APPENDIX 1
All comments
Events: Ryde Conservation Area Appraisal Consultation
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RYDCAA1
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Rosemary
Cantwell
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13 January 2011
CONSERVATION AREA APPRAISAL OF RYDE AND BEMBRIDGE
Dear Isle of Wight Council and Mr Joyce Isle of Wight Councillor
Brading, St Helens and Bembridge
I have been waiting to see the new proposals for the Conservation
Areas of Ryde and Bembridge for some while, as I have been actively
supporting Ryde School, Bembridge Boarding Campus and the site of
26 Bellevue Road over the last 24 months, and am keen to see the
protection of the Conservation Areas with Article 4 protection.
In 2010, I was made aware of how draconian are the sanctions for
breaking Listed Building Consent rules and regulations. I believe that
this is something that is especially relevant to the question of the
Conservation Areas themselves as the 1APP consultation makes one
aware just how interlinked they are.
Strangely, perhaps, only 2 people, myself included, have had their
responses to the 1APP consultation shown online. Were there any
others? I have discussed en passim with an architects/surveyors
practice and they told me that they had been unable to load into the
system. If this is the case, could you please check with the surveyors,
land agents, architects etcetera to find out what their opinions are on
the 1APP as their views surely are vital for the future of the Isle of
Wight, especially in view of the Localism Bill whereby local parish and
town councils will have much more by way of responsibility and
therefore will need fully-briefed counsel to assist them in performing
their new duties.
Officer Response
Support noted. Queries
relating to other issues have
been passed to the appropriate
department.
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For the record, I would like to say that I do believe that the whole of
Queen's Road, Ryde should be included in the Conservation Area, as
there are 4 Listed Buildings in Queen's Road but at present only 2 of
them - Gilbert Scott's All Saints' Church, and Westmont Ryde School are within the Conservation Area, whilst the ones further along Queen's
Road, on the same side of the street as Ryde School are excluded
from the Conservation Area.
Ryde School has now been extended by dint of the new development. I
believe that it does need to have the Council to check that the whole of
the new site is now included in the Conservation Area, because at the
time of the planning application, the 2 houses - 11 and 15 Queen's
Road Ryde - were outside of the Conservation Area. There is of course
a slight complication in that Westmont Ryde School is a Listed Building
and has its own defined curtilage, but this is not the same area as the
site of the property owned by Ryde School. Furthermore, the 2 houses
were residential use, and the new use will be non-residential education
use, and I believe it is going to be necessary for the Isle of Wight
Council, if it has not already done so, change the Class from C value of
land use to D1 value of land use which means specifically altering it for
the records and keeping it on file.
I have requested this but have not heard anything by way of a
response from Isle of Wight Council but believe it is important, as in
September 2011, in less than 9 months' time, Ryde School is expecting
to inhabit the new development which at present APPARENTLY has
not been included in the school boundaries specifically, and I believe
this is important to get checked with the Department of Education
Secretary of State to ensure that the new school has all the necessary
paperwork in place so that the children and staff can go about their
business smoothly and without let or hindrance in September.
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I look forward to hearing from you.
Thank you for looking after Ryde School family
Yours sincerely
Rosemary Cantwell
Mr
RYDCAA2 David
Booth
THE PROPOSED DESIGNATION IS SUPPORTED AS IT WILL
UPDATE AND RATIONALISE THE RYDE CONSERVATION AREA.
RYDE IS A PARTICULARLY IMPORTANT HISTORIC TOWN WITH
MANY BUILDINGS AND SPACES OF SPECIAL CHARACTER
THERE IS ALSO PRESSURE FOR DEVELOPMENT AS WELL AS
SOME DETERIORATION OF HISTORIC BUILDINGS AND
IMPORTANT ARCHITECTURAL DETAILING
THE SIZE AND COMPLEXITY OF THE AREA IS REFLECTED IN THE
PROPOSED CHARACTER AREAS AND THE ADOPTION OF AN UP
TO DATE CHARACTER APPRAISAL WILL BENEFIT THE
MANAGEMENT AND ENHANCEMENT OF THE CHARACTER OF
THE AREA
RYDE CEMETERY IS OF HISTORIC SIGNIFICANCE AND THE
RECENT RESTORATION WORK HAS DONE MUCH TO REVEAL
AND ENHANCE THE CHARACTER AND APPEARANCE. THE
PROPOSED DESIGNATION IS THEREFORE SUPPORTED BUT AS
THE CEMETERY IS GEOGRAPHICALLY SEPARATED FROM THE
MAIN CONSERVATION AREA AND ITS CHARACTER AND
HISTORIC INTEREST ARE DIFFERENT IN NATURE FROM THE
TOWNSCAPE BASED CHARACTER OF THE REST OF THE
DESIGNATED AREA, IT WOULD SEEM APPROPRIATE FOR THE
CEMETERY TO BE A SEPARATE DESIGNATION RATHER THAN A
CHARACTER AREA. THE SECTIONS ON PRESSURES AND
DEVELOPMENT MANAGEMENT APPEAR GENERIC AND DO NOT
RELATE TO THIS SPECIFIC CHARACTER.
Support noted. Comments on
the character areas are
appreciated.
With regard to Ryde Cemetery
Character Area, its character is
different from the townscape
character of the conservation
area as a whole but the historic
interest is intrinsically linked
link.
Comment on generic nature of
pressures and development
noted.
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Officer Response
Mrs
RYDCAA3 Rachel
Andrews
I am writing in support of the proposed boundary changes to the Ryde
Conservation Area.
I live on Westwood Road, which forms part of the Western boundary of
the proposed extended Conservation Area, character area 4,
"Pelhamfield, Ryde School and All Saints".
This area of Ryde is fortunate to be rich in green spaces,
encompassing the playing fields of Ryde School and a number of large
gardens, which form the remnants of 18th and 19th century estates,
most notably Strathallen and Millfield on Queens Road (no's 29 and
31) and the extensive gardens of Buckingham Villa.
Unfortunately, a number of modern developments have already eroded
the original open nature and spacious layout on the fringes of the
Pelhamfield area, and with increasing pressure on urban development
it is imperative that steps are taken to conserve the unique character of
this area of Ryde.
I believe that the proposed changes to the Conservation Area
represent an important initial step in preserving the character of the
area, in helping to maintain the architectural and historic interest and to
retain the eminence and tranquillity of the area.
Support noted. Comments
regarding Character Area 4
(referencing the richness of the
open space) are appreciated.
Mrs
RYDCAA4 Stella
Davis
Dear Sirs
This is a very detailed document, with some lovely photos, but there
are a number of concerns about the Eastern part of the Conservation
Area which is so much in need of a detailed appraisal. It does seem
that, apart from some generic mentions, the detailed appraisal seems
to almost stop at Dover Street, going east. Just a little more detail
would be nice.
While we are aware that you state that not everywhere can be
mentioned, The Monkton Mead Valley and Monkton Village are entities
which could be included and discussed as such.
The Appraisal document does
acknowledge that not all
known heritage assets have
been identified within the
appraisal and the omission of
any building, feature or space
should not be taken to imply
that it is of no interest. It must
also be acknowledged that
further information could be
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The fine sea views from listed houses in Melville Street and Bellevue
Road might be noted. Many of the houses were designed as ‘upside
down houses’ specifically to enjoy the sea views. The Ryde Castle –
with links to Henry VIII – does not seem to be included. It was built in
the early 19th Century, Richmond House, built in 1820, is smaller, but
as fine as, Brigstocke Terrace. As you are aware, not all the houses in
the Strand are post 1840.
The 18th Century Binstead stone walls which are so much a feature of
the Eastern side of Ryde seem underplayed here, although mentioned
in Church Lane. Bellevue Road and Monkton Street have some of the
finest examples, some over 3m high – probably the highest in the town.
Bellevue Road is walled on both sides. The walls are unique although
many are damaged and one is currently under threat from
development. Bellevue Road was the old droving road to the Monkton
Brook – which is probably why the walls are there, although they also
formed estate boundaries.
The rope store and boat stores in Castle Street, the Ice House for the
fish on the corner above the slipway – part of the fishing heritage –
could be mentioned. The fire station for horse drawn fire-engines in
Bellevue Road, the links with Admiral Lord Nelson and the rope
supplies in Nelson Street, are interesting.
It is also a pity that Monkton Village is not mentioned. The lovely listed
terrace in Simeon Street is surely worth a photo. There is a good
Victorian terrace of shops – very simple and without pretence and a bit
in need of TLC, on both sides of the street, but important for the feel of
the area. They could be improved – we only just managed to head off a
request for yellow and purple aluminium windows in one recently! The
life of the village is supplied by the Solent Inn (a listed building) and
some of the walls here are magnificent (see above), although at least
added at a later date following
further research. However, it
must be stressed that the
Conservation Area Appraisal is
not meant to be definitive
history of Ryde but it is a policy
document (one of a suite of
such planning tools) which is
essentially a descriptive
analysis of an areas special
historical and architectural
character.
With regard to Ryde Castle,
this is mentioned within the
text but, admittedly it is within
Character Area 1 because of
its location in such a prominent
location and the contribution it
makes to that area.
With regard to stone walls,
these are acknowledged to be
a distinctive feature of
Character Area 3, contributing
to the character and
appearance of the area (in
some instances they are a
reminder of Ryde’s rural past).
With regard to Monkton Village
further research would need to
5
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Diana
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one has been badly ‘restored’. There was an old pumping station –
destroyed by a recent planning application, despite local protest, and
the little Victorian industrial area in the ‘flat iron’ should be mentioned to
keep the heart in this area. It would be nice to recognise the village
area – it is very important to those who live here. There is something of
an artists’ enclave here – potters, painters, film makers, printers,
antique dealers, musicians, a cartoonist – and it is worth making
mention of the area as having distinct physical character, derived from
its being an area of shops and small factories and businesses – there
was a plant nursery, coach houses and artisan cottages. It is important
that business remains.
Although the pool is relatively new, it fits its space and the cafe is of its
time. The beach huts are a feature of the esplanade.
Many of the buildings in Monkton Street, particularly north of Wood
Street are fine 1840s three storey villas, many with cellars, rather than
two storey semis as suggested. The important ones are listed. Many of
the buildings on the north of Monkton Street were shops and their
windows still bear testament to that.
There are some fine trees in Area 3 – some quite unusual – Corsican
pines, a tulip tree, copper beach trees, limes and the last remaining
huge Holm oak – under threat from development - in addition to those
mentioned.
The arcade is not the only grade II* listed building in Ryde – All Saints
Church is also Grade II* listed, I believe.
On page 31, I think it should be ‘northwards’ to the sea.
Best Regards
Stella Davis
be undertaken.
Text amended with regard to
properties on Monkton Street.
With regard to trees, reference
is made to specimen trees and
shrubs.
Correction made to Grade II*
listed buildings.
Correction made to text re
‘northwards’.
Thanks very much indeed for sending me this document. I am
delighted that the Historic Ryde Society website has proved of use to
Support noted and errors
corrected.
6
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RYDCAA6
P
Bourne
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you, as it has been live for less than ten months.
I just need to point out, that in paragraph 16.10, the dates of the
building of the Royal Victoria Arcade should be 1835/36, as, indeed,
they appear later in the document. The building was opened with great
ceremony on Friday, July 1, 1836, the 175th anniversary of which we
will celebrate this summer.
Thanks again.
Diana Wood (Mrs)
Re; The Inclusion of Westfield Park into the Existing Conservation Area
Dear Mr Boulter,
For some time now I have been looking at the conservation area map
for this area and have concluded that it needs some adjustment.
Westfield Park sits in the middle of a designated conservation area and
is at the moment excluded from this conservation area. I would suggest
that this makes little sense, and would ask that it be included into the
conservation area that surrounds Westfield Park.
Within 2010 there have been instances where this has made little
sense and has caused people difficulty in managing their property due
to this exclusion.
In some cases there have been instances where part of the property
falls into a conservation area and part falls outside of it, thus causing
problems for the owners.
As well as this the area is well developed and needs to be protected
from development of a kind that would detract from its original charm.
Please do not misunderstand this comment, I realise that you are
allowed to redevelop within a conservation area and do not object to
that. What is needed is the correct type of development that ‘fits’ with
the ethos of the area thus keeping it’s original features and charm thus
not detracting form the island as a whole.
Westfield Park is a pleasant
suburban development with its
own unique character. The
character of Ryde
Conservation Area is
essentially derived from its
Regency and Victorian
architecture. Where mid to late
20th development is noted in
the appraisal it is as infill
development and is included in
consequence of the boundary
(one exception is NatWest
Bank). Therefore, based on the
difference in age and
character, it is not felt
appropriate to include
Westfield Park as part of the
Ryde Conservation Area.
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I would be grateful if you could include these comments into any
revaluation of the conservation area that surrounds Westfield Park. I
would be pleased to open a discussion with anyone in order to get this
area included into the conservation area that surrounds it.
Thank you very much
P Bourne
22 Westfield Park
Mrs
RYDCAA7 Vicky
Basford
Dear Julie
Please find attached the Isle of Wight Gardens Trust comments on the
CA Appraisals.
We are impressed that the latest appraisal documents give such a
clear picture of each area’s historic character and how it has
developed.
I think I have saved our comments as ‘Final’ but if the document still
includes tracked changes, please go to the ‘Review’ tab on the menu
bar and click ‘accept all’.
There are some photos attached to our comments document. I also
Isle of Wight enclose a separate file containing photographs of the Shanklin
Gardens Trust Conservation Area, taken by our member Helen Thomas.
I would be grateful if you could acknowledge receipt of our comments.
Best wishes
Vicky Basford
Isle of Wight Gardens Trust
Comments of Isle of Wight Gardens Trust on Conservation Area
Appraisals:
16 February 2011
These comments relate to the Conservation Area Appraisals for
Bembridge, Ryde, Ryde St John’s, Sandown and Shanklin
General Comments
The criteria for selection of the
boundary is given in a
publication called Guidance on
Conservation Area Appraisals
which is referenced in the
Bibliography and available to
download from EH web site.
Primarily, conservation area
boundaries are based on
architectural or historic
interest.
With regard to the point that
the Ryde and Ryde St John’s
boundaries do not join up, this
is not so much an
inconsistency as a fact that the
Ryde Conservation Area
includes part of the Esplanade
to a point past Canoe Lake
and Ryde St John’s follows the
boundary of St Cecilia’s
Abbey.
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As a Gardens Trust, we believe that historic and contemporary parks
and gardens, where present, can contribute significantly to the
character and amenities of Conservation Areas as can other forms of
hard and soft landscaping, together with the careful design and
positioning of street furniture, signs and lighting columns
We are concerned that a number of open spaces or amenity areas
have been excluded from the various conservation areas. Specific
examples are cited below for each Conservation Area. However, there
is a more general principle at issue. The Gardens Trust believes that
where individual open spaces or amenity areas have historic value,
design value or a historic link with the designated Conservation Area
they should be included within the CA.
It would be very useful if each of the appraisals included a specific
heading dealing with ‘Criteria for Selection’. This would help consultees
to judge whether, in their opinion, the boundaries of each area had
been correctly drawn.
It would also be useful if the criteria for selecting the boundaries of
conservation areas was explicitly stated. It would be desirable, where
possible, to follow existing historic boundaries.
