves over the central bay. Numerous chimneys add interest to the roofline.
Reason for local listing: An important historic building overlooking the eastern entrance to
the conservation area, and providing an example of high quality gentleman’s country
residence of the mid 19th century.
2
The Old Malting, Little Aston Road
A two-storey industrial building built circa 1800 in red brick with a clay tile roof, shallow brick
arched window headers and enclosing three sides of a yard. They have been refurbished
and converted for residential use.
Reason for local listing: An unusual example, although altered, of early 19th century buildings
representing a rural industry. They make an important positive contribution to the historic
and architectural interest of the conservation area.
3
Cemetery gatehouse
A small, single storey structure of the late 19th century. Machine clay tiles roof and raised
cross on ridge. Gabled entrance gateway facing The Green with Gothic details to
timberwork, carved decoration and inscription (not fully decipherable – AD MAJOREM DEI
GLORIA?……………). Sandstone plinth.
Reason for local listing: A well detailed, unaltered, building which adds greatly to the
streetscene.
11
The Article 4 Direction
Under schedule 2 of the General Permitted Development Order (GPDO) 1995, and as
amended in 2008, planning permission is not required for a range of minor alterations or
extensions to family houses which are considered to be ‘permitted development’. However,
in conservation areas greater restrictions automatically apply and planning permission is
required for alterations such as the addition of dormer windows, the installation of particular
types of cladding, the erection of satellite dishes on a wall or roofslope facing a highway, and
26
extensions over a certain size. Recent changes (2008) have also removed the necessity of
applying for planning permission in a conservation area for solar heating panels on the front
facing roof of family dwellings, though permission is required for locating them on the frontfacing wall. Since 2008, planning permission is also required for new boiler flues and or soil
vent pipes on the front elevation.
However, the rules regarding the need for planning permission within conservation areas are
quite complex so it is always advisable to contact Walsall Council to check before
commencing any work.
Commercial properties, houses in multiple occupation (such as flats or bedsits) and listed
buildings have far fewer permitted development rights than family houses so it is likely that
permission will be needed from the Council for a wide range of alterations, including, for
listed buildings, alterations to the interior.
Articles 4 (1) and 4(2) of the 1995 Order enable local planning authorities to make certain
directions withdrawing permitted development rights. Article 4 (1) Directions can be used to
withdraw permitted development rights from any type of land or building, but they need to be
approved by the Secretary of State. Article 4 (2) Directions can be used to withdraw
permitted development rights for a range of alterations or small extensions to family houses
in conservation areas, and are served by the local planning authority concerned without
reference to the Secretary of State, after public consultation. The Council can use Article 4
(2) Directions to protect conservation areas from the sort of incremental minor alterations,
such as the loss of traditional windows, doors, roof materials or chimneys, which cumulatively
can have an adverse effect on the special character or appearance of that area. They are
particularly helpful in protecting the unlisted ‘positive’ historic buildings within a conservation
area which are in use as family dwellings from unsympathetic alterations which would
otherwise be permitted development.
The types of ‘permitted development’ for which planning permission can be required under
an Article 4 Direction are:
•
•
•
•
•
•
•
•
•
•
Small extensions to any elevation visible from the public highway;
Changes to the windows, window openings, and door and door openings;
The addition of any type of external cladding or surface treatment such as render;
Painting previously unpainted surfaces;
Changes to the roof including the addition of dormers or the demolition of chimneys;
Changes to roof materials;
The addition of a porch;
Changes to the land around buildings, such as paving or other hard surfacing,
fencing, sheds, garages and swimming pools;
Demolition or erection of boundary walls and fences, including gates;
Creation of vehicular access off the highway.
There are currently only two Article 4 Directions in Walsall Borough, neither in Aldridge. For
the Aldridge Conservation Area, an Article 4 Direction would be helpful in preventing the
further loss of historic details, but as it cannot be applied retrospectively, buildings which
have already been altered are unlikely to be improved.
27
At present (June 2009) the conservation area is not covered by an Article 4(2) Direction. As
many of the residential properties within the conservation area are of relatively recent
construction, dating from the early 20th century to the present, it is not considered that the
type of minor alterations that would be controlled by an Article 4(2) Direction are likely to
have a significant effect on their character. However, a number of unlisted older buildings
are considered to make a significant contribution to the area’s character and appearance
specifically including the locally listed and proposed locally listed buildings at No. 23 Walsall
Wood Road (Lee House), Nos. 48 and 50 Walsall Wood Road (Noddy Cottages), Moot
Cottages and Nos. 1 to 7 The Old Maltings. It is proposed that these properties should be
covered by a new Article 4(2) Direction to protect their contribution to the conservation area.
