NORTHBOROUGH CONSERVATION AREA APPRAISAL
REPORT AND MANAGEMENT PLAN
Prepared by:
Planning Services, Peterborough City Council
Date:
August 2010
NORTHBOROUGH CONSERVATION AREA APPRAISAL
1
REPORT AND MANAGEMENT PLAN
CONTENTS
1.0
INTRODUCTION
2.0
SCOPE OF APPRAISAL
3.0
NORTHBOROUGH CONSERVATION AREA
4.0
HISTORY OF SETTLEMENT
5.0
ARCHAEOLOGY
6.0
LANDSCAPE SETTING
7.0
ANALYSIS OF THE BUILT ENVIRONMENT
8.0
TREES, HEDGES AND WALLS
9.0
TOWNSCAPE
10.0
DRAFT MANAGEMENT PLAN
11.0
CONTACTS AND REFERENCES
Annex 1
1.1
1.2
1.3
1.4
1.5
1.6
Maps
Conservation Area Boundary
(Extract from) County of Northampton Enclosure Map for the parishes of
Helpston, Deeping Gate, Northborough, Glinton with Peakirk 1819
The Northants Ordnance Survey 1885-1892
The Northants Ordnance Survey 1902-1904
The Northants Ordnance Survey 1938
The Northants Ordnance Survey 1975
Annex 2
2.1
2.2
2.3
2.4
2.5
The Evidence Base
Building Periods
Protected Buildings
Roofing materials
Buildings demolished in the 20th century
Townscape analysis map
Annex 3
Annex 4
Annex 5
Annex 6
Management and Proposals Plan
Listed buildings
Statutory Planning Policies
Effect of Conservation Area Status
2
1.0
INTRODUCTION
Conservation Areas are “…areas of special architectural or historic interest, the character or
appearance of which it is desirable to preserve or enhance”. Planning (Listed Buildings &
Conservation Areas) Act, 1990. The protection of an area does not end with conservation area
designation; rather designation demonstrates a commitment to positive action to safeguard
and enhance the character and appearance of the area.
The City Council has a statutory duty to review its Conservation Areas and ‘draw up and
publish proposals for the preservation and enhancement of these areas’. A character appraisal
is a way of identifying the key features that define the special character of the area and identify
proposals for enhancement. It is important that all those who have an interest in conservation
areas are aware of those elements that must be preserved or enhanced. All Conservation
Areas are being reviewed to produce up to date character appraisals.
The purpose of this report is to assess the historic and architectural qualities of Northborough
Conservation Area and make proposals for the future management of the area over the next
10-15 years to ensure that its special character and appearance are retained and enhanced. It
is expected that further periodic reviews will take place with residents during this period. The
information will be used as a basis to monitor the general appearance and condition of the
Conservation Area and assessing progress in implementing the Management Plan.
The report can be viewed/downloaded at www.peterborough.gov.uk and inspected at Planning
Services, Stuart House, St Johns Road, Peterborough. Copies are available on request.
The character appraisal will:
 identify the areas special character
 review existing conservation area boundaries
 provide guidance when considering planning proposals that affect the area
 make proposals to ensure the areas special qualities are retained and enhanced
 establish a measurable built environment baseline to allow re-survey so that changes
over time can be identified, measured and management regimes adjusted
The Northborough Conservation Area Appraisal and Management Plan was adopted on
7th September 2010 as City Council approved planning guidance and will be a material
consideration when making planning decisions and considering other changes
affecting the area to ensure that its special character and appearance is not harmed.
2.0
SCOPE OF APPRAISAL
The appraisal area covers the existing conservation area and adjoining areas of historic and
architectural significance where these have influence on the conservation area. (Annexe 1.1)
The conclusions and recommendations reflect the wider appraisal investigations.
The appraisal records various facets of the conservation area’s built and natural fabric in a
series of databases. This is the foundation for the Draft Management Plan comprising of
proposals for future policy and for practical management initiatives. The appraisal reflects the
advice given by English Heritage on Conservation Area Appraisals & Management Plans.
www.english-heritage.org.uk
3
3.0
NORTHBOROUGH CONSERVATION AREA
Northborough is located some 7 miles to the north of Peterborough and lies ¾ mile east of its
neighbouring village Maxey. The settlement is located on slightly elevated ground on gravel
soils. The landscape character is broadly flat open farmland with ditches and fragmented
hedgerows forming field boundaries.
The conservation area was designated by Peterborough City Council in 1976 and includes the
historic core of the village. The boundaries are shown on the map in Annexe 1.1 and by the
aerial map below and are currently defined as:
To the south: parts of Northborough Manor, Castle Farm, Manor Farm and gardens of
properties to Church Street
To the west: the B1443 (Lincoln Road) and the former school, Lincoln Road
To the north: the rear boundaries of properties to Church Street and Church Farm west of the
Northborough Primary School and Church Street
To the east: Paradise Lane
Boundary of Northborough conservation area
4
4.0
A HISTORY OF SETTLEMENT
The publication “The Book of Northborough” by Martin J Goodwin (pub. 2000) provides an
excellent account of the history of Northborough. This section does not seek to repeat this
book but interpret it, along with other information to present an understanding of how the
character and appearance of the present village has been shaped over time.
The Pre-Roman Period
There is considerable archaeological evidence to confirm that the area around the present
village of Northborough has been continuously inhabited for some 4000 years. Like the
parishes of Helpston, Peakirk, Maxey, Etton and Glinton, Northborough is located on the Fen
edge. Early man occupied and farmed the fertile dry land of the river Welland terraces and also
exploited the hugely productive nearby wetlands for fish, wildfowl, eels, reeds and other
resources. In nearby Maxey, ancient earthworks have been compared in significance to
Stonehenge; the long curcuses of parallel banks stretch for over a mile and are surrounded by
circles representing burials. The exact purpose of these is not known but it is certain that many
of the artefacts excavated close by have been dated to as far back as 1700 BC. Ancient
enclosures and earthworks extend into Northborough and are thought to date from the Bronze
and Iron Age periods. Over the subsequent 3000 years, later human activity has been
superimposed over the landscape and it is reasonable to conclude that the work of these
ancient people has had little impact on present day Northborough.
Roman Influences
Car Dyke was a Roman waterway linking Cambridge with Lincoln, via Peterborough along the
fen edge. It is thought that the dyke was both a navigation and part of a drainage system; it
divided the wet fenlands to the east from the higher river terraces to the west that could be
settled and cultivated. The Romans considered the dyke sufficiently important to protect with a
series of forts and one of these was constructed in Northborough, possibly close to the site of
Walderham Hall, at a strategic dogleg in the drainage system. The settlement of Northborough
was later established immediately to the west of Car Dyke on land protected from floods. (map
annexe 1.3). Therefore, the site of today’s village, immediately on the “dry” side of the Dyke
and the alignment of Pasture Lane and Paradise Lane are a direct result of the Roman
waterway.
The Dark Ages
Northborough is said to have belonged to the monastery of St. Pega, in Peakirk. St.Pega,
virgin sister to St Guthalc of Crowland, lived as an anchoress at Peakirk, (the nearest area of
permanently dry land to Crowland) in the early 8th century. During the 9th and 10th centuries
the area was frequently ransacked by Danish and Vikings and it is thought that settlements
were erected, destroyed and re-erected.
Some historical sources state that a large Saxon church was established in Peakirk in the 10th
century and this would also have administered over Northborough. However early place
names are said to include Norchurch, perhaps indicating that a church existed in the village at
one time. Many other villages in the area such as Helpston, Longthorpe and Glinton were
established during Saxon times when climatic changes resulted in the flooding of the river
terraces and settlements moved to higher ground. The Northborough we know today was
likely to have been established in Saxon times, just above the flood meadows of the River
Welland.
There are no archaeological records to confirm Saxon settlement. However, evidence from
elsewhere would suggest that early Northborough could have consisted of a group of wooden
houses with straw thatched roofs, each set in its own enclosure. Other nearby enclosures
allowed stock to be kept close at hand. On drier ground beyond the cluster of houses and
home closes and to the west, the Saxons established the communal open field system of
agriculture, whilst the fens would have provided a rich source of fish, wildfowl and reeds and
withies.
5
The illustration left, of Wichamstow
(from an article by Roland
Williamson) gives a good idea of
what Northborough may have
looked like before the Norman
Conquest.
Medieval Northborough
Northborough was not recorded in
the Domesday Book but by 13th
century, a separate manor is
reported as held by the de la Mare
family, rented from the Abbott of
Peterborough.
The Church of St Andrew originates from the 12th century and was substantially rebuilt in the
13th century in the Early English style that is seen today. 100 years later, the Manor House
was erected. The statutory list attributes the Manor House to the de la Mere family; J Martin
Goodwin states that it was built by Roger de Norburgh, Bishop of Lichfield and Coventry 1332 1360. It is known that the church owned the local limestone quarries and controlled the supply
of stone. Both the church and the manor buildings were constructed in Barnack stone,
probably part worked in the quarries and transported down the Welland by barge for final
dressing and positioning in the buildings. The very large south chapel of the church was
constructed during the same period as the manor house. Medieval churches and other
ecclesiastical buildings were constructed to convey a message of the power and permanence
of the Church. In contrast, the average peasant would have existed in a timber framed and
straw thatched shanty.
A medieval peasants house (right)
The cottage illustrated is 13th
century dwelling reconstructed at
the Weald and Downland Museum.
Cottages in the Nassaburgh
Hundred would have had timber
framed walls with wattle and daub
infill panels.
The 1819 parish Enclosure Map
shows the positions of the great
openfields, Great Clay Field and
Little Clay Fields, Sweeting Tree
Gap Field and Windmill Hill Field. Well Moor Field and Tween Towns Field. These cultivated
fields are all to the west, or dry side of Car Dyke whilst Low Meadow and North Fen on slightly
lower, wetter ground to the south east would have been used for rich summer grazing. High
Meadow to the south west, is on ground a metre or so above the general land level and so
would have provided dry winter grazing. Evidence of the cultivated ridge and furrow strips and
headlands is recorded on the Sites and Monuments Record immediately east of the A15
bypass just north of Maxey Cut.
The relationship of Northborough Manor and Walderam Manor to the east is not clear.
However, with its position on reliably dry ground astride the main route between Peterborough
and Lincoln, it seems Northborough became the more dominant.
6
Over the late medieval and post medieval periods, we can build a picture of a settlement of
timber and straw single storey cottages clustered around the dominating stone church and
manor house. Cottages would have been set in their own small paddocks, enclosed with
woven willow hurdles where vegetables were grown, whilst the manor house would have had
herb gardens, possibly a small vineyard and fishponds. Beyond the village were open fields to
the west and to the east were the wide expanses of fen. Peasants would have worked