There appears to be an inconsistency in defining the extent of the
foreshore within individual conservation areas. This has led to an
anomaly in that the seaward boundaries of the Ryde and Ryde St
John’s conservation areas do not join up. The Gardens Trust believes
that there should be a specific criterion governing the seaward
boundaries of conservation areas. We would suggest that this should
be mean low water mark as defined on Ordnance Survey maps.
We note that Ryde House and its former parkland (now Ryde Golf
Club) is not included in the Ryde Conservation Area. We wonder
whether there is scope to consider designating a new Conservation
Officer Response
With regard to the boundary, in
coastal areas the boundaries
may follow the line of the mean
low water mark, extending to
include the whole of any pier,
any part of which is within the
mean low water mark which is
the extent of the jurisdiction of
the Council and so is used for
consistency. Information is
derived from Ordnance Survey
maps.
Comment noted for inclusion of
Ryde House in a new
Conservation Area.
At present it is not possible to
include reference to the
Localism Bill as it not clear
how this will fit with existing
legislation.
Amendment made to text re.
Eastern Gardens, Vernon
Gardens and Pelhamfield.
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Area to include Ryde House and its former grounds, the historic core of
Binstead and the grounds of Quarr Abbey (including the medieval
abbey ruins, the 19th century Quarr Abbey House and the present
early 20th century abbey).
Bembridge Conservation Area
Boundary
The Garden’s Trust is pleased that the Conservation Area includes the
historic gardens of Tyne Hall, East Cliff, Pitt House and other
properties. We have information on some of these properties and
would recommend that Tyne Hall (and possibly Pitt House) be
considered for Local List status.
We question the gap in the proposed Conservation Area along the
northern edge of King’s Road near The Point. This would seem to be
an important area of open space and includes the Palmer Memorial
see web page:
http://www.isle-of-wight-orials.org.uk/others/bembridgepalmer.htm).
The area is also partially recorded on the unpublished Ordnance
Survey Map of 1793.
Page 5
The appraisal refers to the distinctive field pattern, ... a remnant of a
larger pattern which once covered this part of the Bembridge
peninsula, the axial alignment and regularity of which combined with its
relationship to the local trackways may suggest that the pattern
originated as a co-axial field system of prehistoric or Roman date.
This suggestion is taken from the HEAP Report for Brading Haven and
Bembridge Isle. In fact, the HEAP Report states that ‘the roads and
farms are linked with a very regular field pattern of enclosed strips. This
is clearly the remains of medieval open-field but may possibly have
originated as a coaxial field system of prehistoric or Roman origin’.
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The appraisal should make it clear that the field pattern and associated
roads and farms, as shown on the unpublished Ordnance Survey of
1793, relates to enclosed strips deriving from medieval open-field
which may possibly have earlier prehistoric or Roman origins as a
coaxial field system.
Page 6 (Paragraph 4)
The section on the historic development of Bembridge includes the
following statement
A broad grid system of roads is recorded at this time (as shown on
page 6) including the High Street, Steyne Road and Howgate Road on
a southwest alignment with Mill Road, Hillway and Forelands Road at
right angles to them. The majority of this pattern survives, with some
early routes becoming Public Footpaths and others remaining as wide
as a cart width. Although a grid system may indicate planned origins to
a settlement, there is no further evidence of such planning at
Bembridge, despite the numerous accounts of the activities of the
Worsleys.
The suggested possible link between the broad grid of roads and a
possible planned settlement is misleading in this context. The
discussion on page 5, quoted above, makes it clear that the grid of
streets in the Bembridge area is related to the medieval field system
rather than to a planned settlement.
Should the section in brackets (as shown on page 6) read as shown on
page 5?
Page 6 (Paragraph 5)
This states
The main settlement of Bembridge in the 19th century was an irregular
row of buildings along the High Street (labelled as Bembridge Street on
the 1862 OS), with clusters of properties towards the east of Lane End,
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those on both sides of Foreland Road (north) and on the Point.
Should this statement actually refer to the 18th century? It accurately
describes the settlement as shown on the unpublished Ordnance
Survey of 1793. However, as the appraisal goes on to state:
By the early 19th century, Bembridge had become a seasonal retreat
for the affluent
classes, in a similar fashion to the growth of East Cowes and Seaview.
Seaside residences
from the 19th century include Hillgrove, attributed to Nash and
constructed for the Earl
of Ducie c1814.
Map evidence suggests that by the mid 19th century, Bembridge had
acquired a semi-planned character with a number of straight and
regular streets laid out to the west of the High Street. These are shown
on the 1st Edition 25 inch Ordnance Survey Map (surveyed 1862-3),
part of which is reproduced as Figure 13 on Page 13 of the appraisal.
Should the appraisal mention this semi-planned character in the
general section on ‘Historic Development’. (It is touched on later in the
appraisal with reference to the Coastal Edge character Area.) It might
also be useful to include a larger extract from the 1862-63 OS map on
the same page as the 1793 map, for comparative purposes. One
interesting feature shown on the 1862-3 map is the number of planted
trees shown. How many survive?
Ryde Conservation Area
The Gardens Trust is pleased that the Conservation Area includes
Vernon Square and Ryde Cemetery, both of which are designed
landscapes on the Isle of Wight Council’s Local List.
Page 14. Character Area 1: Public Realm
We are aware that there has been some concern about the commercial
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development of the amusement arcade on the seafront. We
understand that commercial premises cannot be controlled by use of
Article 4 Directives but that the Localism Bill will give local communities
the power to draw up Neighbourhood Development Plans or Orders,
setting out development issues.
Could the Appraisal refer to this Bill as a possible way to guide
development in the future?
Page 15. Character Area 1: Esplanade, Pier and Seafront
We feel that the Eastern Gardens should be specifically mentioned
under the section on Green Spaces and Biodiversity Value since the
gardens contribute to the character of the area.
Page 30. Character Area 2: Historic Core and Commercial Centre
We welcome the fact that Vernon Square is described under Green
Spaces and Biodiversity Value, as this is a significant example of a
public green space originating as an enclosed 19th century garden for
private residents. As such, it is included on the Isle of Wight Council’s
Local List. However, we feel that there should be a sentence on
Vernon Square in the section on Historic Development. The Gardens
Trust submitted historical information on Vernon Square for the Local
List.
Page 33. Character Area 4: Pelhamfield, Ryde School and All Saints
Church
The section on Historic Development states that it is not possible to
determine exactly
how this area evolved. In fact, a great deal is known about the
development of this area. This information should be available in
Whitehurst, D & Murray-Smith, J (2003) A Character Assessment of
Ryde, IOW Council & Ryde Development Trust. If the relevant
information is not included in this document it should be available from
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Mr Roy Brinton, the Ryde Local Historian.
Ryde St John’s Conservation Area
Boundary
The northern boundary of the Conservation Area excludes the
foreshore in front of St Cecelia’s Abbey (see General Comments).
The Gardens Trust is concerned that the Conservation Area excludes
Appley Park. The history of Appley Park is intimately connected with
that of St John’s Park and of the Appley Towers estate. Some of the
significant surviving buildings connected with Appley Towers, including
Appley Boat House, Middle Lodge and Appley Towers Lodge, are
within the Conservation Area. However, the listed buildings St John’s
Cottage, St John’s Farm Lodge and Appley Farmhouse, are excluded
from the Conservation Area although they are significant features
connected with these estates. Also the former coach house/stables for
the large properties in this area are excluded from the proposed
Conservation Area. Although these buildings are not listed and have
been altered they have an historic connection with the proposed
Conservation Area and may be worth including. (Photographs at the
end of this submission).
The following extract from the Gardens Trust’s records describes the
character of Appley Park:
‘Appley Park is a public park acquired by Ryde Borough Council after
World War 2. It is now owned and maintained by the Isle of Wight
Council. In the late 18th century and early 19th century most of the
present park was within a wood on the St John’s estate. Humpfry
Repton landscaped St John’s Park for Edward Simeon after 1796. In
the mid 19th century the area of the present park was acquired by
George Young and formed part of his Appley Tower estate which was
purchased by Sir William Hutt in 1872. The Appley Tower estate was
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later known as Appley Towers and as Appley Hall. The principal
building was demolished in the 1950s and is now occupied by a
housing estate. The northern edge of the park is defined by the
promenade running along the sea wall. Two-thirds of the way along the
promenade on the southern edge of Appley Park is the folly of ‘Appley
Tower’. This Grade II Listed Building is a squat circular castellated
tower of coursed rubble with ashlar dressings. A tall rounded turret is
corbelled out on one side and there is an oriel window on a bracket
facing the sea. The tower has a plaque with a coat of arms and a motto
which reads ‘Vouloir et Pouvoir’.
We feel that the Ryde St John’s Conservation Area should include all
the significant surviving buildings, parks and green spaces connected
with the three estates of Appley House (St Cecelia’s Abbey), St John’s
and Appley Park as the historical development of the three estates is
so intimately connected.
The Garden’s Trust recommends that Appley Park is considered for
Local List status.
Page Character Area 3: St John’s Park
We welcome the recognition of St John’s Park, particularly the
statement under ‘Green Spaces and Biodiversity’ (Page22) that the
major contribution comes from the inner parkland. However, we feel
that the section ‘Problems, Pressures and the Capacity for Change’
should start by acknowledging that one of the key conservation issues
in this character area is the uncertain future of St John’s Park and the
lack of a management plan. We recognize that St John’s Park is in
private ownership but feel that the Council could give a clear lead, for
instance by stating in the section on ‘Potential for Enhancements’ that
they will work with owners to promote a sustainable future for the park.
Sandown
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Boundary
Sandham Grounds and Brown’s Golf Course are excluded on the
grounds that:
Although the provision of facilities on the eastern beach is important in
design terms and for the character of the area … they do not provide a
strong built environment.
These amenities represent a significant phase in Sandown’s history as
a seaside resort – the development of municipal and commercial
facilities to cater for a mass market from the 1920s. We believe that
there is a display of the history of Brown’s Golf Course within the café
area of the Club House. As stated under ‘General Comments’, the
Gardens Trust believe that where individual open spaces or amenity
areas have historic value, design value or a historic link with the
designated Conservation Area they should be included within the CA.
Should the Grand Hotel be considered for inclusion as a 1920/30s
design?
We note that Battery Gardens is excluded, although under ‘Potential for
Enhancements’ (E11) it is stated that Battery Gardens will be
nominated to the Review Panel for consideration for the Island‘s Local
List. It would appear that Ferncliff Gardens is also excluded. We
believe that the exclusion of Battery Gardens may be because they are
in Lake Parish. Similarly, Los Altos Park is worthy of including within a
Conservation Area but may be in Lake Parish. We wonder if
consideration could be given to a separate Conservation Area for Lake
or, alternatively, that Los Altos should be considered for Local List
status. The Gardens Trust has information on the Los Altos estate.
Views and Vistas
In the section on ‘Key Views and Vistas’, the appraisal states that:
From numerous locations along the Esplanade, there are important
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long distance
views to Culver Cliffs and Dunnose, which take in the natural chalk
downs and the green
cliff edge. Culver Cliffs can also be seen from elsewhere where the
land rises e.g.
Beachfield Road and the Broadway and this is important in reflecting
the wider rural
setting of the town (P12).
In the section on ‘Green Spaces and Biodiversity, Key Views and
Vistas’ within the ‘Resort Centre’ Character Area, the appraisal states:
Longer views to the cliffs are important to reinforce the wider rural
nature of the conservation
area‘s setting and the dramatic topography of the Island‘s chalk cliffs
(P21).
The Gardens Trust noted the extremely detrimental effect of one very
tall building on views and vistas during a recent survey of the Sandown
area. This building is called Napoleons Landing and it partially
obscures the view referred to in the Conservation Area but from
Fernhill Gardens which are not currently included in the proposal. We
feel the appraisal should emphasize the detrimental effect of badly
designed buildings on views in the section on ‘Pressures, Problems
and the Capacity for change’.
In the section on ‘Potential for Enhancements’ , Policy E10 states:
Where new designs are proposed in the Conservation Area or its
setting, the LPA will
seek to encourage ingenuity and quality in design, appropriate to its
particular historic
context. The need to sustain various characteristics such as the historic
plan form,
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views, relationships between buildings and a site‘s land use will be key
considerations in
determining applications within the designated area (P30).
This statement is welcomed but we would prefer a more emphatic
statement that building designs and any form of development which
have a detrimental effect on views and vistas will be unlikely to obtain
planning approval.
We are also concerned in regard to the many forms of development
which do not require planning permission, as defined in The Town and
Country Planning (General Permitted Development Order 1995), but
may nevertheless be detrimental in relation to a Conservation Order.
We would therefore suggest that the Local Authority consider the
possibility of agreeing a code of practice and/or consultation procedure
with the relevant bodies for work in Conservation Areas.
Shanklin
General Comments
In the ‘Summary of Special Interest’ on Page 11, and again on Page
24, ‘complimentary’ should read ‘complementary’.
Cottage Orné is masculine and therefore has only one é (see Glossary
in The Buildings of England: Isle of Wight by D Lloyd and N Pevsner
(2006).
Area 1: The Chine and Old Village
On Page 11, we would suggest that the ‘Summary of Special Interest’
is amended by the addition of the words in blue ink:
The historic built environment, often enhanced by garden settings, is
complemented by the large landscaped areas and public open space
On Page 13, we would suggest that the Section on ‘Historic
Development’ is amended as follows:
Paragraph 3:
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The resulting Old Village is a Regency and Victorian collection of
romantic cottages ornés around a few genuine old cottages. The first
small hotels were opened 1824 and 1833, and
villas were built on prime sites before the railway arrived in 1864.
Paragraph 4
Francis White-Popham was responsible for much of the Victorian
development of Shanklin and its character in only granting building
leases with the strict condition that only single or semi-detached villas
were built with a portion of the ground reserved for a garden or lawn
This quotation from Parker (1977 p16) is used earlier in the appraisal
but its repletion here will emphasise the significance of gardens in the
character of the area.
On Page 15, we welcome the references to Tower Gardens and
Rylstone Gardens in the Section on ‘Green Spaces and Biodiversity’
but feel that more emphasis should be placed on Shanklin Chine,
including a brief description of the plants and historic features within
the chine. Rylstone Gardens and Shanklin Chine are both included on
the Local List.Area 2:
The High Street
We feel that this section should make specific reference to Shanklin
Theatre as this is a key building within the character area (and the only
listed building). There should be a brief mention of its origins as a
literary institute and later as a town hall (see Listed Building Description
and Parker 1977, 60).
Area 3: Keats Green and Esplanade
The inclusion of this area within the CA is welcomed as it includes what
might be described as a ‘public walk’ circuit along the cliff top and sea
front. Also while some garden areas have been lost the rhythm of these
spaces remains a significant characteristic of the southern Esplanade
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in contrast to the more open areas at the foot of Hope Road.
The Section on ‘Public Realm ‘on P23 states only: There is plenty of
public realm in this character area. This hardly seems an adequate
comment and the following is suggested:
Two main areas of public realm, the cliff top walk including Keats
Green and the Esplanade bounded by the sea wall and sands below,
have distinctively different characters, but both designed promenades
provide wide views out over Sandown Bay and the resort’s main focus
of the sea.
Some further description of these areas, bounding railings and hedges
to the cliff walk, seating shelters punctuating the Esplanade, steep
paths and steps linking the two, would also be useful here, although it
is noted that some further reference is made under a general heading
of ‘Condition Analysis on page 28.