This would focus on the principal changes the Council wishes to control, namely:
•
•
•
•
•
•
Changes to the roofs and chimneys, including roof materials*;
Changes to the front elevations including new windows and doors;
Adding cladding or a new finish such as render or paint to an existing surface*;
The addition of a porch*;
Creation of vehicular hardstandings;
Demolition, alteration or replacement of front boundaries.
*Changes will only be controlled on elevations or roof slopes which face the public highway.
When the new Article 4 (2) Direction is served the Council should produce a new guidance
leaflet for owners of properties affected by it, setting out the requirements for planning
permission and explaining how the new Article 4 (2) Direction is to be applied. On or about
the day of serving, the Council should carry out a building by building photographic survey to
record the existing condition of each building and as an aid to possible enforcement action in
the future.
12
Opportunities for enhancement
Buildings or sites in need of improvement
(i) Sites on Little Aston Road
A number of sites along the route of Little Aston Road would benefit from enhancement.
These include:
•
•
•
•
•
•
•
•
•
Land next to the junction with Walsall Wood Road;
The car park adjacent to the Youth Theatre;
The grass verge on the south side of Little Aston Road to the north of High Street
The traffic island and grassed area adjacent to the junction with Noddy Park Road;
Land at the eastern entrance to the High Street;
The grass verge on the south side of Little Aston Road at The Croft;
The garden and car park of Aldridge Manor Youth Centre;
The grassed area to the south of the Aldridge Compass Suite;
Land to the west of Moot Cottages.
These areas might be improved by additional lawn care, the improvement or introduction of
boundary features, and by improvements to paving materials and street furniture as well as
additional tree planting and care.
28
The wall that runs alongside the roadside verge at The Croft would also benefit from
improvement, potentially making better use of the dark blue brick copings which survive on
part of its north western end. Alternatively, it might be totally or partially removed or replaced
with railings to increase openness across this area.
(ii) Site at the junction of Erdington Road and Portland Road
Another area of public space that might benefit from enhancement is the small grassed area
at the junction of Erdington Road and Portland Road. A new featherboard fence erected
along the garden boundary of No. 2 Erdington Road has a somewhat detrimental impact on
the quality of this space, which forms an entry point to the conservation area as well as the
setting of the listed building. This could be softened by the use of shrub planting or low
growing, loose canopied trees.
(iii) Beacon View, Little Aston Road
The derelict building at Beacon View is evidently a site with potential for enhancement,
although it will be necessary to ensure that any new development makes use of sensitive
design, including materials, scale, detailing and the placement of any new buildings, to avoid
having a negative impact on the appearance of the conservation area.
(iv) Two sites on Portland Road
Similarly, the vacant site on the south side of Portland Road, formerly occupied by Northgate
(No. 49) , would benefit from appropriate redevelopment. Proposals for redevelopment
should aim to retain the mature trees running down the west side of the site, and would need
to make use of sensitively chosen materials, detailing and landscaping, as well as being to
an appropriate scale, i.e. certainly not taller than surrounding historic buildings. Similar
considerations would need to be taken into account in considering proposals for the
redevelopment of the vacant land previously occupied by No. 35b Portland Road.
(v) The Croft
It has already been noted that the Council is committed to replacing diseased trees on The
Croft, and this will be carried out in the next few years. In addition, a new pathway is
planned, to link the eastern end of the High Street to the Children’s Play area and then
returning westwards in a gentle curve towards Rookery Lane. New benches (design
unspecified) are also to be placed on The Croft in three locations close to the avenue which
crosses the open space. Four picnic benches are also to be places on the north side of The
Croft, between the Play Area and Rookery Lane. It is hoped that the interpretation boards
which have been vandalised will also be replaced as soon as possible.
Concern has been expressed about the quality of the rebuilt boundary wall on the north side
of The Croft facing Little Aston Road, including criticism of the brick and coping details. Any
work within the conservation area must use the appropriate materials, following established
historic details, including the use of lime mortar and the correct pointing finish.