communally to pay dues to the landlord and on their allotted strips in the open fields. There
was a network of well worn paths and tracks to the open fields and fens. Some of these can
still be traced in the line of, for example, Pingle Lane and the footpaths radiating from the
village centre. Thus, the current winding street pattern and some paths and tracks can be
traced to the medieval period, together with the church and manor and associated landscape
features such as the ponds to Northborough Manor.
The 17th and 18th Centuries
The establishment of a turnpike trust in 1755 on the road between Peterborough and Lincoln
would have meant regular traffic passed immediately beside the village. Northborough was no
isolated backwater but its population grew only slowly, from 192 in 1801 to 212 by 1881.
The only surviving buildings from before the 17th century are the church and the manor house.
This is significant in a number of ways. Firstly, they are stone buildings. From medieval times
into the 15th century, the church controlled the quarries and availability of stone. By the 17th
century this grip was loosened. By this time the surrounding woodlands had been extensively
felled and there was a great shortage of timber. Therefore stone began to be available for
more general building use. Furthermore, an emerging breed of yeoman farmers and
professional classes began to profit from the newly reclaimed land, the start of enclosure and
the more scientific and technological approach to agriculture. These people could afford better
quality houses built of stone.
Cottages began to be built in their own closes or ‘home’ plots where beasts could be securely
grazed and vegetables and herbs grown, immediately beside the home. Many of these narrow
plots remain to the south side of Church Street and Nos. 10 and 27 Church Street are typical
examples.
Typical 17th century cottages
Houses from this period are invariably of one and a half storeys, with a long rectangular plan
form no deeper than 5 – 5.5m with a central chimney set on the ridge line. They are
constructed in massed limestone rubble, laid in strict courses, but with larger squared stones
(rough quoins) at corners and door and window openings. Typical doors were 3 or 4 planks,
ledged but not braced. In the early part of the century, windows would have comprised of oak
frames and mullions without glass but incorporating sliding shutters. By the end of the century,
leaded lights on wrought iron frames provided better weather protection. The longstraw
thatched roofs, often on hipped roofs, gave a comfortable, slightly untidy rounded appearance.
Partition walls continued the hazel or oak wattle and daub construction of the medieval period.
7
The distribution of 17th century houses shows that the village had begun to spread eastwards
from the cluster around the manor house and church along Church Street.
Typical 18th century cottages
Typical post medieval unglazed
window. (Werrington)
post medieval window with 17 th century
glazed lights.
17th / 18th century window frame with modern glazed lights
(10 Church Street)
Today, no windows or doors to vernacular cottages
from before 1800 remain in a relatively intact form.
Perhaps the dormer windows to 10 Church Street
contain 18th century frames but with more recent (19th c)
casements, but these are sole survivors.
By the 18th century, local commissioners were
appointed to improve and maintain the main roads,
enclose fields and commons and drain the fen marshes to win new agricultural land. Their
works are still evident in the bridges across the drainage ditches.
18th century bridges across drain (shown on 1819 Enclosure Map) at Pasture Lane and Deeping St
James Road
8
The majority of new dwellings built were relatively modest cottages. Coursed stone rubble was
the favoured construction material being robust and relatively warm in winter and cool in
summer. Throughout the century, cottages continued to be one room deep and one storey
with attics, the dormer windows being set at wall plate level. 3 bay arrangements of windows
around a central front door was generally adopted, mirroring more formal Georgian houses;
chimneys added to symmetry, being placed at either gable end. These were increasingly
constructed in local brown brick, probably locally made. The 1819 Enclosure Map records a
field named “Bricklands” just north of The Pingle. Windows also changed. From the 17th
century leaded lights, by the 18th century cottage windows were more typically wooden
Yorkshire type horizontal sliding sashes to both ground floor rooms and attics. Longstraw
thatch remained a readily available and thermally efficient roofing material. Triple roll yellow
/buff pantiles began to be used on outbuildings.
The 18th century also saw the erection of a new Rectory. Many grand rectories were built in
this period, reflecting the ability of the church to benefit from generally increasing prosperity
and the central position the church still occupied in the lives of the great and ordinary people.
The extract from the 1819 Enclosure Map, combined with the buildings we see today and early
photographs of nearby settlements give a good idea of the character and appearance of the
village at the close of the 18th century. It is likely that some of the timber framed shanties of
the 17th century and before, continued to provide shelter for poor labourers and their families,
though it is not possible to be certain these are shown on the map or distinguishable from
more permanent dwellings.
The Enclosure Map shows a row of cottages to the south side of Church Street, each set in a
burgage type plot with a narrow frontage but long depth, typically 1-2 acre ‘home plots. Similar
patterns of settlement exist in Maxey and Orton Waterville.
Extract from 1819
Enclosure Map
showing extent and
form of the village
With enclosures, the local practice of stone wall building became more significant. With
individuals now owning land, there was reason to establish boundaries and make them secure,
especially around home closes. Cottage enclosures are typically constructed of field stones
(cornbrash) laid in strict courses on thin beds of lime and clay mortar. More formal 18th century
houses had more formal gardens and the construction of the walls that enclosed them became
more sophisticated using squared stones, often laid alternately with cornbrash to give a
decorative banded effect and capped with a roughly semi circular shaped stone coping.
9
So, at 1800, it is likely that Northborough consisted of the stone church, manor house, the
Manor, Church and Castle farmhouses and their farm buildings and around 30 cottages.
Some timber framed cottages remained, but many had been replaced by stone and straw
thatched dwellings. Cottages and houses were set in their own plots, and stone walls had
begun to replace the woven willow fences that previously enclosed closes. The traditional
open fields to the west were by now being subdivided into a patchwork of smaller fields,
surrounded by drainage ditches and quickset hedges. To the east, the fens were being
reclaimed and the Welland navigation improved.
Church Street was still single track, unmetalled, with wide grass verges, whilst the Lincoln
Road was maintained by Turnpike Trust and trafficked by a regular stage coach service
between Peterborough and Lincoln. By today’s standards, it would still have been a narrow
single track carriageway with a surface of compacted lime and clay.
The population was 192 people in 1801, so Northborough was a relatively small village.
However, there was sufficient wealth for the reconstruction of the Rectory.
The 19th and Early 20th Centuries
The Enclosure Act of 1819 prompted the end of the open fields and enclosure of common land
including Low Meadow and North Fen. Paths and lanes through the former open fields were
closed and the open landscape replaced by hedges and hedgerow trees surrounding small
fields. The Industrial Revolution brought steam power and finally deep ditches could be cut
and mechanically drained; South Drain and North Drain were both cut in the early 19th century
and the Welland effectively canalised.
However, the roads were still un-metalled and of varying width and informal alignment with
wide rough grass verges either side.
The 1819 Enclosure Map, 1886 – 1889 and 1902-1904 Ordnance Survey maps give detailed
information on the development of the village through the 19th century (See Annexe 1).
Unfortunately, there are few photographs or illustrations of Victorian Northborough.
Typical 19th century buildings – the chapel and the school
The buildings that survive today show that Victorian social and economic values had begun to
shape the village. The opening of the fen loop railway and station at Peakirk meant that
people and goods could be readily imported and exported. A school house was built in the
1870’s and industry including brick clay excavation and a timber yard provided alternatives to
employment in agriculture. The 1851 census records a rise of 68 people since 1801 to a total
of 260 people. The Methodist chapel gave an alternative place to worship. These buildings
were in brick with Welsh slate roofs, so for the first time, introducing construction materials
from outside the locality.
10
19th century domestic architecture continued the vernacular tradition of stone buildings with
narrow rectangular plan forms. These are an evolution of the 18th form with a symmetrical 3
bay plan and chimneys at each gable.
19th century domestic buildings
The big difference is that 19th century buildings could utilise good quality imported Baltic timber
and Welsh slates. As a result, there was now no need for a steep pitch roof containing attic
bedrooms so roof pitches became shallower. Thatch was becoming less feasible and Welsh
slate was cheap, durable and readily available via the new railway system. Collyweston slate
tended to be used only on more significant buildings. With improved 19th century glass
manufacturing, casement windows became larger and sash windows were introduced even in
quite modest cottages. A number of 19th century cottages retain original door, window and
other historic fabric, as illustrated below.
11
19th century cottage architectural detailing
Grander buildings such as the Rectory and Church Farmhouse (re-modelled in the 19th
century) also continued the symmetrical elevations of the 18th c continued but sash windows
contained fewer glazing bars, giving an almost uninterrupted view to the outside.
Houses re-modelled in the 19th century
Manor Farm late 19th C / early 20th c farmhouse
Church Farmhouse
Manor Farm was rebuilt in the late 19thc /early 20th century. The former Rectory (now The
Priory) includes windows from the early 18th with small panes, and windows from the late 19th
century. Thus, the building illustrates the development of sash window styles and technology.
These buildings also show the development of plan forms, from the simple “L” plan of Church
Farm to the more complex over- square and deep footprint of Manor Farm.
12
These larger houses have tended to retain original detailing more consistently than vernacular
cottages, as illustrated below.
Architectural detailing to 19th century houses
By the third quarter of the 19th century, stone copings to boundary walls had begun to be
replaced by half round bricks and towards the end of the 19th century, brick walls had began to
replace stone walls.
The 19th century also saw the erection of sheds as stores for food, winter shelter for animals
and as workshops and stabling, cart sheds and privies. Dovecots were also built. Thus, a
great number of small outbuildings sprang up, mainly to the rear of existing cottages and within
existing farm complexes. This is clearly shown by comparing building footprints on the 1819
Enclosure Map and 1902 OS maps. The census shows a wide variety of occupations but most
people were in agriculture or agriculture related work.
13
18th and 19th century farm buildings
The geographical form of Northborough remained compact as most new buildings infilled
existing frontages. Exceptions were the row of new Victorian cottages sprang up on Pingle
Lane (possibly in association with brick clay extraction) and the school. By 1891 the population