The Section on ‘Green Spaces and Biodiversity Value’ (P23) does not
actually refer to Keats Green although this is the key green space at
the heart of the character area.
Area 4: Big Meade and Highfield Road
The inclusion of these two areas in a single character area is a little
odd as Highfield Road would seem to have much in common with, for
example, Eastcliff Road in Area 1.
Nonetheless, the inclusion of both areas within the CA are welcomed:
Highfield Road with its characteristic high walled private front gardens
and the Big Meade as an area of open parkland and informal walks set
against the tree lined background of Manor Road, the Church and
Manor House grounds.
However it is considered that the boundary north of the (originally
medieval) Manor House would be more appropriate drawn along
Westhill Road (West Hill Lane in the Appraisal). This has an historical
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basis as it would be in accord with the land shown associated with both
Manor (Shanklin Farm) and Church shown on the 1793 unpublished
OS (Fig 3 in Appraisal) and it is considered desirable to preserve the
largely open character of these areas in conjunction with Big Meade.
The suggested extended area would incorporate the designed
landscape element of the late C19 tree lined approach to the Manor
(rebuilt in the late C19) from Westhill Road, a public footpath bounded
by the AONB to the west. It would also include the semi-public open
spaces of the cricket ground (C19 tennis ground), allotments and the
open copse immediately south of the junction of Westhill and Highfield
Roads.
As noted in the Appraisal’s ‘Summary of Special Interest’ (p24):
..Shady, lush and green open spaces compliment [sic] this
predominantly residential area. This comment is given below a westerly
view along Westhill Road which clearly illustrates the contribution of the
copse to the character of the lane.
Pressures, Problems and the Capacity for Change
We would like to see a reference included to the poor condition of
Rylstone Chalet, which is a listed building and within the locally listed
Rylstone Gardens. The Isle of Wight Gardens Trust wrote to the
Leader of the Council in 2010 voicing our concerns about the present
state of repair and furure maintenance of Rylstone Chalet.
Appendix B Article 4 Direction
This proposal to provide additional control over alterations to garden
boundaries which contribute to the character of the street scene is
welcomed.
Photographs relating to earlier comment on Ryde St John’s
Conservation Area
Coach house/stables in Alexandra Road, St Johns Ryde.
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Pictures of Ferncliff Gardens can be found on the Internet –
http://www.1910.wight.info/images/sandown/ferncliff2.jpg
Mrs
RYDCAA8 Stella
Davis
Dear Julie
This is a good document and very detailed. I have not read all of it yet.
It just needed to be done about five years ago before things like the 49
bed nursing home at the top of Dover Street were allowed.
However, the S106 agreement has not yet been made for 26 Bellevue
Road.
It has a section of the finest walls and the old trees (the Planning
Department allowed the developer to submit an old Tree Report which
did not show that they would be destroyed). They are still standing, as
is the wall.
Could not an Article 4 be put on the walls and limestone gulleys in
Bellevue Road? Nothing else will save them unless our formal
complaint works.
Best Regards
Stella
Support noted. Queries
relating to existing planning
approvals have been passed
to the appropriate department.
Mr
RYDCAA9 David
Mellor
To the Conservation Team,
Ryde Town Council wishes to thank Julie Wilkins and Lee Byrne for
attending at Ryde on 4th February to explain the proposals to myself
and Councillors Brian Harris and Ian Stephens. The consultations were
presented to the Ryde Town Council Planning Committee who
accepted the draft Conservation Area Appraisals. The Committee was
aware that the review was not static but an ongoing process so that
any possible shortcomings could be defined and possibly included
later.
At its meeting, Mrs Stella Davis of the Ryde North East Heritage Group
commented that some detail was missing from the Ryde Area
regarding the area to the east between Melville Street and the sea.
Thanks noted and comments
with regard to the ongoing
process appreciated.
With regard to a ‘serious
rethink’, the Council produce
appraisals in line with English
Heritage guidance as policy
documents (as one of a suite
of such planning tools):
essentially as a descriptive
analysis of an areas special
historical and architectural
Ryde Town
Council
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The Committee agreed the Appraisals subject to further consideration
being given to the detail mentioned above as described by Mrs Davis.
Her thoughts are set out in the forwarded email headed "Character
Area 3" for your consideration.
Yours sincerely,
David Mellor (Administration Officer, Ryde Town Council)
-------Original Message------From: Ryde North East Heritage
Date: 16/02/2011 11:14:02
To: [email protected]
Subject: RE: Draft Conservation Area Appraisal Consultations
Dear David
Character Area 3
We would not agree that the focus of the area is Holy Trinity in Dover
Street. There needs to be a serious re-think on the area to the east
between Melville Street and the sea. Over 25% of the listed buildings in
the Conservation Area are there.
Monkton Village is the centre of this part of the Conservation Area and
it is both a historical and social group. Holy Trinity is not its centre – it is
more likely to be the Simeon Arms or the Solent Inn (a wonderful
Grade II listed building).
The buildings in Nelson Street and towards the sea are not ‘early 19th
Century’ – many are 18th Century and even 17th Century. Nor are the
walls in this area – most are of 18th Century construction according to
English Heritage. There is a rope walk, where ropes were made for
Nelson’s ships and a Dame’s school!
The ‘Historic Development’ section simply ignores this older part of
Ryde. A whole new section needs to be done separating the older
section from Bellevue Road to the sea from Nelson Street/George
Officer Response
character.
With regard to Holy Trinity, it is
acknowledged that it would be
more appropriate to describe
Holy Trinity as a focal point
within the landscape rather
than a ‘focus’.
With regard to details
highlighted in the text, further
research will be undertaken
and any errors corrected. But it
must be stressed that with an
area the size of Ryde, it is not
possible to go into great depth.
However, further research can
be undertaken and added at a
later time.
With regard to comments on
Planning Policy 5, this requires
access to Historic Environment
Records to inform Heritage
Statements submitted in
support of planning
applications.
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Street to the end of Simeon Street. These streets are, for the most part,
completely different from Dover Street and Melville Street.
Tourists wander around enjoying the almost French feel of the little
back lanes. Although large properties are identified in the Appraisal,
the 'sense of place' of Monkton Village and the smaller streets
surrounding it - Simeon Street, Bellevue Road (its 18th Century double
high walls and) Nelson Place - its age and history - Castle Street (the
fishing village past that remains) are not sufficiently detailed to be used
in relation to PPS5. ‘Fine examples’ of villas are mentioned, but the
wonderful fishing cottages are completely ignored and not
photographed.
Monkton village has a history – there was a tunnel from Quarr to there
for smuggling we think – hence the name Monk Town. It has an
important historical past and one which the Conservation Area
appraisal has not attempted to identify.
The new Planning Policy 5 requires that the LPA produce a statement
that can be referred to when any planning takes place within the
Historic Environment of a Conservation Area. This is that statement. It
needs to be good enough to be a reference, even in the initial stages.
Within that there needs to be sufficient detail to support and identify the
‘sense of place’.
PPS 5 (produced in March 2010) says:
HE 2.1 Regional and local planning authorities should ensure that they
have evidence about the historic environment and heritage assets in
their area and that this is publicly documented. The level of detail of the
evidence should be proportionate and sufficient to inform adequately
the plan-making process.
There is nothing in the draft Conservation Area Statement Appraisal
which would support the arguments made many times by RTC about
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over-development in this area, where large, pseudo Victorian or
Regency blocks are inserted between modest houses or on the north
side of slopes where there are smaller houses. The ‘sense of place’ of
this part of Ryde is not yet adequately identified to be used by RTC in
relation to the plan making process.
(Some thoughts - use it as you wish - best regards - Stella)
Mrs
RYDCAA10 Stella
Davis
The conservation area appraisal is very very welcome and much of the
detail is fascinating. It is good to see something being done about the
wonderful heritage in Ryde as we have suffered recently from not
having a Cabinet member to represent the town and many decisions
about changes in the Conservation Area have been made which Ryde
Town Council have opposed. It will be very useful to have this
document to refer to in relation to the new PPS5. It is for this reason
that we have developed what follows. The Conservation Area Appraisal
draft, in its current form, maybe doesn’t achieve the requirement of
policy HE2, 2.1 for the area of Ryde to the East of Nelson Street. This
includes Monkton village and environs.
Given that it will be used to inform planning decisions for this area and
we need more detail of the ‘sense of place’.
It is our view that Character Area 3 is too large and extremely diverse.
Monkton Village and its surroundings have a very specific ‘sense of
place’ and in terms of space shaping, we do not have enough detail to
support arguments against major planning proposals which do not fit.
The local distinctiveness we need to use is not identified.
In our view, there is perhaps insufficient detail of Heritage assets in
Nelson Street, Nelson Place, Castle Street, Bellevue Road, Monkton
Street, East Street, Simeon Street. Much that is vernacular is omitted
and the ‘sense of place’ in these streets is insufficiently described to
meet the requirements of HE2, section 2.1.
Support noted.
With regard to comments on
HE2.1 in Planning Policy 5,
this requires access to Historic
Environment Records to inform
Heritage Statements submitted
in support of planning
applications that affect heritage
assets (designated or nondesignated). Heritage
Statements should provide a
description of the significance
of the heritage asset, details of
any proposal, and an analysis
of the impact that any proposal
would have on the significance
of that heritage asset.
Thus, the conservation area
appraisal is a descriptive
analysis of an area’s special
historical and architectural
character and is one of a suite
of policy tools which assist in
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There are in excess of 90 Listed buildings in this area bounded by
Nelson Street, the Strand, Monkton Street and Wood Street. This is
about 25% of all the listed buildings in Ryde. The appraisal barely nods
at this part of the area. In addition the following numbers of buildings
are suggested for Article 4 direction:
Nelson Street: 5 properties
Nelson Place: 11 properties
Bellevue Road: 16 properties
East Melville Street: 13 properties
Monkton Street: 9 properties
Simeon Street: 19 properties
The Strand: 6 properties
Wood Street: 3 properties
Castle Street: 5 properties
Cornwall Street: 3 properties
North Dover Street: 10 properties34 Nelson Street should be included
(the building next the nursery) as an Article 4. The internal layout is
intact with wonderful Georgian medallions. It is 1830s and has an
observatory on the roof with an original wooden stair.
We would like to see the old industrial site in Monkton Monkton village
(in East Street) with Article 4 so that it cannot be turned into another
anonymous block of flats but kept as an industrial or economic hub.
The Victorian terraced shops of Monkton Village are also worth
mention in our view.
34 Nelson Street should be included (the building next the nursery) as
an Article 4. The internal layout is intact with wonderful Georgian
medallions. It is 1830s and has an observatory on the roof with an
original wooden stair.
We would like to see the old industrial site in Monkton Monkton village
determining planning
applications.
With regard to the point that
Character Area 3 is too large
and extremely diverse, it is
acknowledged that it is large
and diverse but this does not
mean that it is not functional in
its purpose. As stated above,
Heritage Statements will need
to describe significance and
assess the impact of any
proposals. However, further
research can be undertaken
and added at a later date.
Many of the properties in the
streets named have been
proposed for an Article for
Direction which is to remove
certain permitted development
rights. Those properties not
named are either listed
buildings (and would need to
apply for Listed Building
Consent for any alterations
that would affect the
appearance of the property),
properties divided into flats or
commercial premises (neither
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(in East Street) with Article 4 so that it cannot be turned into another
anonymous block of flats but kept as an industrial or economic hub.
The Victorian terraced shops of Monkton Village are also worth
mention in our view.
This is a total of 98 further buildings of historic interest. It shows that
the author of the report was fully aware of the importance of the area,
but somehow it does not come across in the Appraisal in terms of the
‘sense of place’. It was only when I tried to use the Appraisal to argue
against the replacement planning for a 16 flat development in space of
an 1840s villa burned down in an arson attack five years ago, I realised
that there was nothing to support the very real opposition to this huge
development. The new Planning Policy Statement 5 requires that the
LPA produce a statement that can be referred to when any planning
takes place within the Historic Environment of a Conservation Area.
This is that statement. It needs to be good enough to be a reference,
even in the initial stages. Within that there needs to be sufficient detail
to support and identify the ‘sense of place’.
PPS 5 (produced in March 2010) says:
HE 2.1 Regional and local planning authorities should ensure that they
have evidence about the historic environment and heritage assets in
their area and that this is publicly documented. The level of detail of the
evidence should be proportionate and sufficient to inform adequately
the plan-making process.
There is, as yet, nothing in the draft Conservation Area Statement
Appraisal which would support the arguments made many times by
Ryde Town Council about over-development in this area, where large,
pseudo Victorian or Regency blocks are inserted between cottages or
on the north side of slopes where there are smaller houses. The ‘sense
of place’ of this part of Ryde is not yet adequately identified to be used
of these have the benefit of
permitted development rights).
In that regard, 34 Nelson
Street, is a flatted property and
the industrial site on East
Street is commercial.
With regard to the Victorian
terraced shops, it is
acknowledged that further
research is required.
With regard to Planning Policy
Statement 5, HE2.1, as stated
above, this requires access to
Historic Environment Records
to inform Heritage Statements
submitted in support of
planning applications that
affect heritage assets
(designated or nondesignated). This is to ensure
that the applicant has
assessed the significance of
the site and the impact of any
proposal.. In countering any
application it can be assessed
on the same basis. However, it
is acknowledged that further
research can be undertaken
and added to the report at a
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Officer Response
by RTC in relation to the plan making process.
We would not agree that the focus of the area is Holy Trinity in Dover
Street. There needs to be a serious re-think on the area to the east
between Melville Street and the sea. About 25% of the listed buildings
in the Conservation Area are in this area.
Monkton Village is the centre of this part of the Conservation Area and
it is both a historical and social group. Holy Trinity is not its centre – it is
more likely to be the Simeon Arms or the Solent Inn (a wonderful
Grade II listed building).
The buildings in Nelson Street and towards the sea are not ‘early 19th
Century’ – many are 18th Century and even 17th Century. Nor are the
walls in this area – most are of 18th Century construction according to
English Heritage. There is a rope walk, where ropes were made for
Nelson’s ships and a Dame’s school as well as an ice store for fish!
We believe that a whole new section needs to be done separating the
older section from Bellevue Road to the sea from Nelson
Street/George Street to the end of Simeon Street. These streets are,
for the most part, completely different from Dover Street and Melville
Street. We have lost some of the best bits recently due to new builds,
but some remains.
Tourists wander around enjoying the almost French feel of the little
back lanes. Although large properties are identified in the Appraisal,
the 'sense of place' of Monkton Village and the smaller streets
surrounding it - Simeon Street, Bellevue Road (its 18th Century double
high walls and) Nelson Place - its age and history - Castle Street (the
fishing village past that remains) are not sufficiently detailed to be used
in relation to PPS5. ‘Fine examples’ of villas are mentioned, but the
wonderful fishing cottages are ignored and not photographed. Monkton
village has a history – there was a tunnel from Quarr to there for
later date
With regard to Holy Trinity, it is
acknowledged that it would be
more appropriate to describe
Holy Trinity as a focal point
within the landscape rather
than a ‘focus’.
With regard to the buildings in
Nelson Street towards the sea,
clarification is required as to
which premises this refers to.
The buildings that relate to the
Coastguard Station and are
believed to be early to mid
19th century. They are
referenced on the Historic
Environment Record (HER)
and have recently been added
to the Local List.