The metal fencing between The Croft and Portland Road is simple ‘park-style’ fencing which
appears to have been put in as a safety feature, probably to stop children running out into the
road. Despite some criticism from local residents, its’ removal would not therefore appear to
be desirable.
29
(vi) The western edge of The Croft
Along its western edge, the Croft adjoins the backyards, car parking areas and covered car
park access point for the 1960s redevelopment of Aldridge Town Centre. These features are
all negative and provide a significant visual intrusion to the conservation area. Whilst it is
unlikely that the rear of these buildings could be improved in the short term, the views in this
direction will gradually become more screened by trees planted along this edge of the open
space. Further tree planting might be used to increase this effect, particularly using species
that retain their leaves for a longer period in the autumn, such as oak, beech, or evergreen
species including holme oak, which would be particularly suited to the area’s soils.
Stakeholders have asked if the Council could prepare an Urban Design Strategy specifically
for this part of the conservation area. Whilst funding for this is unlikely, any new
development must adhere to the Council’s existing policies and the Council could enter
discussions with property owners in the area to see if long-term improvements can be
obtained, for instance, by providing new residential buildings along the west wide of Rookery
Lane to ‘enclose’ that side of the street and hide modern development in views across The
Croft.
Streetscape and public realm
Throughout the conservation area, pavements are almost universally covered in black
tarmacadam or concrete paviours, and there are no examples of any traditional paving, such
as Staffordshire blue brick paviours, in the public areas, although there is an occasional
example on private land, where they are used to pave alleyways and front pathways. Street
lighting is provided by tall modern painted steel columns, reasonably inconspicuous.
Street furniture is very varied and therefore incohesive. There are simple park benches at
The Croft; reproduction Victorian wood and cast iron seats in the cemeteries at The Green;
and modern black metal and wood benches, the result of a recent environmental
enhancement scheme, around the War Memorial. Litter bins are mainly black plastic.
Highways and pedestrian safety
Traffic calming measures are required to reduce the speed of lorries and cars using Little
Aston Road, although concern has been expressed by local residents about the use of speed
humps. An additional pedestrian road crossing point is required at The Croft to reduce the
effect of this road as a barrier to movement between the north and south parts of this area.
Another possible crossing could usefully be located on the dual carriageway part of Little
Aston Lane opposite Bakers Lane.
Because there are no public open spaces (apart from the streets themselves) there are very
limited opportunities for enhancement within the conservation area, other than the
improvement of individual buildings as detailed below.
The Council has published a Highway Maintainability Audit which has been developed to
ensure that work carried out on the public highway takes on board the future maintenance
implications and the cost to the authority. A copy is available on the Council’s website (insert
weblink).
30
Trees
Trees are a vital part of the Aldridge Conservation Area’s character and appearance. As part
of the appraisal process, trees that make a positive contribution to the character and
appearance of the conservation area have been identified and recorded, including details of
their species, stage of maturity and approximate height, with notes on their condition where
appropriate.
Policy guidance for tree management
Reference should be made to the policies contained within the draft Urban Forest Strategy
and in particular the General Policies for Tree Management.
•
Policy 1: The Council will ensure that the tree population continues to be protected,
developed and expanded where appropriate.
•
Policy 2: The Council will aim to provide a sustainable, high quality tree population.
Where appropriate the Council will aim to plant trees of local provenance. These will
be planted to maximise habitats for wildlife and to encourage biodiversity.
•
Policy 5: The Council will foremost consider its obligation to ensure the health and
safety of both people and property when undertaking management decisions in
relation to trees.
•
Policy 6: The removal of any tree will be resisted unless there is a sound
arboricultural, silvicultural or safety reason to indicate otherwise, or in the case of
development sites appropriate mitigating measures are taken in accordance with
current planning policies.
UDP policies ENV 17 “New Planting” and 18 Existing Woodlands, Trees and Hedgerows” are
pertinent and require the Council to ensure the planting of new trees and positive
management for its existing ones.
Public realm tree planting
The comprehensive survey of trees within the conservation area identified areas that have a
diverse and rich population of trees, which make an important contribution to the rural
character of the area. However, in other areas the low density of tree planting, paucity of
mature trees, and lack of diversity or appropriate management were identified as causes of
the loss of this character. Areas of particular concern are focused along the western part of
Little Aston Road, which was affected by landscape works associated with construction of the
town centre bypass and recent landscaping works to this. The Management Proposals Map
identifies areas where public realm works might help to enhance the character and
appearance of the conservation area. These should include planting of a mixture of
deciduous and evergreen tree species to increase the density and variety of species present,
although, ideally tree planting should favour larger species that are tolerant of the neutral to
acid soil conditions and potential for dry conditions that are likely to affect the area. Making
use of the local stock of black poplar, identified as a feature of the woodland at Aldridge
Court, would also be of benefit to local biodiversity and local distinctiveness.