had risen to 227 people, 20 more than in 1801.
The 20th Century
The interwar period had little effect on Northborough. The 1938 OS map shows that typical
public and private houses and bungalows were built along both frontages of Lincoln Road.
Infill housing also appeared but these did not replace existing buildings, being constructed
within former closes. These are constructed in imported machine made bricks and tiles, and
incorporate factory made windows and doors. Significantly, these dwellings also incorporated
a drive and space to park a car.
Interwar housing, Lincoln Road in brick and machine made tiles and incorporating
space for a motor car.
Even into the 1950’s, Northborough had not greatly changed since the 19th century. However,
the second half of the 20th century brought major change. The plan in Annexe 2.3 is an extract
from the 1902 – 1904 OS base with buildings demolished in the 20th century marked in red.
Most of these buildings are still present on the 1938 – 1953 OS map, so demolition must have
been in the second half of the 20th century. The age of the smaller dwellings is not known but
likely to have been 17th and 18th century with possibly some earlier buildings. Evidence of
some part demolished post medieval structures still exist, for example, the barns to Manor
Farm clearly contain stone mullioned windows, pointing to the existence of an earlier dwelling
of at least early 17th century in date.
The maps of 1938 - 1953 and 1975 show that the major changes occurred during the third
quarter of the 20th century. Whole frontages of Church Street and Lincoln Road were
developed and the Granville Avenue / Castle Drive / Clare Road / Claypole Drive estate was
constructed. Within just a few years, the settlement had more than doubled in size and
population and dwellings from the period 1950 – 1975 outnumbered buildings from all previous
14
periods put together. By 1981, the population had risen from just over 200 at the turn of the
century, by more than a thousand to 1280 people. This new development reflected the 20th
century approach, with buildings uniformly spaced and set back with open plan front gardens.
Left: Castle Drive. Housing typical of the
period 1960 – 1985
Increasing car ownership brought the
need to accommodate the car.
Lincoln Road became the A15 trunk
route. The eastern part of Church
Street was straightened to a generally
consistent width, tarmaced, and
concrete kerbs and street lights
installed. The character of the village
had fundamentally changed from a
pedestrian based settlement to a
village adapted for car travel.
Post 1975, new building continued with further development taking place on Pingle Lane, The
Pingle and Church View.
Today, almost no cottage or small house retains windows, doors or other features from before
1950 and in some cases thatched roofs have been replaced by concrete tile. Terraces of
small cottages have been amalgamated into larger dwellings. Barns and other agricultural
buildings around cottages have also been converted to residential use.
By 1991 the population had grown to 1263, an increase of 1036 or fivefold since the 1891
census.
Village streets adapted for cars with straight alignments, kerbs and concrete light standards.
15
16th - 19th century buildings greatly changed in the second half of the 20th century
Even into the early 1960’s, most people who lived in Northborough would have worked in the
village or in adjoining villages. There were 3 active farms, several individual farmers with small
holdings, a market gardener, poulterers and of course village shops, post office and public
houses. By the 1970's, almost universal car ownership enabled people to commute to work,
shop at supermarkets and travel out of the village for leisure and entertainment. At the same
time, employment in agriculture had greatly diminished. As a result, local shops, village pubs
etc have closed and also been converted to dwellings.
Post 2000, the pressure for more housing continues. This has taken the form of infill,
individual houses throughout the village, including the conservation area and estate
development, notably along the Deeping St James Road. The design of many new buildings
bears little relationship with the traditional form of building.
Old and new
Old and new
Much of the new development has not succeeded as an evolution of local building form or
style. Furthermore, it is noticeable that there is a marked difference in design and choice of
16
materials between new buildings within the conservation area and buildings outside the
conservation area boundary.
5.0
ARCHAEOLOGY AND SCHEDULED MONUMENTS
The gatehouse to Northborough Manor is
the sole Scheduled Monument in
Northborough. In other parishes the better
preserved sections of Car Dyke are
scheduled; within Northborough, the Dyke,
which originally was a large ditch and bank
some 40m is for the most part, now no
more than a 2m wide field drain.
The
formal
designations
do
not
acknowledge the full archaeological
resource that is known to exist. The 1902 1904 OS map clearly demonstrates that a
significant number of post medieval
buildings remained into the 20th century
together with ancient ponds, field boundaries and enclosures. It is accepted that all these
have been much disturbed by 20th century development. However, whilst fragmented, these
remains may be sufficiently preserved to provide important evidence to further our
understanding of the history of the area.
6.0
LANDSCAPE TO TOWNSCAPE - THE APPROACHES TO THE VILLAGE
From a landscape typology Northborough is located on the Maxey gravel river delta island
within the Welland Valley Character Area. (Peterborough City Council Landscape Character
Assessment 2006) An open agricultural landscape character with strong linear features. Built
development on the fringe of settlement is predominant. Vegetation is generally in linear belts
particularly along drainage cuts and ditches.
The Approach from Peakirk Road
Distant views across the flat open landscape of the new housing on Crowson Crescent /
Church View give some notice of a settlement. However, the road is flanked by enclosure
hedges and, on approaching Northborough, the slight bend in the road and hedgerow ash
trees provide clues of a change from the open agricultural landscape. At the Paradise Lane /
Pasture Lane crossroads, the trees form a tunnel effect, making a gateway into the village. On
approaching the crossroads, there is a sudden change in character of buildings either side of
the road, fronted by hedges, cut more formally than the field hedges.
The bend in the road serves to hide the village to come, so giving an element of surprise. This
is a quick and well defined transition from landscape to village. The 1902 -1904 OS map
17
clearly shows that 100 years ago, Peakirk Road was a narrow single track lane, with wide
grass verges either side. Today’s Paradise Lane may give an indication of the former character
of this road.
The Southern Approach on the Lincoln Road
The agricultural buildings to the east give notice that a settlement is near and as one
approaches the bend, glimpses of the roofs to Northborough Manor give an indication of a
historic settlement. On rounding the bend, the combination of the trees to the northern
frontage and Northborough Manor Gatehouse on the south suddenly enclose the street.
Progressing toward the Gatehouse, the enclosed frontages and sharp bend, direct the eye
toward the traditional roofs of the Pack House PH and no 1 Church Street., Looking along
Church Street, gives a sense of anticipation.
On rounding the Packhorse PH bend, the scene changes. The frontage to the public house is
very open and dominated by tarmac. Then, the long perspective of Lincoln Road becomes
apparent and is emphasised by regular kerb and standard building lines, street lights and
telephone wire poles.
Lincoln Road / Church Street junction
Church Street
18
The Northern Approach on the Lincoln Road
Lincoln Road looking south
From the Deeping St James Road / Lincoln Road junction, there is no indication of an historic
village, the form of development being ribbon development typical of the 1930’s and 1960’s.
Travelling southward, the character of Lincoln Road is highly engineered, marking its previous
trunk road status. The dwellings either side are laid out to strict building lines which, together
with strongly linear front hedges and walls make for long and psychologically tiring
perspectives.
These views remain uninterrupted until the gatehouse of Northborough Manor comes into
view. On approaching the gatehouse, there is no strong sense of place at the Lincoln Road /
Church Street junction and therefore the eye is led around the Lincoln Road alignment and out
of the village.
7.0
ANALYSIS OF THE BUILT ENVIRONMENT
7.1
Building Periods
There are about 450 buildings in the settlement of Northborough but only about 50 are
in the conservation area. Buildings from the 20th century make up over 90% of all
buildings. In the conservation area, almost 75% of buildings were constructed before
1900 and almost half the buildings are attributable to the 17th and 18th centuries.
There are about 450 individual buildings that can be seen from the road frontages and form the
street scenes of the village. Only a small fraction (7%) of these date from before the 20th
century. It can be concluded from the 1902 - 1904 OS map that around half of all buildings
surviving in 1900 from the 19th, 18th, 17th and possibly earlier periods were demolished in the
20th century. The 17th and 18th centuries were probably the most influential in shaping the
present character of the village and today, about 22 buildings from this period still survive.
Unusually, Northborough has a strong grouping of medieval/post medieval buildings including
Northborough Manor and Gatehouse, the Church of St Andrew, Church Farm and buildings
within Manor Farm yard complex. Like almost all other historic buildings, these have been
much altered in the 20th century. Whilst only a handful of buildings remain, the importance of
the medieval/post medieval period should not be underestimated. The current alignments of
Lincoln Road, Church Street and the Deeping St James roads can be traced to this period. It
is also likely that the ponds that existed to Northborough Manor (south) were medieval in
origin.
Surviving 19th century buildings include the former school and Methodist chapel but neither
remains in its original use.
In the second half of the 20th century (post 1945), over 410 buildings (of a total of
approximately 450) were constructed. The rate of building has continued into the 21st century
19
with further infill and backland housing within or close to the conservation area and new
estates to the north of the village.
7.2
Protected Buildings
Listed buildings make up about 5% of all buildings in the village.
Within the village, there are 27 listed buildings:
Church of St Andrew
No 2 Church Street
May Cottage, Church Street
No 24 Church Street
Dovecot to south of no 24 Church Street
No 26 Church Street
No 34 Church Street
Dovecot immediately south-west of No 34, Church Street
No 38 Church Street
No 42 Church Street
No 44 Church Street
Oakhurst, Church Street
No 52 Church Street
No 54 Church Street
No 1 Church Street
Stone Cottage (or Bay Tree Cottage), Church Street
No 5 Church Street
Church Farmhouse
No 9 |Church Street
No 11 Church Street (The Priory)
No 15 Church Street
No 17 Church Street
No 27 Church Street
The Pack Horse, Lincoln Road
Northborough Manor House
Northborough Manor Gatehouse and stable range
Dovecot to south west of Northborough Manor
Paradise Cottage, Paradise Lane
Grade I
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade II
Grade I
Grade I
Grade II
Grade II
A map showing all listed buildings forms Annexe 2.2 to this report (27 Church Street is outside
the conservation area). For List descriptions see Annexe 4
The Grade I buildings are all from the medieval/post medieval period and were of considerable
socio – economic importance when they were built. The Grade II group covers a wide variety
of structures including cottages, farmhouses, dovecots and a small bridge.
In addition, there are structures that are worthy of consideration for adding to the statutory list.
These include:

The stone bridge across the dyke on the west side of Pasture Lane immediately west
of Pasture Farm

The stone bridge that carries the same drain over the Deeping St James Road
immediately north of no 46

The farm buildings that form part of the Manor Farm group incorporating stone
mullioned windows that appear to have once been part of a post medieval house
There are no grade II* buildings or buildings covered by Article 4 Directions (See Annexe 5).
20
7.3
Building Heights and Plan Forms
Up to 1900, ceiling heights ranged from under 2 metres in cottages to over 4 metres in
formal houses; there was also great variety in forms with three storey, two storey with
attics, two storey and single storey cottages with attics all side-by-side. In the 20th
century, floor to ceiling heights became standardised at 2.3 metres, and single, chalet
type and 2 storey buildings have been set out in evenly spaced rows to a rigid building
line.
This section does not cover the plan forms and historical development of St Andrews Church
and Northborough Manor which are well documented in J Martin Goodwins “Northborough”
publication.
Northborough Manor
Church of St Andrew
Historically, there were clear patterns in the heights and forms of vernacular buildings. In
typical medieval style, the church is the highest, most prominent and most richly ornamented
building in the village, so reflecting the dominance of religion over all aspects of peoples lives
in the Middle Ages. Northborough Manor is situated at a dominating point on the bend of a
once important highway; travellers in the medieval period could not help but notice the
imposing presence of the Manor and Gatehouse whichever direction they were travelling in.
The position and relative grandeur of The Priory also illustrates the power of the church. The
farmhouses, Church Farm and Manor Farm are relatively modest, possibly due to the land
being owned by the Fitzwilliam estate with the farm houses tenanted. These buildings were
both altered and the architectural style of the day imposed upon an earlier building, with
varying degrees of architectural success. The plan forms of the buildings are compromised,
although Church Farm does retain a one room deep simple rectangular plan form.
Church Farm
The Priory
21
Evidence provided by remaining buildings and old records clearly shows that Northborough
was a mixed farming community and farm buildings including barns, sheds, dovecots,
workshops and stores were intensively used. Surviving vernacular farmhouses include 24 and
52 Church Street. These are one room deep 1½ storeys, with strongly rectangular plan forms.
Typical small farmhouses
Cottages from the 17th, 18th and 19th century have survived, and again the general form is one
room deep and 1½ storeys in height (15 Church Street, 19th C for example)
Late 18th century cottage
19th century cottage
From the mid 19th century, the availability of Welsh slate and quality sawn softwood timber
meant that roofs could be much shallower in pitch, so making it possible to build cottages with
2 full rooms in height (2 storeys). However, later buildings such as the school illustrated the
wider roof spans and more complex plan forms that were introduced with local prefabricated
roof trusses.
The 20th century has seen radical changes in building design; plan forms are squarer with
buildings typically 8 metres or more in depth whilst floor to ceiling heights set at a standard 2.3
metres. The 20th century has also seen the amalgamation of terraces of two or more cottages
into one dwelling, and the extension of small houses and cottages to double or even treble
living accommodation space. Attendant garages, conservatories and summerhouses have
also replaced traditional stone, tarred timber and pantiled sheds.
The 1902 - 1904 OS map shows that, historically, buildings were clustered together and the
differences in room and storey heights made a "natural" hierarchy, with the important houses
and barns being the largest and highest buildings and the cottages and sheds, the lowest.
More recently, modern buildings have been designed and laid-out to echo typical village forms.
However the standardized floor to ceiling heights, modern demands for large room sizes, en-
22
suites, utility rooms etc and market requirement for detached houses with garages present a
considerable challenge in this respect.
7.4
Building Materials
Before 1800, the only building materials were local stone, collyweston slate, timber,
daub and lime, thatch, and clay pantiles. By the 20th century more than 90% of all
buildings in Northborough were constructed in modern bricks with concrete roofing
tiles.
Annex 2.4 shows the current distribution of roofing materials. The distribution of historic and
modern wall materials is very similar.
Medieval and post medieval buildings in stone are almost invariably ecclesiastical or great
houses constructed for those with power and influence – the lords of the manor. Northborough
Manor is both surviving examples of houses built for manorial lords From 1700 to 1900,
almost every building was constructed with local oolitic limestone. Cottages were in rough
stone (rubble) laid in courses. Most had long straw thatched roofs. (Long straw is the stalks of
the traditional species of wheat that were grown before short stemmed wheat was bred for
combine harvesting). Houses, such as Church Farm, were built of better quality dressed stone,
laid in wider courses and incorporating stone window sills and heads and other decorative
features with roofs are collyweston slate or thatch.
Working farm buildings were also all in stone. In the 17th century these would have been
roofed in collyweston slate or thatch. By the mid 18th century, production of triple pantiles
made a durable alternative to thatch. By the 19th century triple roll pantiles began to give way
to single roll clay pantiles. In both cases, local clays and firing techniques produced
yellow/buff tiles, the brick red tiles we now see being imported from the mid 19th century. The
coming of the railways enabled large quantities of cheap Welsh Slate to roof new buildings
from 1852 and also to re-roof buildings from earlier periods.
The 20th century saw the introduction of mass-produced bricks and concrete tiles. These
completely replaced stone, thatch, clay pantiles and even Welsh slate as materials for new
building and building renovation. The great majority of modern buildings are in modern massmanufactured bricks and concrete tiles. Since the introduction of formal conservation polices in
the 1980's, some new buildings (and extensions to older buildings) have reverted to using local
materials or building materials that are more sympathetic to traditional materials. Natural stone
has begun to be used again with replica collyweston slate. However, the overwhelming
impression of many streets is of modern bungalows and houses constructed in modern bricks
with concrete roof tiles.
Clay pantiles
Collyweston slate
‘replica’ Collyweston slate
7.5
The Built Fabric
Most cottages have been amalgamated into larger dwellings and/or greatly extended and
altered. Today, there are no cottage windows surviving from before about 1860.
23
17th and 18th century cottages much altered and extended in the 20th century
Many Victorian cottage windows and panelled doors have also been replaced and former
collyweston, thatch and even Welsh slate roofs have given way to concrete tiles. A number of
buildings have been rendered and wooden eaves and fascias added to accommodate plastic
guttering to replace cast iron. Today, most pre 1800 cottages and houses no longer retain
their original plan form, other than the stone external walls. The only examples of small
domestic architecture that appear to be reasonably intact are nos 10 and 15 Church Street.
Late Victorian buildings retain more original fabric.
Cottages where fabric and form have been substantially changed.
Cottages which retain a greater proportion of form and fabric.
Larger buildings have tended to retain both external features including windows and doors as
well as interior features such as fireplaces, floors, doors and staircases. Some larger houses
have also changed in the 19th and 20th centuries. The post medieval fabric of Church Farm
house has been almost completely lost to 19th century alterations whilst the plan and form of
The Priory was also remodelled, retaining some parts of the 18th century building.
The process of repair, renewal and restoration requires great care if the character and fabric of
cottages is to be retained in the longer term.
7.6
Sheds
Small barns and sheds were essential to rural life right up to the 1950’s. Small buildings were
erected through the 18th and 19th century as workshops or to store and process food.
Northborough also has small 18th and 19th century dovecots. A number of these buildings
24
remain. They are generally considered too modest to warrant statutory protection but
nevertheless, they are an important facet of the character and appearance of the village.
Typical shed, stores and dovecots from the 18th and early 19th centuries
Some have been converted into garages, others remain part used as stores, garden sheds etc.
It is clearly preferable from a conservation viewpoint to retain these buildings for uses that
approximate to those for which they were built. Conversion to dwellings inevitably involves
sub-dividing the shed from its parent dwelling, extension, insertion of new window and door
openings, erection of garden fences etc so compromising the essential qualities of these
buildings.
7.7
Building Uses
Almost all buildings in the village are in residential use. Some outbuildings are used as
home offices, an auto repair business occupies some 19th century sheds / stables and a
dovecot but most farm buildings are now underused. Almost without exception, new
buildings are dwellings.
It can be seen from the historic buildings remaining that, even 50 years ago, there was a
greater diversity of building uses. The nineteenth century OS maps show 2 public houses, a
smithy, a timber yard, brick fields, a school, 3 working farms whilst census data records
carpenters, a wheelright and market gardeners. Many cottages had adjoining sheds and
workshops where these activities took place.
Today, people commute to work outside the village. Therefore many sheds, barns, dovecots
etc previously in traditional employment uses are now vacant or underused, or have been
converted to garages or residential use, or demolished to make way for new homes.
The number of people who live and work in the village is unknown but likely to be a small
proportion of the general working population. The number of residents who work from home
is also unknown but some outbuildings have been converted to home offices.
8.0
TREES, HEDGES, WALLS AND FENCES
8.1
Trees
The 1902-1904 OS historic map can be taken as giving a reasonable representation of
significant trees that existed at this time. It differentiates between coniferous and deciduous
trees and shows most trees that are perhaps at least 30 - 50 years old and therefore prominent
in the landscape or street scene. Fruit and nut trees and orchards are also indicated., Osier
beds and rough grass (road verges) also have specific symbols. Although the 1902 map does
not show all trees that existed 120 years ago, by comparing the historic evidence with today's
village, it is possible to get an idea of changes that have occurred.
25
The map shows:

Orchards in the close north of the Methodist chapel and to north of 27 Church Street

Lines of trees that can reasonably be taken to be fruit trees running north / south in the
linear plots to the south side of Church Street, most notably 26 and 46 Church Street

Groups of trees that are probably fruit trees to the rear of 12-14 Church Street and
to the north and between1 and 3 Church Street

Small groups of trees in closes between and in front of buildings to Church Street, for
example, 22 and 25A Church Street

Single informal avenues of trees on the roads and tracks, most notably the west side of
Paradise Lane and Pasture Lane, in front of The Packhorse and on the west and east
sides of The Pingle

Groups of trees (probably pollard willows) around the pond to Northborough Manor and
the pond that existed north of Church Farm

Mixed coniferous and deciduous trees to the grounds of The Rectory (now The
Priory)

Lines of trees on field boundaries, notably to the south of Northborough Manor, the
field boundary running north from the end of Pingle Lane, and elsewhere

Groups of deciduous and coniferous trees along the north and south frontages to
Church Street, east of the church
It is noticeable that:

There are no trees indicated in the churchyard

Many of the trees noted above, still exist today
It was common practice in the 18th and 19th century to plant forest type trees to landscape the
grounds of the grander houses, in imitation of the stately homes of the day. In Victorian
times, it became fashionable to plant dark coloured trees, including exotic species gathered
from the colonies. The yew trees to The Priory drive and frontage are good examples. It is
likely that other mixed forest tree planting, for example, to the grounds of Manor Farm, are
also 19th century in origin. Whilst most of the orchards have been lost, the 18th and 19th
century planting to The Priory and Manor Farms still have a great impact on the conservation
area.
Mature trees have a great impact on the village
Clearly the 18th and 19th century trees will require replacing within the next 50 – 100 years.
However, there appears to be no comprehensive plan to ensure that new trees are planted to
eventually replace the trees that are now reaching maturity.
In the countryside, almost all hedgerow trees planted with the enclosures were removed as
fields were enlarged during the 1960’s and 1970’s.Since the 1930's the advent of dwarf
ornamental trees and conifers has dominated plantings in front gardens and in some public
schemes. Invariably, these do not have the impact of forest type species. Furthermore, the life
expectancy of many ornamental species is generally short.
26
There have been local planting initiatives, for example, to the churchyard and in front of the
school, in the churchyard and along Lincoln Road.
20th century ornamental planning in front of the school and on Lincoln Road.
8.2
Hedges
Outside the village, the landscape is open with few substantial hedges, the enclosure hedges
having been largely removed with post war agricultural mechanisation. In the village it is
unlikely that hedges contributed significantly to the street scenes until well into the 20th century.
Since the 1960’s, hedge planting has had significant effects on the village character. Leylandi,
is the main species and in most cases, hedges are maintained at heights of around 2-4 metres;
in places, these now have a significant effect in enclosing the street scene.
New hedges in the street scene.
In some parts Church Street there is an impression of a continuous enclosure created by
several owners planting frontage hedges but since the hedges are of a number of species and
maintained to varying heights and forms, there is a discontinuity of appearance.
8.3
Stone and Brick Walls
From the 18th century to the 19th century, the general means of enclosure within the village was
by stone walls, built in the local style. The 1819 enclosure map shows a patchwork of fields
close to the village street. It is likely that in each, a cottage or small farm once stood. This
pattern of settlement has greatly influenced the form of the village. These ‘home’ closes were
probably enclosed by wooden hurdles and possibly, stone walls.
Even today, stone walls are very important in defining gardens and old boundaries. Since
boundaries have remained over the centuries, it is likely that some walls have existed in the
same position for hundreds of years, built and rebuilt over time. Most walls that exist today
would appear to have been constructed in conjunction with the 18th century and 19th century
cottages and houses.
27
19th and 20th century stone walls
In the second half
of
the
19th
century,
brick
walls and railings
began to replace
stone.
19th century walls
and railings
19th century iron and wooden gates
Very few walls were erected in the 20th century. At one time, the south street frontage along
Church Street seems to have been almost continuously enclosed by walls. The substantial
level of infill housing has resulted in the puncturing of formerly long stretches of wall with new
openings for car drives etc., leading in places to total loss of the wall.
Other walls have been lowered, presumably to make them more stable or have lost their
copings which have been replaced by cement. Some walls are obviously deteriorating and will
require repair or re-building. There may be further opportunities to construct new traditional
walls, or restore the height of existing walls, as part of new development schemes.
28
8.4
Fences
Modern woven hurdle type fencing g
Unsympathetic modern panel fencing,
wire and concrete posts
From ancient times right through to the 19th century, hurdle fences, in hazel or willow were
used to contain stock and demarcate boundaries. An example of a woven willow fence has
recently been erected beside the footpath adjoining the school. The other side of this path is
secured by an industrial style steel mesh fence which is unsympathetic to the area.
Elsewhere, fences do not have a great impact on the conservation area but in places, modern
panel fences are present and less visually satisfactory than the stone walls which they may
have replaced.
9.0
TOWNSCAPE
9.1
Context
Old maps and photographs give a good idea of the historic character that the conservation
area was designated to preserve. It has been shown that even into the 20th century, road
carriageways were generally not defined to a standard width with concrete kerbs, giving a
smaller scale informal appearance. The width of the road varied, some places being narrow
and at others opening out. There were more traditional buildings clustered together in
groupings of cottage / small farmhouse, small barns / dovecots / sheds and workshops / byers
and stores.
Historically, there would have been greater individual character and visual interest in moving
along Church Street, from the well enclosed west end, where buildings are on the edge of the
footpath, to the more sylvan character of the east end, with cottages set back and trees
planted between the cottages and street. Between these is the “square” space in front of the
church. The 1819 Enclosure Map and 1902 OS Map indicate that this once had a much bigger
green and therefore a greater “sense of place” at the village centre. The historic evidence
shows that up to the 1930’s:




Church Street remained un-kerbed and informal in alignment and character.
Many 17th and 18th century buildings remained, with 19th century development mainly
in the form of ribbon and infill development, mainly close to the station and sidings
There were areas of quite different character, to the east, west and centre of Church
Street
Lincoln Road remained a single track road, for the most part undeveloped, with large
trees to the front of the Packhorse PH and wide grass verges elsewhere. The east
verge incorporated a separate footpath
29
9.2
Character Areas
Today these differences are still noticeable but are less distinct. Character areas can be
described as follows:
1. Lincoln Road from the Packhorse PH to the bend east of Northborough Manor
This is a memorable area of townscape area that is something of a defining landmark for
Northborough. The key positive elements are:

The two sharp bends in the highway with the Gatehouse forming a strong vista for
views from the north and the gables of the Packhorse and 1 Church Street combining
with the Gatehouse to frame views and form a subtle vista for views from the west



Northborough Manor and its Gatehouse, which frames glimpses of the Manor House
behind
The Packhorse PH and 1 Church Street
The grass verges
Elements that are less positive include

The open frontage, large areas of tarmac car park and fencing in front of the
Packhorse PH

The armco barrier directly in front of The Gatehouse

The concrete kerbs, wide carriageway and trunk road specification street lights

The open nature of the junction geometry with large areas of tarmac requiring
carriageway painting to channel traffic

The suburban nature of the tree and hedge planting using ornamental rather than
typical 18th / 19th species such as oak, lime, horse chestnut
30
2. Church Street from Lincoln Road to St Andrews Church Green
The positive townscape elements in this section of Church Street are:

The relatively narrow carriageway width combined with the buildings on the
pavement edge on the north frontage and close to the frontage on the southern
frontage

The church wall backed by trees and glimpses of the gable to The Priory which
combine to form a well enclosed and interesting vista to the east end

The former school that provides a vista holding the eye to views looking west

The trees on the north frontage that provide strong enclosure

The sense of anticipation that is generated as views of the church and green gradually
unfold
Elements that are less positive include:

The engineered, widened and straightened highway alignment, formalised with
concrete kerbs and suburban type concrete street lights

The interruption of the grass verge by driveways to provide car access

The loss of original materials to the dwellings (no 2b was originally thatched and no 4
was once collyweston slated)
Church Street (west end) in 1902
31
3. St Andrews Church Green
This area marks the centre of the village and focus of the conservation area

It is accepted that this area is not a square in the geometric sense but it does have the
spatial qualities of a square

It is well defined by the converted barn on the frontage to no 5; the walls to the
churchyard and lane to Church Farm, reinforced by tree planting; and nos. 9 and
12 Church Street, cottages situated on the back edge of the footpath

Nos 9 and 12 Church Street form an excellent “gateway”
The visual qualities of this space have been devalued by:

The sub-division of the green by tarmac carriageway to the south and east rendering
the green into a visually “token” triangle, which itself is subdivided by a tarmac path

The introduction of standard concrete kerbs and tarmac paths generally
4. Church Street from nos. 9 and 12 to the Paradise Lane / Pasture Lane junction
32
Historically, this part of Church Street would have been treed, but had a more open character
than today, with the cottages and farmhouses more apparent in the street scene. 20th century
planting of ornamental hedges (laurel, leylandi, privet etc) and ornamental type trees (silver
birch, weeping willow, etc) have combined with the 19th century planting to give a sylvan
character to this part of the village. From many perspective views, the buildings are hardly
noticeable as the trees and hedges form a green corridor, punctuated by buildings close to the
pavement such as the Methodist chapel and at strategic bends in the carriageway, as for
example, at No 15 Church Street.
5. Other areas outside the conservation area
Lincoln Road
Castle Drive
The areas of 20th century development in the village do not fulfil the requirements for
conservation area status. However, much could be done to enhance their visual qualities. In
particular the planting of a double avenue of forest type native trees (small leaved limes for
example) in the wide grass verges either side of Lincoln Road would greatly enhancing the
village overall and the approaches to the conservation area (see Annexe 3 Proposals map).
6.
Street Furniture and Highways
To cater for the motor car the village streets were re-engineered with historic kinks
straightened, grass verges reduced and separate footways with concrete kerbs introduced. As
a result, the tarmac carriageway, footpaths and street lights are far more dominant. The
influence of roads has been heightened by the introduction of access drives and open parking
to houses, in front of the school and at junctions where regular kerb radii and sight lines have
been introduced. Signage is generally low key and unobtrusive. However, the substations /
phone installations in the verge opposite 15 Church Street are unfortunate and could be
screened, by a hedge, high woven hurdle fence or possible stone wall.
33
Substations / phone installations to
Church Street
Local limestone setts Northborough
Manor Gatehouse
Only a few vestiges remain of historic street materials such as local limestone kerbs and setts.
10.0
MANAGEMENT PLAN
Management Proposals
The City Council does not intend to prevent change or new development in the Northborough
Conservation Area. The effective future management of the conservation area will be
achieved in the main by the positive use of development control and planning enforcement
powers. The following proposals are intended to manage change and avoid harming the key
elements which define the character and appearance of the Conservation Area.
The proposals are in accordance with national planning policy guidance and the relevant
policies of the Peterborough Local Plan (Annexe 5). The Management Plan complements the
Northborough Conservation Area Appraisal. Proposals are shown on the Management and
Proposals Plan (Annexe 3).
10.1
The Conservation Area Boundary
This appraisal has demonstrated that some important facets of the heritage of Northborough
are not reflected in the conservation area boundary. These include:


The historic field boundaries shown on the 1819 and 1886 maps and that still exist
today to the south side of Church Street, and
Historic landscape features such as the former orchard pond west of
Northborough Manor
The 1819 Enclosure map (Annexe 1.2) shows the vestiges of the smaller narrow enclosures or
‘home plots’ of 1-2 acres situated around cottages to the south of Church Street (resembling
burgage plots). The 1886 -1889 OS map illustrates how many of the plots contained a single
dwelling. Many of these narrow plots survive and their relationship with the farms and cottages
they enclosed remain a particular feature of the landscape immediately within the village.
The fields south and south west of Northborough Manor include an old pond, mature trees and
Enclosure hedgerows to the southern boundary and to Lincoln Road. These trees and hedges
are important to the setting of the conservation when approached from the south and the wider
setting of Northborough Manor.
34
Remnant pond and landscape east of Lincoln Road

Extend the conservation area boundary to include historic landscape features and
field boundaries between Manor Farm and Lincoln Road and the full extent of the
cottage fields south of Church Street where these survive as indicated on the
Proposals Plan in Annex 3
The current CA boundary includes only a small portion of the ancient Paradise Lane an ancient
‘Parish’ track. The ‘special character’ of Paradise Lane is noted. This is derived from its
appearance and use as a minor access track and framed by treed and hedged field
boundaries. The lane is also of local historic interest being the former route of the Car Dyke
Roman waterway. For these reasons, there is merit in recognising the significance of the lane
by extending the conservation to include all or part of the lane. This will also provide protection
to trees.