With regard to walls, these are
acknowledged to be a
distinctive feature of Character
Area 3, contributing to the
character and appearance of
the area (in some instances
they are a reminder of Ryde’s
rural past).
With regard to other buildings
mentioned, further research
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smuggling we think – hence the name Monk Town. There is a past
which will disappear if not identified.
Ryde North East Heritage Group
Officer Response
can be undertaken and added
at a later date.
With regard to separating a
section of roads, it is
acknowledged that there areas
within Character Area 3 which
differ from each other but any
Heritage Statement submitted
in support of a planning
application should assess
significance on a case by case
basis.
It must be stressed that a
conservation area is a
designated heritage asset.
Under PPS5, information must
be submitted that assesses the
significance of heritage assets
and the impact of any
proposed development will
have on any heritage asset.
29
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Events: Ryde St Johns Conservation Area Appraisal Consultation
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Officer Response
Mr
RSJCAA1 David
Booth
THE PROPOSED DESIGNATION IS SUPPORTED AS IT WILL
UPDATE AND RATIONALISE THE EXISTING DESIGNATION
AN UP TO DATE CHARACTER APPRAISAL WILL AID THE
ENHANCEMENT AND MANAGEMENT OF THE CHARACTER OF
THIS IMPORTANT AREA WHICH DEPENDS ON THE DISTINCTIVE
CHARACTER OF THE INDIVIDUAL BUILDINGS AS WELL AS THE
LANDSCAPING AND SPACES BETWEEN AND AROUND THEM.
THE INCLUSION OF THE GROUNDS AND BUILDINGS OF ST
CELIA'S AND ST JOHNS ACKNOWLEDGES THE IMPORTANCE
AND HISTORIC RELATIONSHIP OF THE BUILDINGS AND THEIR
SETTING.
Mr
RSJCAA2 Christopher
Hartley
I would like to fully support this proposed extension to the existing
conservation area.
Although I appreciate that times are hard and some owners with limited
funds do find difficulty in maintaining and improving their properties if
we are not careful there will none of our heritage left.
The increasing alteration of large houses, as commonly found in this
Support noted.
area, into flats, although perhaps a necessary thing to help ease the
housing deficit, can lead to inappropriate developments. The increased
control given by Conservation Area status will mean that developers
will be forced to consider the external looks and the environment more
rather than just maximizing their profit margin.
Chris Hartley
RSJCAA3
Mr
Keith
Support noted.
Sir
It is acknowledged that the
Having read the pdf document relating to this subject I am amazed that area that is now to be included
30
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Gentleman
Sister
St Cecilia's
RSJCAA4 Eustochium
Abbey
Lee
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Officer Response
the appraisal considers the properties located on the north eastern
boundary of West Hill Road numbered 1 (Collingwood House to No
22.) the original Conservation area quite rightly excluded them as
lacking any kind of merit. I would welcome the inclusion of the island
stone garden boundary walls (where still intact) facing onto West Hill
Road but not surely the properties themselves.
The properties that it is proposed to include comprise the 'Woolworths
architecture' of Collingwood House, a few 1930's detached houses
typical of Ribbon development, a flat roofed block of 1960's flats and a
1970's chalet bungalow! All quite ghastly and totally out of keeping with
the rest of the properties in the immediate area.
Yours faithfully
Keith Gentleman
within the conservation area
does not have the architectural
character that is referenced to
be of interest to the area as a
whole. However, it is felt by
including these areas it allows
any future development or
redevelopment to be
considered in terms of its
impact on the conservation
area. Equally, by inclusion
within the conservation area,
the original St John’s Park
boundary is afforded a level of
protection.
Dear Julie,
Thank you for your message. I set out my comments below on the
Proposal.
I have read carefully the proposal for the extension of the Ryde St
John’s Conservation Area to include St Cecilia’s Abbey. The proposal
was clearly the result of much work and I congratulate the team who
did the historical research, which I think is a service to all interested in
the history of Ryde.
I respectfully submit that it is unnecessary to include St Cecilia’s Abbey
in the Conservation Area.
St Cecilia’s Abbey is a community of enclosed contemplative nuns.
The lifestyle of the nuns is sufficient to protect the Abbey from most of
the types of “unsympathetic development” which are deplored by the
report. There is no prospect of us installing a conventional television
Comment noted on the
document in terms of research.
With regard to excluding St
Cecilia’s Abbey from the
Conservation Area: it must be
pointed out that the convent
does not benefit from permitted
development and that such
close proximity to an existing
conservation area would have
played a part in any planning
decision. For example, the
existing planning permission for
solar panels was assessed in
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aerial, let alone a satellite dish. We wish to preserve the trees in our
grounds as much as possible, and resort to pruning or pollarding only
as part of ordinary woodland maintenance or to prevent the trees from
undermining the buildings or the boundary walls. We have no intention
of extending our buildings or building new ones. The existing
conservation rules oblige us to repair our boundary walls in the same
material as was used previously.
The general public are not admitted into the main part of the Abbey or
its grounds. The nuns are in the process of installing 30 solar panels
for making electricity on part of the roof of the Abbey. When planning
permission was granted for this project, the planning officer noted that
the panels could be seen only by the nuns. It would seem a pity if the
Conservation Area was extended to include the Abbey and further
solar panels were banned.
A large part of the Abbey was built in 1906-07. The buff-coloured brick
mentioned on page 10 of the Report was used only in the parts visible
to the public. The other parts of the Abbey built at this time are in red
brick and were built as quickly and as cheaply as possible. These part
of the Abbey buildings do not have proper foundations and are very
difficult to heat. The older nuns can remember breaking the ice in their
wash-bowls in winter mornings. In the last fifty years the nuns have
modernised the buildings to some extent by replacing the corrugated
tin roofs with more substantial roofs, as well as installing electricity and
modern plumbing. They have also already replaced most of the illfitting wooden window frames with metal or plastic. Given the poor
quality of the original buildings, these are great improvements. The
rules for conservation areas do not seem appropriate for buildings such
as these.
Apart from these modern roofs and window frames, however, and the
terms of its impact on the
setting of the adjacent
conservation area: further solar
panels would be assessed in
the same way. The repairing of
the wall would in anything other
than like for like repairs may
also require planning
permission.
The only other restriction will
be on trees: it would be a
requirement that work to trees
over 7.5cm in diameter at a
height of 1.5 metres above the
ground would require 6 weeks
notice. As a result the tree
officer may be able to offer
appropriate help and advice on
how trees should be managed.
With regard to visibility, in
planning terms, any work that
is proposed is assessed on
how it would impact on the
character and appearance of
the conservation area. The
installation of electricity and
plumbing would not be
affected. Replacement of
windows may already require
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solar panels, the nuns would be averse to making changes to their
buildings. Our desire is to have a life of quiet and prayer. In these
circumstances, I do not think we need to be in a Conservation Area, as
we hope to conserve our buildings and grounds in any case.
Thank you for letting me make these points. I should be happy to
discuss them if required.
Yours sincerely,
Sister Eustochium Lee
Bursar, St Cecilia’s Abbey
Tel 562602
planning permission depending
on whether it is classed as a
material alteration to the
appearance of the building: this
is irrespective of whether the
Abbey was in the conservation
area or not. As stated above,
such close proximity to an
existing conservation area
would have already have
played a part in any planning
decision.
It must be stressed that
conservation area designation
is not meant to stop
development but is a means to
manage change in a way that
preserves or enhances the
conservation area as a whole.
Dear Julie
Please find attached the Isle of Wight Gardens Trust comments on the
CA Appraisals.
We are impressed that the latest appraisal documents give such a
Isle of Wight clear picture of each area’s historic character and how it has
Gardens Trust developed.
I think I have saved our comments as ‘Final’ but if the document still
includes tracked changes, please go to the ‘Review’ tab on the menu
bar and click ‘accept all’.
There are some photos attached to our comments document. I also
The criteria for selection of the
boundary is given in a
publication called Guidance on
Conservation Area Appraisals
which is referenced in the
Bibliography and available to
download from EH web site.
Primarily, conservation area
boundaries are drawn based
on architectural or historic
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enclose a separate file containing photographs of the Shanklin
Conservation Area, taken by our member Helen Thomas.
I would be grateful if you could acknowledge receipt of our comments.
Best wishes
Vicky Basford
Isle of Wight Gardens Trust
Comments of Isle of Wight Gardens Trust on Conservation Area
Appraisals:
16 February 2011
These comments relate to the Conservation Area Appraisals for
Bembridge, Ryde, Ryde St John’s, Sandown and Shanklin
General Comments
As a Gardens Trust, we believe that historic and contemporary parks
and gardens, where present, can contribute significantly to the
character and amenities of Conservation Areas as can other forms of
hard and soft landscaping, together with the careful design and
positioning of street furniture, signs and lighting columns
We are concerned that a number of open spaces or amenity areas
have been excluded from the various conservation areas. Specific
examples are cited below for each Conservation Area. However, there
is a more general principle at issue. The Gardens Trust believes that
where individual open spaces or amenity areas have historic value,
design value or a historic link with the designated Conservation Area
they should be included within the CA.
It would be very useful if each of the appraisals included a specific
heading dealing with ‘Criteria for Selection’. This would help consultees
to judge whether, in their opinion, the boundaries of each area had
been correctly drawn.
It would also be useful if the criteria for selecting the boundaries of
interest.
With regard to the point that the
Ryde and Ryde St John’s
boundaries do not join up: this
is not so much an
inconsistency as a fact that the
Ryde Conservation includes
part of the Esplanade to a point
past Canoe Lake and Ryde St
John’s follows the boundary of
St Cecilia’s Abbey.
With regard to boundary, in
coastal areas the boundaries
may follow the line of the mean
low water mark, extending to
include the whole of any pier,
any part of which is within the
mean low water mark which is
the extent of the jurisdiction of
the Council and so is used for
consistency. Information is
derived from Ordnance Survey
maps.
With regard to Appley Park,
although there were three
historical estates in the area
the boundary of the
conservation area has been
determined by the existing
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conservation areas was explicitly stated. It would be desirable, where
possible, to follow existing historic boundaries.
There appears to be an inconsistency in defining the extent of the
foreshore within individual conservation areas. This has led to an
anomaly in that the seaward boundaries of the Ryde and Ryde St
John’s conservation areas do not join up. The Gardens Trust believes
that there should be a specific criterion governing the seaward
boundaries of conservation areas. We would suggest that this should
be mean low water mark as defined on Ordnance Survey maps.
We note that Ryde House and its former parkland (now Ryde Golf
Club) is not included in the Ryde Conservation Area. We wonder
whether there is scope to consider designating a new Conservation
Area to include Ryde House and its former grounds, the historic core of
Binstead and the grounds of Quarr Abbey (including the medieval
abbey ruins, the 19th century Quarr Abbey House and the present
early 20th century abbey).
Bembridge Conservation Area
Boundary
The Garden’s Trust is pleased that the Conservation Area includes the
historic gardens of Tyne Hall, East Cliff, Pitt House and other
properties. We have information on some of these properties and
would recommend that Tyne Hall (and possibly Pitt House) be
considered for Local List status.
We question the gap in the proposed Conservation Area along the
northern edge of King’s Road near The Point. This would seem to be
an important area of open space and includes the Palmer Memorial
see web page:
http://www.isle-of-wight-orials.org.uk/others/bembridgepalmer.htm).
The area is also partially recorded on the unpublished Ordnance
architectural and historic
interest. With the loss of Appley
Towers it is felt inappropriate to
include the area that is now a
recreation area on historic
interest alone.
It is also acknowledged that
there are other surviving
buildings connected to the
historic estates that are not
included in the conservation
area. In some instances these
are listed in their own right and
benefit from the protection this
gives. However, having
reappraised the area it has
been decided to include the
Old Stables and Coach houses
and Oakfield Primary School
on the eastern side of
Alexandra Road and the large
Victorian properties on the
western side of Alexandra
Road. Also included are the
Old Stables, Appley Coach
House and Appley Cottage on
Appley Road.
Nomination of Appley Park to
the Local List is noted.
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Survey Map of 1793.
Comment on Management
Page 5
Plan for St John’s Park is
The appraisal refers to the distinctive field pattern, ... a remnant of a
noted.
larger pattern which once covered this part of the Bembridge
peninsula, the axial alignment and regularity of which combined with its
relationship to the local trackways may suggest that the pattern
originated as a co-axial field system of prehistoric or Roman date.
This suggestion is taken from the HEAP Report for Brading Haven and
Bembridge Isle. In fact, the HEAP Report states that ‘the roads and
farms are linked with a very regular field pattern of enclosed strips.
This is clearly the remains of medieval open-field but may possibly
have originated as a coaxial field system of prehistoric or Roman
origin’.
The appraisal should make it clear that the field pattern and associated
roads and farms, as shown on the unpublished Ordnance Survey of
1793, relates to enclosed strips deriving from medieval open-field
which may possibly have earlier prehistoric or Roman origins as a
coaxial field system.
Page 6 (Paragraph 4)
The section on the historic development of Bembridge includes the
following statement
A broad grid system of roads is recorded at this time (as shown on
page 6) including the High Street, Steyne Road and Howgate Road on
a southwest alignment with Mill Road, Hillway and Forelands Road at
right angles to them. The majority of this pattern survives, with some
early routes becoming Public Footpaths and others remaining as wide
as a cart width. Although a grid system may indicate planned origins to
a settlement, there is no further evidence of such planning at
Bembridge, despite the numerous accounts of the activities of the
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Worsleys.
The suggested possible link between the broad grid of roads and a
possible planned settlement is misleading in this context. The
discussion on page 5, quoted above, makes it clear that the grid of
streets in the Bembridge area is related to the medieval field system
rather than to a planned settlement.
Should the section in brackets (as shown on page 6) read as shown on
page 5?
Page 6 (Paragraph 5)
This states
The main settlement of Bembridge in the 19th century was an irregular
row of buildings along the High Street (labelled as Bembridge Street on
the 1862 OS), with clusters of properties towards the east of Lane End,
those on both sides of Foreland Road (north) and on the Point.
Should this statement actually refer to the 18th century? It accurately
describes the settlement as shown on the unpublished Ordnance
Survey of 1793. However, as the appraisal goes on to state:
By the early 19th century, Bembridge had become a seasonal retreat
for the affluent
classes, in a similar fashion to the growth of East Cowes and Seaview.
Seaside residences
from the 19th century include Hillgrove, attributed to Nash and
constructed for the Earl
of Ducie c1814.
Map evidence suggests that by the mid 19th century, Bembridge had
acquired a semi-planned character with a number of straight and
regular streets laid out to the west of the High Street. These are shown
on the 1st Edition 25 inch Ordnance Survey Map (surveyed 1862-3),
part of which is reproduced as Figure 13 on Page 13 of the appraisal.
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Should the appraisal mention this semi-planned character in the
general section on ‘Historic Development’. (It is touched on later in the
appraisal with reference to the Coastal Edge character Area.) It might
also be useful to include a larger extract from the 1862-63 OS map on
the same page as the 1793 map, for comparative purposes. One
interesting feature shown on the 1862-3 map is the number of planted
trees shown. How many survive?
Ryde Conservation Area
The Gardens Trust is pleased that the Conservation Area includes
Vernon Square and Ryde Cemetery, both of which are designed
landscapes on the Isle of Wight Council’s Local List.