Parkland Tree Planting
The Croft provides a large area of parkland within the heart of the conservation area, which is
popular as a community facility. Tree planting in this area includes a small number of mature
31
trees including oak, beech and horse chestnut, focused in its north west corner. All of these
species are subject to diseases which is a cause for concern. Other tree planting at The
Croft is mostly in a semi-mature state, except where sapling trees have been used to replace
horse chestnuts which have been removed as a result of disease. The majority of this tree
planting is made up of London plane, horse chestnut and beech, with a smaller number of
maples. The reliance on just three botanical tree families for this parkland planting does pose
a risk as a result of loss to disease, which has been demonstrated by the affect of
phytopthora on the horse chestnut avenue. Future planting should aim to increase the
diversity of tree species within The Croft and might also aim to increase the variety of colour,
as well as introducing a structured evergreen element.
The western edge of The Croft in particular has been identified as an area that would benefit
from additional tree planting to help screen the intrusive views to the rear elevations of
modern buildings in the town centre precinct and associated car parks.
Trees in private gardens
Anyone proposing to carry out works to trees in a Conservation Area must give six weeks
written notice to the Council. A number of large trees located in private gardens were
identified as making a positive contribution to the character and appearance of the
conservation area. In a number of instances important trees were located within vacant sites
which are likely to come forward in the near future for redevelopment. The Council will
require detailed tree surveys of prospective development sites and, where trees are to be
retained in new developments, proposals demonstrating that the trees will be suitably
protected from damage during construction will be required. If a preserved tree dies of
natural causes, has to be felled due to its dangerous condition or is destroyed illegally, a
replacement tree is a statutory requirement by law at the discretion of the Council. Any
replanting should be of an appropriate species which respects the historical context and size
of plot. The size, species and location of replacement trees will be at the discretion of the
Tree Officer. All work will be undertaken by a qualified contractor. Significant views of trees
should be retained.
13
Policies
Policies for the maintenance and enhancement of existing buildings
Generally, the buildings in the conservation area, and within the proposed extension, which
are family houses have been well maintained. The biggest threat comes from unsympathetic
alterations such as the use of concrete roof tiles, uPVC windows or the loss of front
boundaries. In the case of listed buildings these changes are controlled through the
requirement for listed building consent for alterations that would affect the character and
appearance of the building. However, unlisted family dwellings receive permitted
development rights which, in normal circumstances, provide permission for these alterations.
However, where these minor works would affect the character of buildings within a
conservation area, the Council can use an Article 4(2) Direction to require owners to apply for
permission before making alterations. The majority of single family dwellings within the
conservation area are buildings constructed after 1920. Older, unlisted buildings identified as
of local historic or architectural interest include the locally listed buildings at Nos. 48 and 50
Walsall Wood Road and Lee House, as well as the converted building of The Old Maltings,
which has been identified as a proposed locally listed building. It is proposed that an Article
32
4(2) Direction should be used to provide an additional protection for the contribution that
these buildings make to the conservation area.
•
Regular maintenance should be carried out to prevent, or at least delay, the need for
significant repairs. Where repairs are necessary they should be carried out using
traditional materials that do not damage the character of the building.
•
There should be a presumption against alterations to buildings which adversely affect
their character and appearance or that of the conservation area. Where inappropriate
alterations have already been made, private owners should be encouraged to restore
the historic character of the building, for example by reinstating appropriate sash
windows or removing unsightly additions.
•
The distribution of Council guidance leaflets on a variety of issues might help to
encourage private owners to improve the appearance of their buildings and prevent
unnecessary deterioration. The negative impact of poorly maintained buildings on the
street scene as a whole should be emphasised. Suggested leaflets include:
o
o
o
o
o
o
Living in the Aldridge Conservation Area (including the Article 4 Direction
information);
The historical development of Aldridge (potentially to be produced in
collaboration with the Aldridge Local History Society);
Looking after your historic building;
The control of trees;
Front gardens and boundaries;
Locally listed buildings.