Discuss with local interests and English Heritage the most appropriate conservation
area boundary designation to reflect the heritage value of Paradise Lane, and the
eastern approach to Northborough
10.2 Protected and locally distinctive buildings
This report has shown that many 17th and 18th century buildings have been demolished. There
are some historic buildings that are currently unlisted but, because they have been much
altered, are unlikely to be eligible for protection under English Heritages’ listing criteria.
However, the bridges over the 18th century drains on the Deeping St James Road and Pasture
Lane and the former houses now forming part of the outbuildings to Manor Farm appear
worthy of consideration for statutory protection.

Discuss with English Heritage the potential for the inclusion of the above structures
on the statutory list as grade II listed buildings

Examine the use of ‘Article 4 Directions’ to retain distinctive details such as
windows and doors on unlisted properties, and to retain the character and
appearance of outbuildings and boundary walls that make a contribution to the
public realm
10.3 Alterations to Historic Buildings
There is a challenge in old properties to retain original fabric such as old windows and catches
and stays, doors and door-cases, brick and stone floors, staircases etc in houses that have
already been modernised, extended and in many cases amalgamated. This report has shown
that most doors, windows, chimneys and other features of older properties have already been
replaced. However, it is likely that, in time, windows and doors fitted to 17th, 18th and 19th
centuries in the 1960’s and 1970’s will in turn require repair /replacement. Other alterations,
such as concrete tiled roofs may also require attention. It would make a significant contribution
to the conservation area if more sympathetic detailing replaced current unsympathetic
alterations.
35

Encourage awareness of original design detail and good conservation practice
through circulation of design guides such as PCC’s "Renovating Your Cottage - A
Guide For Owners"

As a general principle, further extension of already extended listed properties and
amalgamations to form larger dwellings should be resisted. (In accordance with policy
CBE6 in the adopted Local Plan)

On listed buildings and on other applicable properties, seek reinstatement of house
and cottage window and doors / frame surviving from before 1800 in nearby villages
(Glinton, Helpston and Etton for example). These should be taken as patterns for
the re-manufacture of replica doors and windows for use in repair and restoration

As a general principle, the conversion of sheds, stores and stables and other
traditional outbuildings into residential use is resisted in order to retain the simple
character of these structures

Traditional detailing of roofs in longstraw thatch, the local thatch material,
incorporates a flush ridge. The use of decorative block cut ridges only dates from
the mid 20th century. Owners should be encouraged to return to a traditional flush
ridge detail when re-thatching
10.4 New Buildings
A number of the more modern buildings in the conservation area lack much of the architectural
quality of earlier buildings, particularly in terms of materials, height and composition. Any future
development should be of the highest quality to enhance the character and appearance of the
conservation area.

All new buildings should reflect the scale and architectural detail of the area. They
will likely be designed with a narrow plan form of around 6m or less and constructed
in traditional building materials or reasonable replicas. The most appropriate
materials are local coursed natural stone with replica collyweston slate or thatched
roofs
Until the 1960’s most cottages and small houses would have been thatched. More recently,
new thatched dwellings having already been constructed in Longthorpe and other parishes.

Triple roll or single roll natural clay pantiles are considered suitable materials for
single storey buildings such as garages
Replica collyweston slates are a more sympathetic alternative in relation to the conservation
area and the general landscape setting. .If there are particular reasons why replica collyweston
slate cannot be used, grey/buff small plain tiles are more sympathetic in appearance to the
local building tradition than large modern concrete tiles. There is insufficient contribution to the
character of the conservation area or village to justify the use of natural or replica Welsh
slates, within or beyond the conservation area.
In the past, the requirement to use sympathetic building materials has been restricted to the
conservation area even though other areas in the village are close to and can be seen from the
historic core and are prominent in the local landscape.

Traditional building materials or reasonable replicas (as detailed above) should be
used for new building throughout the village
36
10.5 Re-instatement of architectural quality
The appraisal has shown that most doors, windows, chimneys and other features of older
properties have already been replaced. The cumulative effect of unsympathetic minor
alterations has an adverse impact on the character and appearance of the conservation area.
It has also been shown that planning policies that differentiate between the conservation area
and the rest of the village ultimately are not in the long term interests of the preservation and
enhancement of the conservation area or the village as a whole.

Encourage the reinstatement of original features

Discourage the use of modern materials and detailing, particularly uPVC doors,
windows and rainwater goods
10.6 Archaeology
The appraisal demonstrates that medieval, post medieval and 17th and 18th century heritage
existed well into the 20th century. The nature of the low lying peaty soils give reasonable
expectation that remains could remain in a reasonable state of preservation. Car Dyke has
been significantly compromised. Further action is needed to safeguard and manage the
archaeological resource within Northborough.

All proposed development should includes an appropriate archaeological
assessment preferably before the planning application stage. Where appropriate,
special reference should be made to the landscape features and boundries and
buildings that can be distinguished on the 1819 Enclosure Map and 19th century
Ordnance Survey maps

Examine with English Heritage and landowners, measures are considered to prevent
further deterioration and consolidate the scheduled and unscheduled sections of
Car Dyke and other drains and water bodies that are of historic significance, for
example the drain to the north of the village incorporating the bridges noted in
Recommendation 9.2 and pond south west of Northborough Manor
10.7 Stone and 19th Century Brick Walls and Fences
A number of properties have stone boundary walls. Many may represent ancient boundaries.
It is clear that some walls have been lost and others reduced in height in preference to
replacing top courses and copings. Were they reinstated, they would clearly make a far
greater contribution to the street scene as the walls to the new houses to the north of the
village demonstrate. The City Council has available some detailed practical guidance notes on
the building and repair of walls in the local style.

All existing stone and 19th century brick walls should be retained, rebuilt if
necessary and where there are opportunities (for example as part of a landscaping
scheme linked to the grant of planning consent), restored to their original height and
new walls constructed

The City Council, in conjunction with the Parish Council, English Heritage and other
bodies consider ways to assist the repair of existing walls and the building of new
walls in the local tradition

The City Council, as education authority, consider the replacement of the wire fence
to the west Primary School boundary with a more sympathetic enclosure and, in
conjunction with the school and parish council, plant a mixed native hedge
immediately beside the industrial fencing behind the school that, in time will soften
and envelop and steel fencing. The hedge could incorporate trees suitable to the
situation, for example, wild pear, cheery and crab apple
37
10.8 Street Furniture
The re- engineering of the streets in the 1960’s and 1970’s has very much changed the
character and appearance of the village. There are vestiges of earlier granite kerbs and local
hard limestone setts but these are very much the exception.

Retain all vestiges of historic street furniture and materials such as old light
standards, water pumps, milestones, and granite and local stone kerbs and setts

Where possible, the number of free-standing poles should be reduced with signage
etc being placed on one pole or lamp-post and other lamp-posts or poles removed

As resurfacing, up-grading and replacement schemes for footways, streetlights,
railings, signage etc come forward materials and designs should be chosen new
designs and materials should be chosen to compliment the historic character of the
Northborough conservation area

Consideration is given to re-engineering the carriageways at the Church Street /
Church Farm access to create a larger grassed area giving a greater sense of place
in front of the church, a Grade 1 listed building

As the Lincoln Road is no longer a trunk route carrying significant volumes of heavy
traffic, consideration should be given to replacing the Armco barrier in front of
Northborough Manor Gatehouse, with a means of protection more sympathetic to
the setting of this Grade 1 listed building

The small electrical substation adjacent to Manor Farm access is quite noticeable.
Using a green enclosure would help the feature blend better with the surrounding
foliage
10.9 Tree Planting and Landscape and Townscape Enhancement
A number of areas present opportunities for enhancement. Historic planting of large native
and ornamental species such as native and holm oak, ash, lime etc show how trees and
buildings can combine to greatly enhance the character and appearance of the conservation
area. However, areas such as the Lincoln Road demonstrate that the species and siting of
new tree planting is critical to best enhance spatial organisation and street character. The key
objectives of new planting should be
 to heighten the "sense of arrival" when coming into the village
 enhance the landscape immediately around the village
 to create a series of ‘compartments’ in the village each creating a keen sense of place
 As succession planting to eventually replace the mature 18th and 19th century trees
that currently make a significant contribution to the character of the conservation area
 To enhance wildlife value by planting native forest type trees wherever possible
Some of these are shown diagrammatically on the Proposals/Management Plan Map in
Annexe 3.