Page 14. Character Area 1: Public Realm
We are aware that there has been some concern about the commercial
development of the amusement arcade on the seafront. We
understand that commercial premises cannot be controlled by use of
Article 4 Directives but that the Localism Bill will give local communities
the power to draw up Neighbourhood Development Plans or Orders,
setting out development issues.
Could the Appraisal refer to this Bill as a possible way to guide
development in the future?
Page 15. Character Area 1: Esplanade, Pier and Seafront
We feel that the Eastern Gardens should be specifically mentioned
under the section on Green Spaces and Biodiversity Value since the
gardens contribute to the character of the area.
Page 30. Character Area 2: Historic Core and Commercial Centre
We welcome the fact that Vernon Square is described under Green
Spaces and Biodiversity Value, as this is a significant example of a
public green space originating as an enclosed 19th century garden for
private residents. As such, it is included on the Isle of Wight Council’s
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Local List. However, we feel that there should be a sentence on
Vernon Square in the section on Historic Development. The Gardens
Trust submitted historical information on Vernon Square for the Local
List.
Page 33. Character Area 4: Pelhamfield, Ryde School and All Saints
Church
The section on Historic Development states that it is not possible to
determine exactly
how this area evolved. In fact, a great deal is known about the
development of this area. This information should be available in
Whitehurst, D & Murray-Smith, J (2003) A Character Assessment of
Ryde, IOW Council & Ryde Development Trust. If the relevant
information is not included in this document it should be available from
Mr Roy Brinton, the Ryde Local Historian.
Ryde St John’s Conservation Area
Boundary
The northern boundary of the Conservation Area excludes the
foreshore in front of St Cecelia’s Abbey (see General Comments).
The Gardens Trust is concerned that the Conservation Area excludes
Appley Park. The history of Appley Park is intimately connected with
that of St John’s Park and of the Appley Towers estate. Some of the
significant surviving buildings connected with Appley Towers, including
Appley Boat House, Middle Lodge and Appley Towers Lodge, are
within the Conservation Area. However, the listed buildings St John’s
Cottage, St John’s Farm Lodge and Appley Farmhouse, are excluded
from the Conservation Area although they are significant features
connected with these estates. Also the former coach house/stables for
the large properties in this area are excluded from the proposed
Conservation Area. Although these buildings are not listed and have
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been altered they have an historic connection with the proposed
Conservation Area and may be worth including. (Photographs at the
end of this submission).
The following extract from the Gardens Trust’s records describes the
character of Appley Park:
‘Appley Park is a public park acquired by Ryde Borough Council after
World War 2. It is now owned and maintained by the Isle of Wight
Council. In the late 18th century and early 19th century most of the
present park was within a wood on the St John’s estate. Humpfry
Repton landscaped St John’s Park for Edward Simeon after 1796. In
the mid 19th century the area of the present park was acquired by
George Young and formed part of his Appley Tower estate which was
purchased by Sir William Hutt in 1872. The Appley Tower estate was
later known as Appley Towers and as Appley Hall. The principal
building was demolished in the 1950s and is now occupied by a
housing estate. The northern edge of the park is defined by the
promenade running along the sea wall. Two-thirds of the way along the
promenade on the southern edge of Appley Park is the folly of ‘Appley
Tower’. This Grade II Listed Building is a squat circular castellated
tower of coursed rubble with ashlar dressings. A tall rounded turret is
corbelled out on one side and there is an oriel window on a bracket
facing the sea. The tower has a plaque with a coat of arms and a motto
which reads ‘Vouloir et Pouvoir’.
We feel that the Ryde St John’s Conservation Area should include all
the significant surviving buildings, parks and green spaces connected
with the three estates of Appley House (St Cecelia’s Abbey), St John’s
and Appley Park as the historical development of the three estates is
so intimately connected.
The Garden’s Trust recommends that Appley Park is considered for
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Local List status.
Page Character Area 3: St John’s Park
We welcome the recognition of St John’s Park, particularly the
statement under ‘Green Spaces and Biodiversity’ (Page22) that the
major contribution comes from the inner parkland. However, we feel
that the section ‘Problems, Pressures and the Capacity for Change’
should start by acknowledging that one of the key conservation issues
in this character area is the uncertain future of St John’s Park and the
lack of a management plan. We recognize that St John’s Park is in
private ownership but feel that the Council could give a clear lead, for
instance by stating in the section on ‘Potential for Enhancements’ that
they will work with owners to promote a sustainable future for the park.
Sandown
Boundary
Sandham Grounds and Brown’s Golf Course are excluded on the
grounds that:
Although the provision of facilities on the eastern beach is important in
design terms and for the character of the area … they do not provide a
strong built environment.
These amenities represent a significant phase in Sandown’s history as
a seaside resort – the development of municipal and commercial
facilities to cater for a mass market from the 1920s. We believe that
there is a display of the history of Brown’s Golf Course within the café
area of the Club House. As stated under ‘General Comments’, the
Gardens Trust believe that where individual open spaces or amenity
areas have historic value, design value or a historic link with the
designated Conservation Area they should be included within the CA.
Should the Grand Hotel be considered for inclusion as a 1920/30s
design?
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We note that Battery Gardens is excluded, although under ‘Potential
for Enhancements’ (E11) it is stated that Battery Gardens will be
nominated to the Review Panel for consideration for the Island‘s Local
List. It would appear that Ferncliff Gardens is also excluded. We
believe that the exclusion of Battery Gardens may be because they are
in Lake Parish. Similarly, Los Altos Park is worthy of including within a
Conservation Area but may be in Lake Parish. We wonder if
consideration could be given to a separate Conservation Area for Lake
or, alternatively, that Los Altos should be considered for Local List
status. The Gardens Trust has information on the Los Altos estate.
Views and Vistas
In the section on ‘Key Views and Vistas’, the appraisal states that:
From numerous locations along the Esplanade, there are important
long distance
views to Culver Cliffs and Dunnose, which take in the natural chalk
downs and the green
cliff edge. Culver Cliffs can also be seen from elsewhere where the
land rises e.g.
Beachfield Road and the Broadway and this is important in reflecting
the wider rural
setting of the town (P12).
In the section on ‘Green Spaces and Biodiversity, Key Views and
Vistas’ within the ‘Resort Centre’ Character Area, the appraisal states:
Longer views to the cliffs are important to reinforce the wider rural
nature of the conservation
area‘s setting and the dramatic topography of the Island‘s chalk cliffs
(P21).
The Gardens Trust noted the extremely detrimental effect of one very
tall building on views and vistas during a recent survey of the Sandown
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area. This building is called Napoleons Landing and it partially
obscures the view referred to in the Conservation Area but from
Fernhill Gardens which are not currently included in the proposal. We
feel the appraisal should emphasize the detrimental effect of badly
designed buildings on views in the section on ‘Pressures, Problems
and the Capacity for change’.
In the section on ‘Potential for Enhancements’ , Policy E10 states:
Where new designs are proposed in the Conservation Area or its
setting, the LPA will
seek to encourage ingenuity and quality in design, appropriate to its
particular historic
context. The need to sustain various characteristics such as the
historic plan form,
views, relationships between buildings and a site‘s land use will be key
considerations in
determining applications within the designated area (P30).
This statement is welcomed but we would prefer a more emphatic
statement that building designs and any form of development which
have a detrimental effect on views and vistas will be unlikely to obtain
planning approval.
We are also concerned in regard to the many forms of development
which do not require planning permission, as defined in The Town and
Country Planning (General Permitted Development Order 1995), but
may nevertheless be detrimental in relation to a Conservation Order.
We would therefore suggest that the Local Authority consider the
possibility of agreeing a code of practice and/or consultation procedure
with the relevant bodies for work in Conservation Areas.
Shanklin
General Comments
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In the ‘Summary of Special Interest’ on Page 11, and again on Page
24, ‘complimentary’ should read ‘complementary’.
Cottage Orné is masculine and therefore has only one é (see Glossary
in The Buildings of England: Isle of Wight by D Lloyd and N Pevsner
(2006).
Area 1: The Chine and Old Village
On Page 11, we would suggest that the ‘Summary of Special Interest’
is amended by the addition of the words in blue ink:
The historic built environment, often enhanced by garden settings, is
complemented by the large landscaped areas and public open space
On Page 13, we would suggest that the Section on ‘Historic
Development’ is amended as follows:
Paragraph 3:
The resulting Old Village is a Regency and Victorian collection of
romantic cottages ornés around a few genuine old cottages. The first
small hotels were opened 1824 and 1833, and
villas were built on prime sites before the railway arrived in 1864.
Paragraph 4
Francis White-Popham was responsible for much of the Victorian
development of Shanklin and its character in only granting building
leases with the strict condition that only single or semi-detached villas
were built with a portion of the ground reserved for a garden or lawn
This quotation from Parker (1977 p16) is used earlier in the appraisal
but its repletion here will emphasise the significance of gardens in the
character of the area.
On Page 15, we welcome the references to Tower Gardens and
Rylstone Gardens in the Section on ‘Green Spaces and Biodiversity’
but feel that more emphasis should be placed on Shanklin Chine,
including a brief description of the plants and historic features within
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the chine. Rylstone Gardens and Shanklin Chine are both included on
the Local List.Area 2:
The High Street
We feel that this section should make specific reference to Shanklin
Theatre as this is a key building within the character area (and the only
listed building). There should be a brief mention of its origins as a
literary institute and later as a town hall (see Listed Building
Description and Parker 1977, 60).
Area 3: Keats Green and Esplanade
The inclusion of this area within the CA is welcomed as it includes what
might be described as a ‘public walk’ circuit along the cliff top and sea
front. Also while some garden areas have been lost the rhythm of
these spaces remains a significant characteristic of the southern
Esplanade in contrast to the more open areas at the foot of Hope
Road.
The Section on ‘Public Realm ‘on P23 states only: There is plenty of
public realm in this character area. This hardly seems an adequate
comment and the following is suggested:
Two main areas of public realm, the cliff top walk including Keats
Green and the Esplanade bounded by the sea wall and sands below,
have distinctively different characters, but both designed promenades
provide wide views out over Sandown Bay and the resort’s main focus
of the sea.
Some further description of these areas, bounding railings and hedges
to the cliff walk, seating shelters punctuating the Esplanade, steep
paths and steps linking the two, would also be useful here, although it
is noted that some further reference is made under a general heading
of ‘Condition Analysis on page 28.
The Section on ‘Green Spaces and Biodiversity Value’ (P23) does not
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actually refer to Keats Green although this is the key green space at
the heart of the character area.
Area 4: Big Meade and Highfield Road
The inclusion of these two areas in a single character area is a little
odd as Highfield Road would seem to have much in common with, for
example, Eastcliff Road in Area 1.
Nonetheless, the inclusion of both areas within the CA are welcomed:
Highfield Road with its characteristic high walled private front gardens
and the Big Meade as an area of open parkland and informal walks set
against the tree lined background of Manor Road, the Church and
Manor House grounds.
However it is considered that the boundary north of the (originally
medieval) Manor House would be more appropriate drawn along
Westhill Road (West Hill Lane in the Appraisal). This has an historical
basis as it would be in accord with the land shown associated with both
Manor (Shanklin Farm) and Church shown on the 1793 unpublished
OS (Fig 3 in Appraisal) and it is considered desirable to preserve the
largely open character of these areas in conjunction with Big Meade.
The suggested extended area would incorporate the designed
landscape element of the late C19 tree lined approach to the Manor
(rebuilt in the late C19) from Westhill Road, a public footpath bounded
by the AONB to the west. It would also include the semi-public open
spaces of the cricket ground (C19 tennis ground), allotments and the
open copse immediately south of the junction of Westhill and Highfield
Roads.
As noted in the Appraisal’s ‘Summary of Special Interest’ (p24):
..Shady, lush and green open spaces compliment [sic] this
predominantly residential area. This comment is given below a
westerly view along Westhill Road which clearly illustrates the
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contribution of the copse to the character of the lane.
Pressures, Problems and the Capacity for Change
We would like to see a reference included to the poor condition of
Rylstone Chalet, which is a listed building and within the locally listed
Rylstone Gardens. The Isle of Wight Gardens Trust wrote to the
Leader of the Council in 2010 voicing our concerns about the present
state of repair and furure maintenance of Rylstone Chalet.
Appendix B Article 4 Direction
This proposal to provide additional control over alterations to garden
boundaries which contribute to the character of the street scene is
welcomed.
Photographs relating to earlier comment on Ryde St John’s
Conservation Area
Coach house/stables in Alexandra Road, St Johns Ryde.
Pictures of Ferncliff Gardens can be found on the Internet –
http://www.1910.wight.info/images/sandown/ferncliff2.jpg
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Events: Sandown Conservation Area Appraisal Consultation
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THE PROPOSED DESIGNATION IS SUPPORTED AS THERE IS
MUCH DISTINCTIVE CHARACTER IN THIS VICTORIAN SEASIDE
TOWN WHICH SHOULD BE RECOGNISED AND ENHANCED.
THE DESIGNATION WILL SUPPORT THE CORE STRATEGY
POLICIES AND SHOULD ENABLE APPROPRIATE CONSERVATION
LED REGENERATION OF THE HISTORIC ASSETS
.
FEATURES SUCH AS BOUNDARY WALLS STREET TREES AND
GARDEN LANDSCAPING ALSO CONTRIBUTE TO THE LOCAL
CHARACTER
SANDOWN HAS SUFFERED FROM NEGLECT AND LOSS OF
HISTORIC DETAILING AND POOR QUALITY ALTERATIONS AND
PUBLIC REALM
THERE IS NOW MUCH INTEREST IN RESTORING AND ENHANCING
SEASIDE HERITAGE AND SANDOWN COULD BENEFIT GREATLY
FROM APPROPRIATE RESTORATION OF HISTORIC BUILDING
DETAILS AND ENHANCEMENT OF THE PUBLIC REALM
AS NOTED IN THE APPRAISAL SOME AREAS SURROUNDING THE
PROPOSED CONSERVATION AREA ALSO HAVE DISTINCTIVE
CHARACTERISTICS BASED ON THE VICTORIAN DEVELOPMENT
OF THE TOWN. HOWEVER THERE HAS RECENTLY BEEN MUCH
LOSS OF TRADITIONAL BUILDINGS WHICH IN SOME CASES HAVE
BEEN REPLACED WITH POOR QUALITY PASTICHE BUILDINGS
WHICH HAVE DEGRADED THE OVERALL CHARACTER.
NEVERTHELESS IT MAY BE WORTH CONSIDERING THE
Officer Response
Comments noted regard
enlarging the area but, as
acknowledged, there has been
neglect and loss of historic
buildings so much so that the
character of these areas is no
longer special.
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INCLUSION OF ADDITIONAL GROUPS WHICH COULD INCLUDE
SECTIONS OF THE BROADWAY, THE SCHOOL IN GROVE ROAD
AND POSSIBLY THE MORE SUBURBAN AREAS INCLUDING PARTS
OF NUNWELL STREET AND HILL STREET WHERE THERE ARE
SOME HIGH QUALITY BUILDINGS AND TOWNSCAPE. THERE IS NO
REASON WHY SMALL SEPARATE AREAS COULD NOT BE
DESIGNATED IF THERE IS SUFFICIENT SPECIAL CHARACTER.
A WIDER STRATEGY FOR THE TOWN COULD COMPLEMENT THE
DESIGNATION AND HELP TO PROTECT AND ENHANCE
REMAINING CHARACTER AND ENSURE THAT NEW
DEVELOPMENT IS OF APPROPRIATE QUALITY.