Policies for new development
All new development in the Aldridge Conservation Area should be in accordance with local
plan policies contained within the Walsall Unitary Development Plan (adopted 7th March
2007). These include Policies WA5, ENV29 and ENV28 regarding development in
conservation areas and the protection of locally listed buildings, as well as Policy ENV27
regarding the protection of buildings of historic and architectural interest.
The Council is currently preparing a Local Development Framework (LDF) which will replace
the adopted UDP in stages. This is intended to simplify the planning system and make it
more responsive to people’s needs.
The four Black Country local authorities of Dudley, Sandwell, Walsall and Wolverhampton
are also preparing a Joint Core Strategy for the Black Country in partnership with the
community and other key organisations. This will set out the vision, objectives and strategy
for future development in the Black Country up to 2026 and beyond, and will form the basis
for Walsall’s emerging LDF. It will take into account existing and emerging regional and
national planning policies and guidance, including the government’s Planning Policy
Statements, the West Midlands Regional Spatial Strategy (RSS), proposed and emerging
revisions to the RSS and other local plans and policies.
The RSS sets out the broad strategic framework for planning within the West Midlands
region. It contains policies about the general patterns of development in the built up areas
and the countryside across the region.
33
Within this broad policy framework, there is also more specific local guidance on the design
of new development. Developers should refer to urban design guidance contained in
Designing Walsall, a Design Guide adopted by Walsall Council as a Supplementary Planning
Document (SPD) in February 2008. This document sets out detailed planning policy
guidance on the principles of good design in Walsall, and supports policies in the UDP as
well as the emerging Black Country Core Strategy relating to urban design, landscape design
and public art.
As a general rule, all new development within the Aldridge Conservation Area should:
•
•
•
•
•
•
Preserve the historic street pattern;
Preserve the existing plots and their boundaries;
Be of an appropriate scale, form and density;
Use traditional materials and details including roof patterns, fenestration schemes and
landscaping;
Preserve or enhance the sense of spaciousness and greenery which currently exists;
Reinforce the character of the conservation area as a tranquil rural community.
Discussions are currently (June 2009) taking place about a proposed residential
development around the modern rectory and the replacement of the existing church hall with
a new building. Whilst the demolition of the existing building would be welcome, any new
buildings must very carefully designed to blend in with the conservation area. Most
importantly, the rural qualities of this part of the conservation area must be ‘preserved or
enhanced’ so the loss of any green open space should be resisted by the Council. In
addition, the creation of further road traffic along The Green is a major cause for concern as
this could again adversely affect the tranquil, rural qualities of this part of the Aldridge
Conservation Area.
14
Managing the conservation area
Priorities for action
The following Priority Actions are considered to be necessary, in order of priority:
•
•
•
•
•
•
•
•
Adopt this Management Plan as a Supplementary Planning Document;
Designate the proposed extension to the conservation area, to include Nos. 1 and 3
Little Aston Road (south side);
Designate the additional locally listed buildings and prepare a leaflet with policy
guidance for owners of locally listed buildings;
Serve a new Article 4(2) Direction on the locally listed buildings;
Prepare householder guidance for the Aldridge Conservation Area;
With Highways, consider traffic calming measures in and around the Aldridge
Conservation Area and specifically at The Croft;
Consider improving pedestrian crossing facilities over Little Aston Road, potentially
including a new crossing at The Croft;
Consider public realm improvements at selected sites including additional tree
planting on the western edge of The Croft to provide mitigation for the intrusive impact
of unsightly rear elevations of modern commercial buildings.
34
Resources and decision making
Walsall Council will continue to coordinate the management of the Aldridge Conservation
Area and will ensure that the Priority Actions above are carried through. The Council will
ensure that decision making procedures and policy changes are implemented as required.
The Council will also prepare technical guidance and inform the community when the new
conservation area is designated and the Article 4(2) Direction is served.
Conservation Area Advisory Committee
To assist in its pro-active management of all of the Borough’s conservation areas, the
Council could consider establishing a Conservation Area Advisory Committee (CAAC) as
recommended in English Heritage’s 2006 document Guidance on the Management of
Conservation Areas. This could bring together local residents, councillors and other interest
groups, including local amenity societies and representatives from the various professions
(surveyors, architects and town planners) involved with the protection of the historic
environment in Walsall. The CAAC would provide the Council with detailed advice and
assistance on applications for change within or on the edges of each conservation area, and
would probably meet on a monthly basis.