An overall long term (25 year) planting plan should be drawn up with the help of
specialist urban design and arboricultural advice (from Peterborough City Council)
to fulfil the above objectives. It is hoped that the benefits of well planned planting
over a 25 year period will greatly benefit the character of the village and
conservation area

In making proposals for highway works, tree planting, considering planning
applications and other works, urban design expertise should be sought. Proposals
that are at the junction of the defined character areas have the greatest potential to
38

Discussions should be opened between the school, Peterborough City Council
Education Department and Planning Department to seek guidance from bodies such
as the East of England Apple and Orchard Project to asses and realise the full
educational and environmental value of the orchard behind the primary school
11.0
CONTACTS AND REFERENCES
Contacts
For advice on the conservation area and listed buildings: www.peterborough.gov.uk or write /
telephone: Peterborough City Council, Planning Services, Stuart House East Wing, St John’s
Road, Peterborough, PE1 5DD; Tel: (01733) 747474; or e-mail:
[email protected]
For advice on planning permission: www.peterborough.gov.uk ; or write to address above
Tel: (01733) 453410; or e-mail: [email protected]
For advice on trees, works to trees and Tree Preservation Orders: www.peterborough.gov.uk
or write to Natural Environment Section, Planning Services, Stuart House East Wing, St John’s
Road, Peterborough, PE1 5DD; Tel: (01733) 747474; or e-mail:
[email protected]
Sources of Information
Documents
 Peterborough Central Library: Local Studies & Archives
 Population Census Records 1801 to 1991
 The Statutory List of Buildings of Architectural Interest and Historic Merit
 The Sites and Monuments Record
 Peterborough Museum Archive
 Victoria County History – Northants
 The Buildings of England: N. Pevsner
 The Book of Northborough. Martin J Goodwin Pub 2000
 The Soke of Peterborough; A Portrait in Old Photographs and Picture Postcards
 Peterborough City Council Planning Department Archive
 Peterborough City Council Landscape Character Assessment 2006
https://www.peterborough.gov.uk/pdf/env-plan-ldf-cs-lca-intro.pdf




The History of Borough Fen Decoy by T. Cook & R.E.M.. Pilcher 1982
Article and illustration by Roland Williamson 1999 www.regia.org/village.htm
Guidance on Conservation Area Appraisals. English Heritage 2006
Guidance on the Management of Conservation Areas www.english-heritage.org.uk
References
 Legislation and Guidance
Planning (Listed Buildings and Conservation Areas) Act 1990
Town and Country Planning (Trees) Regulations 1999
Planning Policy Statement 5: Planning and the Historic Environment 2010
www.communities.gov.uk
 Local Planning Policy:
Adopted Replacement Peterborough Local Plan
www.peterborough.gov.uk
39
 Web related:
http://www.planningportal.gov.uk
www.communities.gov.uk
http://www.ihbc.org.uk
http://www.english-heritage.org.uk
http://www.culture.gov.uk
 For technical advice, including repairing, maintaining and restoring historic buildings:
http://www.spab.org.uk
http://www.georgiangroup.org.uk
http://www.maintainyourbuilding.org.uk
http://www.victorian-society.org.uk
40
ANNEXE 1 – MAPS
Annexe 1.1 Conservation Area Boundary
41
Annexe 1.2 (Extract from) County of Northampton Enclosure Map for the parishes of
Helpston, Deeping Gate, Northborough, Glinton with Peakirk and Helpston 1819
42
Annexe 1.3 - The Northants Ordnance Survey 1886 - 1889
43
Annexe 1.4 - The Northants Ordnance Survey 1902-1904
44
Annexe 1.5 - The Northants Ordnance Survey 1938
45
Annexe 1.6 - The Northants Ordnance Survey 1975
46
ANNEXE 2 - THE EVIDENCE BASE
Annexe 2.1 Building Periods
47
Annexe 2.2 – Protected Buildings
48
Annexe 2.3
Buildings Demolished in 20th Century
49
Annexe 2.4
Roofing Materials
50
Annexe 2.5
Townscape Analysis Map
TOWNSCAPE
ELEMENTS
SPACES
Vertical Enclosure
Static Enclosure
Dynamic Enclosure
Changes in Level
Views and Vistas
Sub Total
ENCLOSING
ELEMENTS
Buildings
Walls
Fences and
Railings
Trees
Hedges
Other
Sub Total
DETAILS
Architectural
Street Furniture
Advertisements
Floorscape
Other
Sub Total
TOTALS
KEY
POSITIVE
CONTRIBUTIONS
6
15
NEGATIVE
CONTRIBUTIONS
4
7
28
4
38
1
3
3
95
21
1
5
*
2
A
1
160
188
1
5
1
1
8
17
51
52
ANNEXE 3 – Management and Proposals Plan
53
ANNEXE 4
Listed Buildings in the Northborough Conservation Area - Grade II unless
otherwise stated
No 2 Church Street (Bramble Cottage)
C17/18 roughcast stone cottage with steeply pitched concrete tile roof with gabled ends. One storey and
attic. Four window range. Modern casements and modern door. Brick chimney stack at west end. Later
one storey lean to at west end with pantile roof.
May Cottage and stable adjoining to south-east, Church Street
C17/18 whitewashed stone cottage. Thatched roof, hipped at north-west end and continued down over
lean-to, gabled at south-east end. One storey and attic. Four window range. Modern casements. Two
dormers at eaves level. Modern right hand door. Stone chimney stack off centre heightened in brick.
Early/mid C19 stable adjoining south-east end, whitewashed rubble south low pitched pantile roof,
double carriage doors.
No 24 Church Street
Late C17/early C18 cottage range. Coursed stone. Steeply pitched Collyweston stone roof with gabled
ends. One storey and attic. Three window range. C19 sashes with glazing bars. Three hipped dormers
with sashes. Panelled door to right of centre. Stone end and off-centre chimney stacks. C19 addition at
east end, stone with slate roof with slightly higher eaves level.
Dovecot to south of No 24 Church Street
C18. Coursed stone with flush quoins and with Collyweston stone roof with coped gable end with small
shaped kneelers. Rectangular on plan. Floored and first floor door inserted. Nesting holes blocked and
ledges destroyed on ground floor, but intact on first floor. No lantern.
No 26 Church Street
Late C17/early C18 cottage. Coursed stone. Steeply pitched Collyweston stone roof with coped gable
ends. One storey and attic. Two window range. Modern casements and central modern door.
Chamfered timber lintels. Two old hipped dormers. Rebuilt brick chimney stack at each end. C19 stone
and pantile outbuilding at south end converted to extension. Interior: stopped chamfer ceiling beam.
No 34 (Vine House) Church Street
C17 or earlier, house, restored recently. Coursed stone. Modern concrete tile roof with gabled ends, the
coping having been removed but moulded kneelers remain. One storey and attic. Three window range.
All modern casements with glazing bars. Modern glazed door. Three modern hipped dormers. Ashlar
chimney stack off centre, interior has fireplace with corbelled stone hood. Stopped chamfered ceiling
beams. Stone wing at rear has stopped chamfered ceiling beams and fireplace bressumer.
Dovecot immediately to south-west of No 34 (Vine House) Church Street
C19 dovecot. Coursed stone with Belgium tile roof with gabled ends. Rectangular on plan. Doorway and
flight opening in end wall. Interior lined with nesting holes and ledges in stone. Stone in gable "LH 1811".
No 38 Church Street
C17 cottage. Coursed stone rubble. Ripped thatched roof. Thatch continues over outshut to left of front.
One storey and attic. Two window range. C19 casements. Modern wooden porch. Attic window in west
end. Brick chimney stack off centre. Modern one storey flat roof addition on east end.
No 42 (Clare House) Church Street (formerly listed under Main street)
Said to have been built in 1823 for the poet John Clare by a rich patron but actually an C18 cottage
which was given to Clare in circa 1823 by Fitzwilliam. Clare lived here for 10 years. Coursed stone
rubble cottage with thatched roof with brick coped gable ends. One storey and attic. Three window
range. C19 2-light casements, centre modern. Attic window in thatch at eaves level. Brick end chimney
stacks. One storey flat roofed stone lean-to on west end. VCH Northamptonshire Vol. II.
No 44 (Cromwell Cottage) Church Street
Probably C17 house. Coursed stone with steeply pitched Belgium tile roof with coped gable ends. One
storey and attic. Three window range. Modern casements. Depressed moulded round arch doorway,
built probably from reused stone and originally pointed arch. One dormer with catslide roof. Rendered
chimney stack off centre and another at east end.
54
Oakhurst Church Street
C17 house. Coursed stone. Steeply pitched Belgium tile roof with coped gable ends with shaped
kneelers. One storey and attic. Three window range. Three light casements. Modern porch to left of
centre. Three gabled dormers. Ridge chimney stack off centre and end stacks, stone heightened in
brick.
No 52 (Holmwood) Church Street
C17 house. Coursed stone. Thatched roof with coped gable ends. One storey and attic. Four window
range. Plus one window, modern stone extension, east end, with pantile roof. Modern casements and
modern plank door. Three eyebrow dormers . Brick chimney stacks off centre and thatch at east end.
No 54 (Yew Tree house) Church Street
C17 house with C18 extension on east end. Coursed stone rubble with steeply pitched Belgium tile roof
with gabled ends. One storey and attic. Four window range. Modern casements and C19 panelled door
to left. Three dormers with catslide roofs. Brick end and ridge chimney stacks.
No 1 Church Street
C18 cottage. Coursed stone rubble. Thatched roof with gabled ends. One storey and attic. Two window
range. Modern casements and modern plank door to left. Two attic dormers at eaves level. End brick
chimney stacks. Modern extension at west end, stone, with thatched roof.
Stone Cottage or Bay Tree Cottage Church Street
C18 cottage at right angles to road with large modern extension. Coursed stone with large flush quoins.
Thatched roof with gabled ends. One storey and attic. Modern casements. Attic dormers at eaves level
in thatch. Large modern wing at right angles, stone with thatched roof. Included for group value.
No 5 (Oak Trees) Church Street
C18 cottage. Coursed stone with thatched roof with gabled ends. One storey and attic. Two windows
range. C19 casements and attic dormer at eaves level. Left hand panelled door with porch with thatched
roof. Wing at west end C18, plastered, thatched roof with hipped end, one storey and attic, 2 windows,
modern casements, attic dormer at eaves level.
Church Farmhouse Church Street
C17 or earlier stone house, roughcast and with very steeply pitched slate roof with gabled ends. The
interior has been gutted and date is uncertain. Two storeys. Five window range. Later C19 sashes
without glazing bars. C19 central gabled porch with fanlight. End brick chimney stacks. The rear wall is
uneven and projects at centre. Mid C19 stone wing projects at rear forming L-shaped plan.
Church of St Andrew, Church Street (Grade 1)
Late C12 to C13 nave. The west end of nave has 4 thin buttresses and gabled bellcote with 2 moulded
arch bell openings. Parapet with dog tooth frieze and moulded coping. C13 aisles. North aisle has
chamfered doorway, 2 C17 straight headed windows and C13 west window with Y-tracery. South aisle
has 2 C13 Y-traceried windows. East window with quatrefoiled circle and parapet with frieze of small
grotesques. Good C13 south doorway with 2 orders of colonettes, heavily moulded arch. C15 porch with
4 centred arch. Decorated chancel with reticulated traceried north and south windows and restored
Perpendicular east window. Very large south chantry chapel built by Geoffrey or Henry Delamore circa
1330-50. The missing effigies for 2 tomb recesses inside the chapel are said to be those in the porch of
Glinton Church. The chapel is 2 bays with large 4 centred arch, 5-light south window with circular tracery
between 2 polygonal turrets. The east and west windows have segmental arches. The chapel is ashlar
built with battlements and ballflower frieze below. Under the chapel is a vaulted charnel house with bone
shoots. Mrs Oliver Cromwell is buried below the chapel. Interior: C13 3 bay arcades with circular piers,
circular capitals and abaci and double chamfered arches. Decorated chancel arch with fillets on the
responds and one capital has carved foliage. Chamfered and moulded arch. Depressed tie beam nave
and chancel roofs. C13 sedilia and piscina in south aisle. Rebuilt C17 altar rail. Plain C15 octagonal font
C19 and modern furnishings. Monument to James Claypole 1594/Claypoles owned Northborough
Manor House, Oliver Cromwell’s daughter married a Claypole and his widow also lived at Northborough.
VCH Northants Vol. II
No 9, Church Street
C18 cottage. Whitewashed stone with steeply pitched asbestos slate roof with gabled ends. One storey
and attic. Two window range. C19 3-light casements. Central C19 panelled door. Two wedge shaped
55
dormers. End brick and stone chimney stacks. Modern extension on east end, roughcast, steep slate
roof.
No 11 (The Priory) Church Street
C18 house with extensive mid C19 additions and alterations. Coursed stone with flush quoins and
Collyweston stone roof. The centre part appears to be the original C18 house, with hipped roof, 3
storeys, and one sash to each floor complete with glazing bars, the top floor has 3-light sash. There is a
late C19 corbelled gable feature on the first floor with gabled buttress below with flanking sashes in
splay. To west also C18 or early C19, 2 storeys, one window, sashes, gable end faces churchyard. To
east, a mid C19 addition, 2 storeys, 2 window range, sashes in ashlar surrounds with keyblocks,
panelled door with rectangular fanlight, stone chimney stacks, one with C19 crenellation.
No 15 and stables adjoining south, Church Street
Early C19 cottage with extensions and stables adjoining. Long coursed stone range with flush quoins
and Collyweston stone roofs with gabled ends. The cottage at centre is 2 storeys, 3 window range,
centre first floor blocked, sashes with glazing bars, ashlar surrounds with keyblocks. Central panelled
door with rectangular fanlight with glazing bars. Right hand ground floor large rectangular bay window
with tripartite sash. Rendered end stacks. One storey and attic range adjoining north, probably
converted from outbuilding with sash window and gabled dormer. Stables adjoining south, 2 storeys,
small square loft hatches under eaves. External stone stairs to left door in end gable. Included for group
value.
No 17, Church Street
C18 cottage. Coursed stone rubble with flush quoins and window surrounds. Steeply pitched Belgium
tile roof with gabled ends, one end has coping and is rendered. One storey and attic. Two window
range. C19 sashes with glazing bars, and lintels with keyblocks. Two modern gabled dormers. End brick
chimney stacks.
No 27, Church Street
Late C17/early C18 cottage. Coursed stone rubble with flush quoins. Steeply pitched Belgium tile roof
with coped gable end with small shaped kneelers. One storey and attic. Two casements, C19 and
modern. Large central gabled stone porch. One wedge shaped dormer. End brick chimney stacks.
Single storey extension on north end with tiled roof and one storey flat roof extension at rear (west).
Pack Horse Public House, Lincoln Road
C18 dressed stone building with steeply pitched Collyweston stone roof with coped gable ends. One
storey and attic. Three old hipped dormers. End brick chimney stacks. The entire front of ground floor
has modern single storey stone extension with lean-to, concrete tile roof with large windows and central
doorway. Wing at north end, probably originally stables, one storey and attic, lower roof line. C18.
Northborough Manor House (formerly listed as Northborough Castle Farmhouse), Lincoln Road
(Grade 1)
Built 1330-40 by the de-la-Mare family. The Manor was sold to James Claypole in 1565. His son who
succeeded him was knighted and died in 1630. It retained in the Claypole family until it was sold in 1681
to Lord Fitzwilliam. Reputedly visited by Oliver Cromwell whose daughter Elizabeth married John
Claypole. A hall and gatehouse survive from what must have been a medieval manor house, with early
C17 alterations. Built of coursed stone rubble with freestone dressings with steeply pitched Collyweston
stone roofs with gabled ends. The west gable of the hall has coping with leaf crockets and hexagonal
base of pinnacle or chimney shafts at the apex. The north front has 2 tall 2-light windows with straight
heads and blocked reticulated tracery and buttress between. Large C17 gabled semi-dormer above with
mullion windows. To the right is an early C16 2 storeyed gabled porch with moulded arch, and original
doorway behind with filleted roll moulding. Through the screens passage to similar back doorway. Some
partly blocked reticulated tracery windows at the rear with buttress between end 3 C17 gabled semidormers above. To the west, is a 2 storeyed cross wing gabled at north front with crocketed finial and
mullion transom windows, and a hipped roof to south with small gablet, and large chimney stack on west
side. To the north-east is a C17 2 storey and attic wing with asymmetrical gable. Interior, though the
screen is missing, there are 3 doorways from the screens passage to the former buttery, kitchen and
pantry, with crocketed ogee heads within ogee gables. The traceried heads to the windows were
blocked when the hall was floored in the C17. Stairs in hall with shaped slat balusters, and with heavy
moulded balusters to top stage. The hall has braced collar rafter roof with ashlaring. Other interior
features include moulded stone door frames, a moulded stone chimney piece and 2 large moulded
arches in the north wall (which seem to predate the traceried windows). VCH Northants Vol. II.
56
The gate house and stable range to north of Northborough Manor House (formerly listed as gate
house and stables at Northborough Castle Farm), Lincoln Road (Grade 1)
Built in 1330-40 by the de-la-Mare family. The gate house and hall (qv) is all that survives from a major
manor house. There is a large C17 stable range extension to the west of the gatehouse. Coursed and
squared stone with steeply pitched Collyweston stone roof with coped gable ends over the whole range.
The gate house has slightly lower roof line and has large moulded and chamfered arch through. Inside
there is a narrow bay formerly rib vaulted separated from the larger rib vaulted south bay by a cross wall
with an arched carriageway and a pedestrian way. The C17 stables are 2 storeys and attic, 3 widely
spaced bays, with 3 gabled semi-dormers and 3 light ovolo moulded mullion windows with cornices. The
ground floor on the-north (road facing) side has row of circular holes. The south side facing the house
has 4 centred and round arched doorways. VCH Northants Vol. II.
Dovecot to south-west of Northborough Manor House, Lincoln Road
C18 dovecot. Coursed stone with flush quoins. Steeply pitched Collyweston stone roof with gabled ends.
Flight openings in gables and no lantern. Rectangular on plan.
Paradise Cottage, Paradise Lane
Early C18 cottage. Coursed stone rubble with quoins. Thatched roof with stone coping to gable ends.
One storey and attic. Three window range. Modern casements with glazing bars. Three eyebrow
dormers. Modern central door. Internal chimney stack at each end, with rebuilt tops. Modern one storey
addition at north end.
Bridge over drain to north-west of Giddons Drove, Peakirk Road
Early C19. Small stone bridge. Single elliptical arch with vermiculated rustication. Dwarf parapet with
rusticated ends and plain stone coping. Carries road over drainage ditch.
Annexe 5
Statutory Planning Policies
Northborough Conservation Area is covered by the Replacement Peterborough Local Plan
2005. The following is a summary of the main policies that protect the conservation area:
www.peterborough.gov.uk
Policy H8
H11
H15
H16
OIW10
T10
R10
R11
LT3
DA1
DA2
DA6
DA9
CBE2
CBE3
CBE4
CBE6
CBE7
CBE8
CBE11
LNE9
LNE10
LNE11
LNE12
LNE13
IMP1
Village envelopes
Group settlements
Residential density
Residential design and amenity
Employment uses in villages
Car and motorcycle parking requirements
Shops in villages
Loss of shops or A3 uses in villages
Controls over the loss of open space
Townscape and urban design
The effect of development on an area
Controls over tandem, backland and piecemeal development
Protected spaces and frontages in villages
Areas of archaeological potential or importance
Development affecting conservation areas
Controls over demolition of buildings in conservation areas
Control of alterations and extensions to a listed building
Control of development affecting the setting of a listed building
Sub-division of the grounds of a listed building
Controls over Buildings of Local Importance
Landscaping implications of development proposals
Detailed elements of landscaping schemes
Ancient, semi-natural woodland and veteran trees
Hedgerows
Controls over ponds, wetlands and watercourses
Planning obligations
57
Annexe 6
Effect of Conservation Area Status
Conservation area designation has the following implications:

Permitted development rights that make a planning application unnecessary for some
minor alterations and extensions to dwellings are more restricted within a Conservation
Area. Planning permission is required for external cladding and painting, boundary walls,
roof alterations, the formation of hard surfaces and additional controls over the positioning
of satellite dishes. You are advised to contact the council concerning any proposed
works to determine whether or not an application is required

Special attention must be paid to the character and appearance of the conservation areas
when determining planning applications. Planning applications are advertised for public
comment and any views expressed are taken into account. Applicants are encouraged to
discuss ideas for development proposals with planning officers prior to submitting a
planning application

Conservation Area Consent is required for the demolition of unlisted buildings and certain
gates, fences and walls. It is advisable to contact the council to confirm whether your
proposal will require consent

Trees within conservation areas are covered by the Town and Country Planning Act 1990
(as amended). It is an offence to cut down, top. lop uproot or wilfully damage or destroy a
tree having a diameter exceeding 75mm at a point 1.5m above ground level. The local
planning authority must be given 6 weeks notice of works to trees within a conservation
area. Failure to give notice renders the person liable to the same penalties as for
contravention of a Tree Preservation Order

Tree Preservation Orders are used to secure the preservation of trees, where their removal
would have a significant impact on the local environment and its enjoyment by the public.
The local planning authority is required to undertake assessment from a public place, such
as a road or footpath. The importance of trees as wildlife habitats will be taken into
consideration. There is a strong presumption against any form of development or change
of use of land which is likely to damage or prejudice the future long term existence of trees
covered by a Tree Preservation Order
A potential additional means of planning control available to a local authority is the ability to
apply an Article 4 Direction Order to residential properties:

An Article 4 Direction made under the Planning Act removes some or all ‘permitted
development rights’ from significant elevations, normally front and side. Alterations such
as replacement doors, windows and porches, the creation of hard standings and the
removal of original boundary enclosures may be insignificant as individual alterations.
However, the cumulative effect of these alterations together with the removal of other
architectural details such as chimneys, ridge tiles and decorative timber work leads to
erosion of character and appearance. An Article 4 Direction requires planning permission
to be obtained for these minor developments. No planning fee is paid in these
circumstances. There are currently no Article 4 Directions in Northborough
58