SANCAA2
Heather
Hicks
Mrs
SANCAA3 Val
Taylor
SANCAA4
Mrs
Vicky
Hi Julie
Can I just comment on what I think are 2 errors:
St Johns Avenue in Sandown should be St Johns Road
West Hill Lane in Shanklin should be West Hill Road
Let me know if I am wrong
Heather
Error in text corrected
Dear Julie,
I had already emailed Sandown Town Council's response to the
consultation.
Sandown Town Council at its planning meeting held on the 25th January
Sandown
2011 discussed the Conservation Area Appraisal and had no comments Support noted
Town Council
to make on the proposals and accepted the report.
Regards
Val Taylor
Town Clerk
Isle of Wight Dear Julie
Gardens Trust Please find attached the Isle of Wight Gardens Trust comments on the
The Planning and Conservation
Act 1990 states that Local
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CA Appraisals.
We are impressed that the latest appraisal documents give such a clear
picture of each area’s historic character and how it has developed.
I think I have saved our comments as ‘Final’ but if the document still
includes tracked changes, please go to the ‘Review’ tab on the menu bar
and click ‘accept all’.
There are some photos attached to our comments document. I also
enclose a separate file containing photographs of the Shanklin
Conservation Area, taken by our member Helen Thomas.
I would be grateful if you could acknowledge receipt of our comments.
Best wishes
Vicky Basford
Isle of Wight Gardens Trust
Comments of Isle of Wight Gardens Trust on Conservation Area
Appraisals:
16 February 2011
These comments relate to the Conservation Area Appraisals for
Bembridge, Ryde, Ryde St John’s, Sandown and Shanklin
General Comments
As a Gardens Trust, we believe that historic and contemporary parks
and gardens, where present, can contribute significantly to the character
and amenities of Conservation Areas as can other forms of hard and soft
landscaping, together with the careful design and
positioning of street furniture, signs and lighting columns
We are concerned that a number of open spaces or amenity areas have
been excluded from the various conservation areas. Specific examples
are cited below for each Conservation Area. However, there is a more
general principle at issue. The Gardens Trust believes that where
individual open spaces or amenity areas have historic value, design
Authorities shall from time to
time determine which parts of
their area are areas of special
architectural or historic interest
the character or appearance of
which it is desirable to preserve
or enhance.
The area between the proposed
boundary and the Brown’s golf
course is not of special character
and the Browns Pluto buildings
are listed. It is not felt
appropriate to extend the
boundary this far. The Grand
Hotel may be appropriate for the
local list nomination but in its self
does not form a character area,
Battery Gardens are too far
removed from the proposed
boundary to be considered.
Suggestion that Los Altos Park
and Battery Gardens and Fern
Cliff Gardens are nominated for
local list is noted.
Existing tall buildings within the
proposed conservation have the
benefit of planning consent and it
is therefore not appropriate to
single out individual buildings.
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value or a historic link with the designated Conservation Area they
should be included within the CA.
It would be very useful if each of the appraisals included a specific
heading dealing with ‘Criteria for Selection’. This would help consultees
to judge whether, in their opinion, the boundaries of each area had been
correctly drawn.
It would also be useful if the criteria for selecting the boundaries of
conservation areas was explicitly stated. It would be desirable, where
possible, to follow existing historic boundaries.
There appears to be an inconsistency in defining the extent of the
foreshore within individual conservation areas. This has led to an
anomaly in that the seaward boundaries of the Ryde and Ryde St John’s
conservation areas do not join up. The Gardens Trust believes that there
should be a specific criterion governing the seaward boundaries of
conservation areas. We would suggest that this should be mean low
water mark as defined on Ordnance Survey maps.
We note that Ryde House and its former parkland (now Ryde Golf Club)
is not included in the Ryde Conservation Area. We wonder whether
there is scope to consider designating a new Conservation Area to
include Ryde House and its former grounds, the historic core of Binstead
and the grounds of Quarr Abbey (including the medieval abbey ruins, the
19th century Quarr Abbey House and the present early 20th century
abbey).
Bembridge Conservation Area
Boundary
The Garden’s Trust is pleased that the Conservation Area includes the
historic gardens of Tyne Hall, East Cliff, Pitt House and other properties.
We have information on some of these properties and would
recommend that Tyne Hall (and possibly Pitt House) be considered for
Officer Response
The fact that these long distance
views are acknowledged as
being important to the character
of the area would make them
material considerations in any
future planning application
decisions. All applications have
to be judged on their merits and
policy D1 of UDP covers quality
of Design as SPD the appraisal
is not able to define additional
design policy.
The Local Authority would look to
develop a management plan that
would help relevant bodies that
work within CA on development
that is permitted by the GPDO.
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Local List status.
We question the gap in the proposed Conservation Area along the
northern edge of King’s Road near The Point. This would seem to be an
important area of open space and includes the Palmer Memorial see
web page:
http://www.isle-of-wight-orials.org.uk/others/bembridgepalmer.htm).
The area is also partially recorded on the unpublished Ordnance Survey
Map of 1793.
Page 5
The appraisal refers to the distinctive field pattern, ... a remnant of a
larger pattern which once covered this part of the Bembridge peninsula,
the axial alignment and regularity of which combined with its relationship
to the local trackways may suggest that the pattern originated as a coaxial field system of prehistoric or Roman date.
This suggestion is taken from the HEAP Report for Brading Haven and
Bembridge Isle. In fact, the HEAP Report states that ‘the roads and
farms are linked with a very regular field pattern of enclosed strips. This
is clearly the remains of medieval open-field but may possibly have
originated as a coaxial field system of prehistoric or Roman origin’.
The appraisal should make it clear that the field pattern and associated
roads and farms, as shown on the unpublished Ordnance Survey of
1793, relates to enclosed strips deriving from medieval open-field which
may possibly have earlier prehistoric or Roman origins as a coaxial field
system.
Page 6 (Paragraph 4)
The section on the historic development of Bembridge includes the
following statement
A broad grid system of roads is recorded at this time (as shown on page
6) including the High Street, Steyne Road and Howgate Road on a
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southwest alignment with Mill Road, Hillway and Forelands Road at right
angles to them. The majority of this pattern survives, with some early
routes becoming Public Footpaths and others remaining as wide as a
cart width. Although a grid system may indicate planned origins to a
settlement, there is no further evidence of such planning at Bembridge,
despite the numerous accounts of the activities of the Worsleys.
The suggested possible link between the broad grid of roads and a
possible planned settlement is misleading in this context. The discussion
on page 5, quoted above, makes it clear that the grid of streets in the
Bembridge area is related to the medieval field system rather than to a
planned settlement.
Should the section in brackets (as shown on page 6) read as shown on
page 5?
Page 6 (Paragraph 5)
This states
The main settlement of Bembridge in the 19th century was an irregular
row of buildings along the High Street (labelled as Bembridge Street on
the 1862 OS), with clusters of properties towards the east of Lane End,
those on both sides of Foreland Road (north) and on the Point.
Should this statement actually refer to the 18th century? It accurately
describes the settlement as shown on the unpublished Ordnance Survey
of 1793. However, as the appraisal goes on to state:
By the early 19th century, Bembridge had become a seasonal retreat for
the affluent
classes, in a similar fashion to the growth of East Cowes and Seaview.
Seaside residences
from the 19th century include Hillgrove, attributed to Nash and
constructed for the Earl
of Ducie c1814.
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Map evidence suggests that by the mid 19th century, Bembridge had
acquired a semi-planned character with a number of straight and regular
streets laid out to the west of the High Street. These are shown on the
1st Edition 25 inch Ordnance Survey Map (surveyed 1862-3), part of
which is reproduced as Figure 13 on Page 13 of the appraisal.
Should the appraisal mention this semi-planned character in the general
section on ‘Historic Development’. (It is touched on later in the appraisal
with reference to the Coastal Edge character Area.) It might also be
useful to include a larger extract from the 1862-63 OS map on the same
page as the 1793 map, for comparative purposes. One interesting
feature shown on the 1862-3 map is the number of planted trees shown.
How many survive?
Ryde Conservation Area
The Gardens Trust is pleased that the Conservation Area includes
Vernon Square and Ryde Cemetery, both of which are designed
landscapes on the Isle of Wight Council’s Local List.
Page 14. Character Area 1: Public Realm
We are aware that there has been some concern about the commercial
development of the amusement arcade on the seafront. We understand
that commercial premises cannot be controlled by use of Article 4
Directives but that the Localism Bill will give local communities the power
to draw up Neighbourhood Development Plans or Orders, setting out
development issues.
Could the Appraisal refer to this Bill as a possible way to guide
development in the future?
Page 15. Character Area 1: Esplanade, Pier and Seafront
We feel that the Eastern Gardens should be specifically mentioned
under the section on Green Spaces and Biodiversity Value since the
gardens contribute to the character of the area.
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Page 30. Character Area 2: Historic Core and Commercial Centre
We welcome the fact that Vernon Square is described under Green
Spaces and Biodiversity Value, as this is a significant example of a
public green space originating as an enclosed 19th century garden for
private residents. As such, it is included on the Isle of Wight Council’s
Local List. However, we feel that there should be a sentence on Vernon
Square in the section on Historic Development. The Gardens Trust
submitted historical information on Vernon Square for the Local List.
Page 33. Character Area 4: Pelhamfield, Ryde School and All Saints
Church
The section on Historic Development states that it is not possible to
determine exactly
how this area evolved. In fact, a great deal is known about the
development of this area. This information should be available in
Whitehurst, D & Murray-Smith, J (2003) A Character Assessment of
Ryde, IOW Council & Ryde Development Trust. If the relevant
information is not included in this document it should be available from
Mr Roy Brinton, the Ryde Local Historian.
Ryde St John’s Conservation Area
Boundary
The northern boundary of the Conservation Area excludes the foreshore
in front of St Cecelia’s Abbey (see General Comments).
The Gardens Trust is concerned that the Conservation Area excludes
Appley Park. The history of Appley Park is intimately connected with that
of St John’s Park and of the Appley Towers estate. Some of the
significant surviving buildings connected with Appley Towers, including
Appley Boat House, Middle Lodge and Appley Towers Lodge, are within
the Conservation Area. However, the listed buildings St John’s Cottage,
St John’s Farm Lodge and Appley Farmhouse, are excluded from the
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Conservation Area although they are significant features connected with
these estates. Also the former coach house/stables for the large
properties in this area are excluded from the proposed Conservation
Area. Although these buildings are not listed and have been altered they
have an historic connection with the proposed Conservation Area and
may be worth including. (Photographs at the end of this submission).
The following extract from the Gardens Trust’s records describes the
character of Appley Park:
‘Appley Park is a public park acquired by Ryde Borough Council after
World War 2. It is now owned and maintained by the Isle of Wight
Council. In the late 18th century and early 19th century most of the
present park was within a wood on the St John’s estate. Humpfry
Repton landscaped St John’s Park for Edward Simeon after 1796. In the
mid 19th century the area of the present park was acquired by George
Young and formed part of his Appley Tower estate which was purchased
by Sir William Hutt in 1872. The Appley Tower estate was later known as
Appley Towers and as Appley Hall. The principal building was
demolished in the 1950s and is now occupied by a housing estate. The
northern edge of the park is defined by the promenade running along the
sea wall. Two-thirds of the way along the promenade on the southern
edge of Appley Park is the folly of ‘Appley Tower’. This Grade II Listed
Building is a squat circular castellated tower of coursed rubble with
ashlar dressings. A tall rounded turret is corbelled out on one side and
there is an oriel window on a bracket facing the sea. The tower has a
plaque with a coat of arms and a motto which reads ‘Vouloir et Pouvoir’.
We feel that the Ryde St John’s Conservation Area should include all the
significant surviving buildings, parks and green spaces connected with
the three estates of Appley House (St Cecelia’s Abbey), St John’s and
Appley Park as the historical development of the three estates is so
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intimately connected.
The Garden’s Trust recommends that Appley Park is considered for
Local List status.
Page Character Area 3: St John’s Park
We welcome the recognition of St John’s Park, particularly the statement
under ‘Green Spaces and Biodiversity’ (Page22) that the major
contribution comes from the inner parkland. However, we feel that the
section ‘Problems, Pressures and the Capacity for Change’ should start
by acknowledging that one of the key conservation issues in this
character area is the uncertain future of St John’s Park and the lack of a
management plan. We recognize that St John’s Park is in private
ownership but feel that the Council could give a clear lead, for instance
by stating in the section on ‘Potential for Enhancements’ that they will
work with owners to promote a sustainable future for the park.
Sandown
Boundary
Sandham Grounds and Brown’s Golf Course are excluded on the
grounds that:
Although the provision of facilities on the eastern beach is important in
design terms and for the character of the area … they do not provide a
strong built environment.
These amenities represent a significant phase in Sandown’s history as a
seaside resort – the development of municipal and commercial facilities
to cater for a mass market from the 1920s. We believe that there is a
display of the history of Brown’s Golf Course within the café area of the
Club House. As stated under ‘General Comments’, the Gardens Trust
believe that where individual open spaces or amenity areas have historic
value, design value or a historic link with the designated Conservation
Area they should be included within the CA. Should the Grand Hotel be
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considered for inclusion as a 1920/30s design?
We note that Battery Gardens is excluded, although under ‘Potential for
Enhancements’ (E11) it is stated that Battery Gardens will be nominated
to the Review Panel for consideration for the Island‘s Local List. It would
appear that Ferncliff Gardens is also excluded. We believe that the
exclusion of Battery Gardens may be because they are in Lake Parish.
Similarly, Los Altos Park is worthy of including within a Conservation
Area but may be in Lake Parish. We wonder if consideration could be
given to a separate Conservation Area for Lake or, alternatively, that Los
Altos should be considered for Local List status. The Gardens Trust has
information on the Los Altos estate.
Views and Vistas
In the section on ‘Key Views and Vistas’, the appraisal states that:
From numerous locations along the Esplanade, there are important long
distance
views to Culver Cliffs and Dunnose, which take in the natural chalk
downs and the green
cliff edge. Culver Cliffs can also be seen from elsewhere where the land
rises e.g.
Beachfield Road and the Broadway and this is important in reflecting the
wider rural
setting of the town (P12).
In the section on ‘Green Spaces and Biodiversity, Key Views and Vistas’
within the ‘Resort Centre’ Character Area, the appraisal states:
Longer views to the cliffs are important to reinforce the wider rural nature
of the conservation
area‘s setting and the dramatic topography of the Island‘s chalk cliffs
(P21).
The Gardens Trust noted the extremely detrimental effect of one very tall
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building on views and vistas during a recent survey of the Sandown
area. This building is called Napoleons Landing and it partially obscures
the view referred to in the Conservation Area but from Fernhill Gardens
which are not currently included in the proposal. We feel the appraisal
should emphasize the detrimental effect of badly designed buildings on
views in the section on ‘Pressures, Problems and the Capacity for
change’.
In the section on ‘Potential for Enhancements’ , Policy E10 states:
Where new designs are proposed in the Conservation Area or its setting,
the LPA will
seek to encourage ingenuity and quality in design, appropriate to its
particular historic
context. The need to sustain various characteristics such as the historic
plan form,
views, relationships between buildings and a site‘s land use will be key
considerations in
determining applications within the designated area (P30).