Planning powers and enforcement
The Council must have regard to the desirability of preserving or enhancing the character
and appearance of the Aldridge Conservation Area when considering applications for new
development within or on the edges of the conservation area. Along with the Walsall Design
Guide, Designing Walsall, this Character Appraisal and Management Plan will help the
Council determine such applications in an informed way. These documents also have an
educational and cultural role in that they provide information to the local community about the
special features of the area in which they live or work.
The Council will be proactive about enforcement in the conservation area, and using the
photographic records when necessary, will take enforcement action where negotiation has
failed to produce a satisfactory result.
Monitoring and revision
As recommended by English Heritage in its 2006 publication, Guidance on the Management
of Conservation Areas, it is essential to monitor the conservation area and to review these
documents on a regular basis, ideally no later than every five years.
Changes to the conservation area can be sudden, such as through the construction of a new
building, or more gradual, such as small alterations to family houses. It is also possible that
properties may become dilapidated and neglected, sometimes through no fault of the
owners. Monitoring these changes, and reacting to them in a positive way, is dependent
upon the Council providing the necessary resources, particularly in terms of planning and
conservation staff. The continued appointment of both a senior and possibly a more junior
full time conservation officer is absolutely necessary if the Council is to provide the historic
built environment of Walsall with suitable protection.
35
A dated photographic survey of the Aldridge Conservation Area has been taken as part of the
survey work for these documents. This will need to be supplemented by a photographic
survey which will need to be produced when the new Article 4(2) Direction is served. It may
be necessary to supplement this photographic survey with a visual inspection noting down
specific features, such as roof materials, windows, front doors and front boundaries, which
cannot always be recorded by a photograph. This should be updated on a four year cycle for
monitoring and enforcement.
The photographic surveys could be carried out by the local community, for example by local
historians or representatives from local amenity societies, or even, under professional
supervision, by students or older school children. Information could be stored electronically,
perhaps by using an Access database, recording the individual buildings or their features.
The use of an Access database (or similar) allows the data to be ‘searched’, for instance, by
roof materials or window type. This will be useful in analysing how the conservation area is
changing over a period of time, and will provide an indicator of the Council’s effectiveness in
‘preserving or enhancing’ the conservation area as required by law. The degree and rate of
change will also suggest whether the Council needs to provide further guidance to property
owners.
A review of the Priority Actions also needs to be undertaken on an annual basis to ensure
that the actions are included on staff work programmes and the necessary Council resources
allocated to the various tasks required.
It should not be necessary to rewrite these documents when carrying out the five year
review. Rather, an addendum could be added detailing the changes which have taken place
over the last five years, particularly any major planning approvals, and the outcomes from the
photographic survey which should also have taken place in the intervening period. Finally,
the Priority Actions should be reviewed, and if they have not been resolved, they should be
moved forward into a new list of Priority Actions and the means of their rapid implementation
agreed.
Community involvement
These documents have been drawn up with the assistance of 15 local stakeholders who
attended the walkabout in Aldridge in April 2009, and who also provided written comments
following that meeting. The most important issues which these stakeholders identified were:
•
•
•
•
•
•
Want to protect the green open spaces and the rural qualities of the conservation
area;
New development is an issue - considers ‘Parklands’, Little Aston Road, to be poor
quality and is therefore concerned about the potential redevelopment of the adjoining
site – Beacon View;
A number of other sites, including next to the modern rectory, may come up for
redevelopment soon and stakeholders are very concerned that they are redeveloped
sensitively;
Key buildings outside the existing CA boundary include: The Elms Public House;
Victorian terraces in Leighswood Road; The Shrubbery in Erdington Road; and
Victorian houses in Portland Road;
Positive and locally listed buildings could be protected by an Article 4 Direction;
The Croft – concerned about the planned removal of diseased trees;
36
•
•
•
•
•
•
Poor quality and vandalised interpretation signage in The Croft needs to be replaced;
The damaged boundary wall on the north side of The Croft has not been rebuilt to
match;
Poor quality metal fencing between The Croft and Portland Road;
Would like to see improvements to the west side of The Croft which faces ugly 1960s
development – should there be an urban design strategy for this part of Aldridge?