This statement is welcomed but we would prefer a more emphatic
statement that building designs and any form of development which
have a detrimental effect on views and vistas will be unlikely to obtain
planning approval.
We are also concerned in regard to the many forms of development
which do not require planning permission, as defined in The Town and
Country Planning (General Permitted Development Order 1995), but
may nevertheless be detrimental in relation to a Conservation Order. We
would therefore suggest that the Local Authority consider the possibility
of agreeing a code of practice and/or consultation procedure with the
relevant bodies for work in Conservation Areas.
Shanklin
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General Comments
In the ‘Summary of Special Interest’ on Page 11, and again on Page 24,
‘complimentary’ should read ‘complementary’.
Cottage Orné is masculine and therefore has only one é (see Glossary
in The Buildings of England: Isle of Wight by D Lloyd and N Pevsner
(2006).
Area 1: The Chine and Old Village
On Page 11, we would suggest that the ‘Summary of Special Interest’ is
amended by the addition of the words in blue ink:
The historic built environment, often enhanced by garden settings, is
complemented by the large landscaped areas and public open space
On Page 13, we would suggest that the Section on ‘Historic
Development’ is amended as follows:
Paragraph 3:
The resulting Old Village is a Regency and Victorian collection of
romantic cottages ornés around a few genuine old cottages. The first
small hotels were opened 1824 and 1833, and
villas were built on prime sites before the railway arrived in 1864.
Paragraph 4
Francis White-Popham was responsible for much of the Victorian
development of Shanklin and its character in only granting building
leases with the strict condition that only single or semi-detached villas
were built with a portion of the ground reserved for a garden or lawn
This quotation from Parker (1977 p16) is used earlier in the appraisal but
its repletion here will emphasise the significance of gardens in the
character of the area.
On Page 15, we welcome the references to Tower Gardens and
Rylstone Gardens in the Section on ‘Green Spaces and Biodiversity’ but
feel that more emphasis should be placed on Shanklin Chine, including
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a brief description of the plants and historic features within the chine.
Rylstone Gardens and Shanklin Chine are both included on the Local
List.Area 2:
The High Street
We feel that this section should make specific reference to Shanklin
Theatre as this is a key building within the character area (and the only
listed building). There should be a brief mention of its origins as a literary
institute and later as a town hall (see Listed Building Description and
Parker 1977, 60).
Area 3: Keats Green and Esplanade
The inclusion of this area within the CA is welcomed as it includes what
might be described as a ‘public walk’ circuit along the cliff top and sea
front. Also while some garden areas have been lost the rhythm of these
spaces remains a significant characteristic of the southern Esplanade in
contrast to the more open areas at the foot of Hope Road.
The Section on ‘Public Realm ‘on P23 states only: There is plenty of
public realm in this character area. This hardly seems an adequate
comment and the following is suggested:
Two main areas of public realm, the cliff top walk including Keats Green
and the Esplanade bounded by the sea wall and sands below, have
distinctively different characters, but both designed promenades provide
wide views out over Sandown Bay and the resort’s main focus of the
sea.
Some further description of these areas, bounding railings and hedges
to the cliff walk, seating shelters punctuating the Esplanade, steep paths
and steps linking the two, would also be useful here, although it is noted
that some further reference is made under a general heading of
‘Condition Analysis on page 28.
The Section on ‘Green Spaces and Biodiversity Value’ (P23) does not
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actually refer to Keats Green although this is the key green space at the
heart of the character area.
Area 4: Big Meade and Highfield Road
The inclusion of these two areas in a single character area is a little odd
as Highfield Road would seem to have much in common with, for
example, Eastcliff Road in Area 1.
Nonetheless, the inclusion of both areas within the CA are welcomed:
Highfield Road with its characteristic high walled private front gardens
and the Big Meade as an area of open parkland and informal walks set
against the tree lined background of Manor Road, the Church and Manor
House grounds.
However it is considered that the boundary north of the (originally
medieval) Manor House would be more appropriate drawn along
Westhill Road (West Hill Lane in the Appraisal). This has an historical
basis as it would be in accord with the land shown associated with both
Manor (Shanklin Farm) and Church shown on the 1793 unpublished OS
(Fig 3 in Appraisal) and it is considered desirable to preserve the largely
open character of these areas in conjunction with Big Meade.
The suggested extended area would incorporate the designed
landscape element of the late C19 tree lined approach to the Manor
(rebuilt in the late C19) from Westhill Road, a public footpath bounded
by the AONB to the west. It would also include the semi-public open
spaces of the cricket ground (C19 tennis ground), allotments and the
open copse immediately south of the junction of Westhill and Highfield
Roads.
As noted in the Appraisal’s ‘Summary of Special Interest’ (p24): ..Shady,
lush and green open spaces compliment [sic] this predominantly
residential area. This comment is given below a westerly view along
Westhill Road which clearly illustrates the contribution of the copse to
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the character of the lane.
Pressures, Problems and the Capacity for Change
We would like to see a reference included to the poor condition of
Rylstone Chalet, which is a listed building and within the locally listed
Rylstone Gardens. The Isle of Wight Gardens Trust wrote to the Leader
of the Council in 2010 voicing our concerns about the present state of
repair and furure maintenance of Rylstone Chalet.
Appendix B Article 4 Direction
This proposal to provide additional control over alterations to garden
boundaries which contribute to the character of the street scene is
welcomed.
Photographs relating to earlier comment on Ryde St John’s
Conservation Area
Coach house/stables in Alexandra Road, St Johns Ryde.
Pictures of Ferncliff Gardens can be found on the Internet –
http://www.1910.wight.info/images/sandown/ferncliff2.jpg
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Mr
SHACAA1 David
Booth
THE PROPOSED DESIGNATION IS SUPPORTED AS IT
RECOGNISES THE CHARACTER AND SIGNIFICANCE OF THE
VICTORIAN TOWN AND SEAFRONT AS WELL AS THE
PREVIOUSLY DESIGNATED 'OLD VILLAGE'
THIS WILL SUPPORT THE CORE STRATEGY AND SHOULD
ENABLE APPROPRIATE CONSERVATION LED REGENERATION
OF THE HISTORIC ASSETS AND CHARACTER.
THERE ARE MANY EXAMPLES OF SUCCESSFUL
REGENERATION OF VICTORIAN SEASIDE TOWNS (REF;- AN
ASSET AND A CHALLENGE -HERITAGE AND REGENERATION IN
COASTAL TOWNS IN ENGLAND PUBLISHED BY ENGLISH
HERITAGE.)
THE KEATS INN (NOW RESIDENTIAL) IS A DOMINANT AND
DISTINCTIVE HISTORIC BUILDING WHICH RELATES
HISTORICALLY AND VISUALLY TO KEATS GREEN AND IT IS
THEREFORE SUGGESTED THAT THIS BUILDING COULD BE
INCLUDED WITHIN THE BOUNDARY.
Keats Inn now residential is a
listed building and it is
agreed that it is part of the
character of Keats Green ,
however at the rear is a new
housing development and
this was considered to be of
a different character and the
whole site was therefore
excluded from the boundary.
The listed house could be
included but not the grounds.
MRS
SHACAA2 ANNE
SPRINGMAN
SHANKLIN CONSERVATION AREA APPRAISAL
Many congratulations to whoever has compiled this - have done a
fantastic job.
I have two comments:
Francis White-Popham was born 1829 NOT 1855 also O.S. map fig.4 - visitors around 1800 - whilst doing my own research I
have found several references to 1760.
My last thought - I do not know if you are aware that the Hot Brine
Error in text corrected and a
reference to the Hot Brine
Bath in the Chine is added to
the text
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Bath in the Chine is the only listed Brine Bath in the U.K. and referred
to in country Life some years ago.
ANNE SPRINGMAN
Ms
SHACAA3 Stella
Janeway
Dear Mr Boulter
RE: CONSERVATION AREA APPRAISAL CONSULTATIONS
At last evening’s Council meeting Members' discussed the above
consultation document and had no comments to make, other than to
Shanklin Town
say thank you for obviously having listened to comments we have
Council
made in the past.
Yours Sincerely
Stella Janeway
TOWN CLERK
Captain
SHACAA4 Andrew
Asher
The Planning and
Conservation Act 1990
states that Local Authorities
shall from time to time
Mr. Ollie Boulter
determine which parts of
I have looked at the Shanklin Scheme at the Library and am most
their area are areas of
impressed with the extensions to the 1971 plan. In 2007 I had
special architectural or
considerable correspondence with Katie Sue Wilson on the subject of
Shanklin and
historic interest the character
the Shanklin Conservation area and extending it, I am well satisfied at
District History
or appearance of which it is
the new plan. One area I would like to have been included would be
Society
desirable to preserve or
the Shanklin Cricket ground at Westhill and Westhill Manor, would it
enhance, The area along
be too much to ask for this area to be included. Well done including
Westhill Road consists of a
the complete run of the Esplanade.
Cricket Ground and an
Captain Andrew Asher, Chairman Shanklin and District History Society
allotment there is no
architectural interest along
this side of the road. There
are a lot of trees that provide
Support noted
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amenity value but these are
protected by a group TPO. It
is therefore not necessary to
include this area of open
space into the boundary.
Historical maps show the
Cricket ground previously as
tennis ground and before
that they appear to be
agricultural fields. The
boundary has been revised
to take in the drive way to
Shanklin Manor and afford
some protection to the locally
listed gate piers.
SHACAA5
Heather
Hicks
John &
SHACAA6 Lesley
Hampshire
Hi Julie
Can I comment on what I think are 2 errors:
St Johns Avenue in Sandown should be St Johns Road
West Hill Lane in Shanklin should be West Hill Road
Let me know if I am wrong
Heather
Correction made: Westhill
Lane changed to Westhill
Road.
Having studied the map of the above, I represent a large body of
opinion in Shanklin that the whole of the Esplanade from Palestine
Slipway to Hope Beach should be included within the Conservation
Area. There have already been problems with developers of the
'Adelaide' site. They were using retrospective applications to alter the
height of the block of flats and the building was left half-finished for
years while the Town Council tried to oppose the alterations. Finally,
the whole process began again with a new developer.
The whole of the Esplanade
is within the proposed
boundary. Support noted
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The Spa site is also ripe for development and unless there is more
control over what type of structure goes up there, the Esplanade runs
the risk of becoming in-filled with high rise (and totally unsuitable)
buildings. We don't want what remains of the original Victorian
esplanade to become just another Benidorm. Tourists - if they
continue to come - won't appreciate that and neither will residents.
Talking to the CPRE, they are strongly of the opinion that unless sea
frontages are protected by becoming Conservation Areas, then
pressure will be on to build larger and higher. It's not that no
development is needed, just that there must be more control over how
this happens.
John and Lesley Hampshire
Cllr
SHACAA7 David
Pugh
Mrs
SHACAA8 Vicky
Basford
Julie
Just to say that I support the extension of the Conservation Area, as
proposed.
Kind regards
Cllr David Pugh
Shanklin South
Dear Julie
Please find attached the Isle of Wight Gardens Trust comments on the
CA Appraisals.
We are impressed that the latest appraisal documents give such a
clear picture of each area’s historic character and how it has
Isle of Wight
developed.
Gardens Trust
I think I have saved our comments as ‘Final’ but if the document still
includes tracked changes, please go to the ‘Review’ tab on the menu
bar and click ‘accept all’.
There are some photos attached to our comments document. I also
enclose a separate file containing photographs of the Shanklin
Support noted
Explanation about the
Criteria of selection of the
boundary would be too long
to add to the document.
English Heritage Guidance is
given in a publication called
Guidance on Conservation
Area Appraisals which is
referenced in the
Bibliography and available to
download from EH web site.
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Conservation Area, taken by our member Helen Thomas.
I would be grateful if you could acknowledge receipt of our comments.
Best wishes
Vicky Basford
Isle of Wight Gardens Trust
Comments of Isle of Wight Gardens Trust on Conservation Area
Appraisals:
16 February 2011
These comments relate to the Conservation Area Appraisals for
Bembridge, Ryde, Ryde St John’s, Sandown and Shanklin
General Comments
As a Gardens Trust, we believe that historic and contemporary parks
and gardens, where present, can contribute significantly to the
character and amenities of Conservation Areas as can other forms of
hard and soft landscaping, together with the careful design and
positioning of street furniture, signs and lighting columns
We are concerned that a number of open spaces or amenity areas
have been excluded from the various conservation areas. Specific
examples are cited below for each Conservation Area. However, there
is a more general principle at issue. The Gardens Trust believes that
where individual open spaces or amenity areas have historic value,
design value or a historic link with the designated Conservation Area
they should be included within the CA.
It would be very useful if each of the appraisals included a specific
heading dealing with ‘Criteria for Selection’. This would help
consultees to judge whether, in their opinion, the boundaries of each
area had been correctly drawn.
It would also be useful if the criteria for selecting the boundaries of
conservation areas was explicitly stated. It would be desirable, where
Officer Response
Errors and suggested
additions to the text have
been incorporated a
paragraph is added about
Shanklin Chine to the
Biodiversity section. In
addition Rylstone Chalet has
also been added to the text.
Highfield road is an
extension to the existing
conservation area boundary
Eastcliff Road is in area 1 as
it was part of the original
boundary.
It is possible to amend the
boundary to take in the
designed tree lined approach
to the Manor but it is not
considered that the Cricket
ground and allotments need
protection by CA designation
that is essentially to preserve
and enhance architectural
quality. The trees in this area
are covered by group TPO.
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possible, to follow existing historic boundaries.
There appears to be an inconsistency in defining the extent of the
foreshore within individual conservation areas. This has led to an
anomaly in that the seaward boundaries of the Ryde and Ryde St
John’s conservation areas do not join up. The Gardens Trust believes
that there should be a specific criterion governing the seaward
boundaries of conservation areas. We would suggest that this should
be mean low water mark as defined on Ordnance Survey maps.
We note that Ryde House and its former parkland (now Ryde Golf
Club) is not included in the Ryde Conservation Area. We wonder
whether there is scope to consider designating a new Conservation
Area to include Ryde House and its former grounds, the historic core
of Binstead and the grounds of Quarr Abbey (including the medieval
abbey ruins, the 19th century Quarr Abbey House and the present
early 20th century abbey).
Bembridge Conservation Area
Boundary
The Garden’s Trust is pleased that the Conservation Area includes the
historic gardens of Tyne Hall, East Cliff, Pitt House and other
properties. We have information on some of these properties and
would recommend that Tyne Hall (and possibly Pitt House) be
considered for Local List status.
We question the gap in the proposed Conservation Area along the
northern edge of King’s Road near The Point. This would seem to be
an important area of open space and includes the Palmer Memorial
see web page:
http://www.isle-of-wight-orials.org.uk/others/bembridgepalmer.htm).
The area is also partially recorded on the unpublished Ordnance
Survey Map of 1793.
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Page 5
The appraisal refers to the distinctive field pattern, ... a remnant of a
larger pattern which once covered this part of the Bembridge
peninsula, the axial alignment and regularity of which combined with
its relationship to the local trackways may suggest that the pattern
originated as a co-axial field system of prehistoric or Roman date.
This suggestion is taken from the HEAP Report for Brading Haven and
Bembridge Isle. In fact, the HEAP Report states that ‘the roads and
farms are linked with a very regular field pattern of enclosed strips.
This is clearly the remains of medieval open-field but may possibly
have originated as a coaxial field system of prehistoric or Roman
origin’.
The appraisal should make it clear that the field pattern and
associated roads and farms, as shown on the unpublished Ordnance
Survey of 1793, relates to enclosed strips deriving from medieval
open-field which may possibly have earlier prehistoric or Roman
origins as a coaxial field system.
Page 6 (Paragraph 4)
The section on the historic development of Bembridge includes the
following statement
A broad grid system of roads is recorded at this time (as shown on
page 6) including the High Street, Steyne Road and Howgate Road on
a southwest alignment with Mill Road, Hillway and Forelands Road at
right angles to them. The majority of this pattern survives, with some
early routes becoming Public Footpaths and others remaining as wide
as a cart width. Although a grid system may indicate planned origins to
a settlement, there is no further evidence of such planning at
Bembridge, despite the numerous accounts of the activities of the
Worsleys.
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The suggested possible link between the broad grid of roads and a
possible planned settlement is misleading in this context. The
discussion on page 5, quoted above, makes it clear that the grid of
streets in the Bembridge area is related to the medieval field system
rather than to a planned settlement.
Should the section in brackets (as shown on page 6) read as shown
on page 5?
Page 6 (Paragraph 5)
This states
The main settlement of Bembridge in the 19th century was an irregular
row of buildings along the High Street (labelled as Bembridge Street
on the 1862 OS), with clusters of properties towards the east of Lane
End, those on both sides of Foreland Road (north) and on the Point.
Should this statement actually refer to the 18th century? It accurately
describes the settlement as shown on the unpublished Ordnance
Survey of 1793. However, as the appraisal goes on to state:
By the early 19th century, Bembridge had become a seasonal retreat
for the affluent
classes, in a similar fashion to the growth of East Cowes and Seaview.
Seaside residences
from the 19th century include Hillgrove, attributed to Nash and
constructed for the Earl
of Ducie c1814.
Map evidence suggests that by the mid 19th century, Bembridge had
acquired a semi-planned character with a number of straight and
regular streets laid out to the west of the High Street. These are shown
on the 1st Edition 25 inch Ordnance Survey Map (surveyed 1862-3),
part of which is reproduced as Figure 13 on Page 13 of the appraisal.
Should the appraisal mention this semi-planned character in the
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general section on ‘Historic Development’. (It is touched on later in the
appraisal with reference to the Coastal Edge character Area.) It might
also be useful to include a larger extract from the 1862-63 OS map on
the same page as the 1793 map, for comparative purposes. One
interesting feature shown on the 1862-3 map is the number of planted
trees shown. How many survive?
Ryde Conservation Area
The Gardens Trust is pleased that the Conservation Area includes
Vernon Square and Ryde Cemetery, both of which are designed
landscapes on the Isle of Wight Council’s Local List.
Page 14. Character Area 1: Public Realm
We are aware that there has been some concern about the
commercial development of the amusement arcade on the seafront.
We understand that commercial premises cannot be controlled by use
of Article 4 Directives but that the Localism Bill will give local
communities the power to draw up Neighbourhood Development Plans
or Orders, setting out development issues.
Could the Appraisal refer to this Bill as a possible way to guide
development in the future?
Page 15. Character Area 1: Esplanade, Pier and Seafront
We feel that the Eastern Gardens should be specifically mentioned
under the section on Green Spaces and Biodiversity Value since the
gardens contribute to the character of the area.
Page 30. Character Area 2: Historic Core and Commercial Centre
We welcome the fact that Vernon Square is described under Green
Spaces and Biodiversity Value, as this is a significant example of a
public green space originating as an enclosed 19th century garden for
private residents. As such, it is included on the Isle of Wight Council’s
Local List. However, we feel that there should be a sentence on
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Vernon Square in the section on Historic Development. The Gardens
Trust submitted historical information on Vernon Square for the Local
List.
Page 33. Character Area 4: Pelhamfield, Ryde School and All Saints
Church
The section on Historic Development states that it is not possible to
determine exactly
how this area evolved. In fact, a great deal is known about the
development of this area. This information should be available in
Whitehurst, D & Murray-Smith, J (2003) A Character Assessment of
Ryde, IOW Council & Ryde Development Trust. If the relevant
information is not included in this document it should be available from
Mr Roy Brinton, the Ryde Local Historian.
Ryde St John’s Conservation Area
Boundary
The northern boundary of the Conservation Area excludes the
foreshore in front of St Cecelia’s Abbey (see General Comments).
The Gardens Trust is concerned that the Conservation Area excludes
Appley Park. The history of Appley Park is intimately connected with
that of St John’s Park and of the Appley Towers estate. Some of the
significant surviving buildings connected with Appley Towers, including
Appley Boat House, Middle Lodge and Appley Towers Lodge, are
within the Conservation Area. However, the listed buildings St John’s
Cottage, St John’s Farm Lodge and Appley Farmhouse, are excluded
from the Conservation Area although they are significant features
connected with these estates. Also the former coach house/stables for
the large properties in this area are excluded from the proposed
Conservation Area. Although these buildings are not listed and have
been altered they have an historic connection with the proposed
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Conservation Area and may be worth including. (Photographs at the
end of this submission).
The following extract from the Gardens Trust’s records describes the
character of Appley Park:
‘Appley Park is a public park acquired by Ryde Borough Council after
World War 2. It is now owned and maintained by the Isle of Wight
Council. In the late 18th century and early 19th century most of the
present park was within a wood on the St John’s estate. Humpfry
Repton landscaped St John’s Park for Edward Simeon after 1796. In
the mid 19th century the area of the present park was acquired by
George Young and formed part of his Appley Tower estate which was
purchased by Sir William Hutt in 1872. The Appley Tower estate was
later known as Appley Towers and as Appley Hall. The principal
building was demolished in the 1950s and is now occupied by a
housing estate. The northern edge of the park is defined by the
promenade running along the sea wall. Two-thirds of the way along
the promenade on the southern edge of Appley Park is the folly of
‘Appley Tower’. This Grade II Listed Building is a squat circular
castellated tower of coursed rubble with ashlar dressings. A tall
rounded turret is corbelled out on one side and there is an oriel
window on a bracket facing the sea. The tower has a plaque with a
coat of arms and a motto which reads ‘Vouloir et Pouvoir’.
We feel that the Ryde St John’s Conservation Area should include all
the significant surviving buildings, parks and green spaces connected
with the three estates of Appley House (St Cecelia’s Abbey), St John’s
and Appley Park as the historical development of the three estates is
so intimately connected.
The Garden’s Trust recommends that Appley Park is considered for
Local List status.
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Page Character Area 3: St John’s Park
We welcome the recognition of St John’s Park, particularly the
statement under ‘Green Spaces and Biodiversity’ (Page22) that the
major contribution comes from the inner parkland. However, we feel
that the section ‘Problems, Pressures and the Capacity for Change’
should start by acknowledging that one of the key conservation issues
in this character area is the uncertain future of St John’s Park and the
lack of a management plan. We recognize that St John’s Park is in
private ownership but feel that the Council could give a clear lead, for
instance by stating in the section on ‘Potential for Enhancements’ that
they will work with owners to promote a sustainable future for the park.
Sandown
Boundary
Sandham Grounds and Brown’s Golf Course are excluded on the
grounds that:
Although the provision of facilities on the eastern beach is important in
design terms and for the character of the area … they do not provide a
strong built environment.
These amenities represent a significant phase in Sandown’s history as
a seaside resort – the development of municipal and commercial
facilities to cater for a mass market from the 1920s. We believe that
there is a display of the history of Brown’s Golf Course within the café
area of the Club House. As stated under ‘General Comments’, the
Gardens Trust believe that where individual open spaces or amenity
areas have historic value, design value or a historic link with the
designated Conservation Area they should be included within the CA.
Should the Grand Hotel be considered for inclusion as a 1920/30s
design?
We note that Battery Gardens is excluded, although under ‘Potential
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for Enhancements’ (E11) it is stated that Battery Gardens will be
nominated to the Review Panel for consideration for the Island‘s Local
List. It would appear that Ferncliff Gardens is also excluded. We
believe that the exclusion of Battery Gardens may be because they
are in Lake Parish. Similarly, Los Altos Park is worthy of including
within a Conservation Area but may be in Lake Parish. We wonder if
consideration could be given to a separate Conservation Area for Lake
or, alternatively, that Los Altos should be considered for Local List
status. The Gardens Trust has information on the Los Altos estate.
Views and Vistas
In the section on ‘Key Views and Vistas’, the appraisal states that:
From numerous locations along the Esplanade, there are important
long distance
views to Culver Cliffs and Dunnose, which take in the natural chalk
downs and the green
cliff edge. Culver Cliffs can also be seen from elsewhere where the
land rises e.g.
Beachfield Road and the Broadway and this is important in reflecting
the wider rural
setting of the town (P12).
In the section on ‘Green Spaces and Biodiversity, Key Views and
Vistas’ within the ‘Resort Centre’ Character Area, the appraisal states:
Longer views to the cliffs are important to reinforce the wider rural
nature of the conservation
area‘s setting and the dramatic topography of the Island‘s chalk cliffs
(P21).
The Gardens Trust noted the extremely detrimental effect of one very
tall building on views and vistas during a recent survey of the
Sandown area. This building is called Napoleons Landing and it
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partially obscures the view referred to in the Conservation Area but
from Fernhill Gardens which are not currently included in the proposal.
We feel the appraisal should emphasize the detrimental effect of badly
designed buildings on views in the section on ‘Pressures, Problems
and the Capacity for change’.
In the section on ‘Potential for Enhancements’ , Policy E10 states:
Where new designs are proposed in the Conservation Area or its
setting, the LPA will
seek to encourage ingenuity and quality in design, appropriate to its
particular historic
context. The need to sustain various characteristics such as the
historic plan form,
views, relationships between buildings and a site‘s land use will be key
considerations in
determining applications within the designated area (P30).
This statement is welcomed but we would prefer a more emphatic
statement that building designs and any form of development which
have a detrimental effect on views and vistas will be unlikely to obtain
planning approval.
We are also concerned in regard to the many forms of development
which do not require planning permission, as defined in The Town and
Country Planning (General Permitted Development Order 1995), but
may nevertheless be detrimental in relation to a Conservation Order.
We would therefore suggest that the Local Authority consider the
possibility of agreeing a code of practice and/or consultation procedure
with the relevant bodies for work in Conservation Areas.
Shanklin
General Comments
In the ‘Summary of Special Interest’ on Page 11, and again on Page
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24, ‘complimentary’ should read ‘complementary’.
Cottage Orné is masculine and therefore has only one é (see Glossary
in The Buildings of England: Isle of Wight by D Lloyd and N Pevsner
(2006).
Area 1: The Chine and Old Village
On Page 11, we would suggest that the ‘Summary of Special Interest’
is amended by the addition of the words in blue ink:
The historic built environment, often enhanced by garden settings, is
complemented by the large landscaped areas and public open space
On Page 13, we would suggest that the Section on ‘Historic
Development’ is amended as follows:
Paragraph 3:
The resulting Old Village is a Regency and Victorian collection of
romantic cottages ornés around a few genuine old cottages. The first
small hotels were opened 1824 and 1833, and
villas were built on prime sites before the railway arrived in 1864.
Paragraph 4
Francis White-Popham was responsible for much of the Victorian
development of Shanklin and its character in only granting building
leases with the strict condition that only single or semi-detached villas
were built with a portion of the ground reserved for a garden or lawn
This quotation from Parker (1977 p16) is used earlier in the appraisal
but its repletion here will emphasise the significance of gardens in the
character of the area.
On Page 15, we welcome the references to Tower Gardens and
Rylstone Gardens in the Section on ‘Green Spaces and Biodiversity’
but feel that more emphasis should be placed on Shanklin Chine,
including a brief description of the plants and historic features within
the chine. Rylstone Gardens and Shanklin Chine are both included on
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the Local List.Area 2:
The High Street
We feel that this section should make specific reference to Shanklin
Theatre as this is a key building within the character area (and the only
listed building). There should be a brief mention of its origins as a
literary institute and later as a town hall (see Listed Building
Description and Parker 1977, 60).
Area 3: Keats Green and Esplanade
The inclusion of this area within the CA is welcomed as it includes
what might be described as a ‘public walk’ circuit along the cliff top and
sea front. Also while some garden areas have been lost the rhythm of
these spaces remains a significant characteristic of the southern
Esplanade in contrast to the more open areas at the foot of Hope
Road.
The Section on ‘Public Realm ‘on P23 states only: There is plenty of
public realm in this character area. This hardly seems an adequate
comment and the following is suggested:
Two main areas of public realm, the cliff top walk including Keats
Green and the Esplanade bounded by the sea wall and sands below,
have distinctively different characters, but both designed promenades
provide wide views out over Sandown Bay and the resort’s main focus
of the sea.
Some further description of these areas, bounding railings and hedges
to the cliff walk, seating shelters punctuating the Esplanade, steep
paths and steps linking the two, would also be useful here, although it
is noted that some further reference is made under a general heading
of ‘Condition Analysis on page 28.
The Section on ‘Green Spaces and Biodiversity Value’ (P23) does not
actually refer to Keats Green although this is the key green space at
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the heart of the character area.
Area 4: Big Meade and Highfield Road
The inclusion of these two areas in a single character area is a little
odd as Highfield Road would seem to have much in common with, for
example, Eastcliff Road in Area 1.
Nonetheless, the inclusion of both areas within the CA are welcomed:
Highfield Road with its characteristic high walled private front gardens
and the Big Meade as an area of open parkland and informal walks set
against the tree lined background of Manor Road, the Church and
Manor House grounds.
However it is considered that the boundary north of the (originally
medieval) Manor House would be more appropriate drawn along
Westhill Road (West Hill Lane in the Appraisal). This has an historical
basis as it would be in accord with the land shown associated with
both Manor (Shanklin Farm) and Church shown on the 1793
unpublished OS (Fig 3 in Appraisal) and it is considered desirable to
preserve the largely open character of these areas in conjunction with
Big Meade.
The suggested extended area would incorporate the designed
landscape element of the late C19 tree lined approach to the Manor
(rebuilt in the late C19) from Westhill Road, a public footpath bounded
by the AONB to the west. It would also include the semi-public open
spaces of the cricket ground (C19 tennis ground), allotments and the
open copse immediately south of the junction of Westhill and Highfield
Roads.
As noted in the Appraisal’s ‘Summary of Special Interest’ (p24):
..Shady, lush and green open spaces compliment [sic] this
predominantly residential area. This comment is given below a
westerly view along Westhill Road which clearly illustrates the
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contribution of the copse to the character of the lane.
Pressures, Problems and the Capacity for Change
We would like to see a reference included to the poor condition of
Rylstone Chalet, which is a listed building and within the locally listed
Rylstone Gardens. The Isle of Wight Gardens Trust wrote to the
Leader of the Council in 2010 voicing our concerns about the present
state of repair and furure maintenance of Rylstone Chalet.
Appendix B Article 4 Direction
This proposal to provide additional control over alterations to garden
boundaries which contribute to the character of the street scene is
welcomed.
Photographs relating to earlier comment on Ryde St John’s
Conservation Area
Coach house/stables in Alexandra Road, St Johns Ryde.
Pictures of Ferncliff Gardens can be found on the Internet –
http://www.1910.wight.info/images/sandown/ferncliff2.jpg
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