Remove the graffiti on the wall overlooking the graveyard;
CA boundary review:
o Supports the addition of nos. 1 to 3 Little Aston Road (x2);
o Does not want to see any reductions to the CA (x2)
It is hoped that all of these issues have been adequately addressed in these documents, but
it is likely that further matters will be brought to the Council’s attention by the public
consultation exercise which will take place before they are placed before the Council for full
approval.
APPENDIX 1 MAPS
Map 1 Townscape Analysis Map
Map 2 Character Areas Map and Boundary Review Map
Map 3 Management Proposals Map
D RO
AD
LL W
OO
WAL
SA
Shutt Cross House
BS
HO
LE
HO
NE
LA
Noddy
Cottages
50
48
N
O
46
44
D
DY
K
R
PA
AD
RO
Lee
House
Aldridge Conservation Area
Map 1: Townscape Appraisal Map
(Not to scale)
Existing conservation area boundary
THE GREE
N
Proposed conservation area boundary
Listed Buildings
THE CROFT
ANE
Locally Listed Buildings
ROOK
ERY L
‘Positive’ Unlisted Buildings
Focal Buildings
Significant Views
PORTLAND
The Cottage
ROAD
Important tree/Tree group
Important public open space
Other important open green spaces
which contribute to the rural
qualities of the conservation area
This map is reproduced from Ordnance Survey material with the permission
of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery
Office © Crown copyright. Unauthorised reproduction infringes Crown
copyright and may lead to prosecution or civil proceedings.
Licence No. 100019529 (2009)
ROA
D
LL W
OO
D
WAL
SA
BS
HO
HO
LE
LA
NE
1
2
N
O
D
DY
RK
PA
AD
RO
Map 2: Character Areas and
CA Boundary Review
6
(Not to scale)
4
THE GREE
N
Positive Character Areas
5
THE CROFT
7
3
8
1
Walsall Wood Road
2
Hobs Hall Lane
3
The Croft
4
The Green
5
Aldridge Court / Little Aston Road
Neutral Character Areas
6
Back of Manor House /
Little Aston Road (west)
7
8
Baytree House
D RO
AD
LL W
OO
WAL
SA
Shutt Cross House
HO
BS
HO
LE
LA
NE
Noddy
Cottages
50
48
N
46
O
D
DY
44
K
R
PA
AD
RO
Lee
House
Map 3: Management Proposals
THE GREE
N
(Not to scale)
THE CROFT
ERY L
ANE
Proposed conservation area boundary
ROOK
Proposed Locally Listed Buildings
Locally Listed Buildings
‘Positive’ Unlisted Buildings
PORTLAND
The Cottage
ROAD
ADD
Proposed Article 4(2) Direction
Potential for Public Realm Enhancements
including tree planting
Area requiring additional traffic calming
& protected pedestrian crossing facilities
D RO
AD
LL W
OO
WAL
SA
176
175
173
172
Shutt Cross Housee
174
BS
HO
173
LE
HO
171
NE
177
LA
170
178
169
168
Noddy
50
Cottages
166
48
115
N
46
O
D
DY
44
181
180
Lee House
167
114
AD
RO
183
184
116
RK
PA
182
166
117
179
165
185
185
119
164
186
121
163
190
161
160
189
120
122
162
188
118
127
126
198
187
124
112
110
111
108
109
107
104
106
105
123
103
125
129
128
113
142
97
96
ROOK
ERY
29
30
96
98
90
92
93
Highgate Conservation Area
LANE
102
136
101
139
137
100
131
159
130
138
146
91
157 158 155
14
132 143
145
99
12
133
147
153
10
135
191
150
13
144
95
151
9
THE GREE
156 154 192
N
94
15
11
134
8
194
16
193
149
17
7
18
148
195
THE CROFT
197
20
196
19
5
25
21
66
68
26
6
67
22
4
43
73
23 42
69
89
27
87
71
3
77
75
70 72
40 41
24 39
84
88
80
36 38
44
65
76
74
2
79
45
35 37
81 82
78
46
64
83
The Cottage
28
47 62
1
49
PORTLAND
57
ROAD
48
61
34
50
32
31
51
85
86
Map 4: Aldridge Tree Survey
July 2009
(Not to scale)
Tree Line/Group
33
52
Important trees
54
58
55
59
60
Licence No. 100019529 (2009)

aldridge conservation area character appraisal

Transcription

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