character area appraisal and management plan whitecross · 1882, is one of four victorian parks in...

GREAT WESTON CONSERVATION AREA Character Area Appraisal and Management Plan

WHITECROSS

Adopted 04 December 2018

This appraisal and management plan addresses the Whitecross Character Area within the Great Weston Conservation Area.

WHITECROSS

1 INTRODUCING WHITECROSS

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TOWN CENTRE

SEAFRONT

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© Crown copyright and database rights 2018 Ordnance Survey 100023397. You are not permitted to copy, sub-license, distribute or sell any of this data to third parties in any form.Great Weston Conservation Area

What is a conservation area? A conservation area is "an area of special architectural or historic interest, the character and appearance of which it is desirable to preserve or enhance" (Planning (Listed Buildings and Conservation Areas) Act 1990).

Great Weston Conservation AreaWeston-super-Mare is a special place with a strong architectural identity and a distinctive history. In 2018, a review of conservation areas in the town led to the merging of five former conservation areas into one single area.

The new Great Weston Conservation Area has been divided into four character areas to assist the understanding of what makes the conservation area of special interest, and provides a basis from which change can be positively managed. Each of the four character areas has its own appraisal and management plan.

How to use this documentThis document is interactive, allowing on-screen readers to follow links to other documents.

The document is accompanied by an 'Introduction' document, giving an overview of the conservation area as a whole and an explanation of key terms. This can be found on the Council's website:

The Whitecross Character Area is the largest of the character areas which form the Great Weston Conservation Area. The appraisal sets out what makes the area of special interest, and provides a basis from which change can be positively managed. The map below shows how the Whitecross area fits alongside the other character areas within the conservation area.

Whitecross shares a boundary with the Seafront Character Area and extends southwards to Uphill, and east, reaching inland from Beach Road.

www.n-somerset.gov.uk/my-services/planning-building-control/planning/planning-advice/heritage/conservation-areas/

3GREAT WESTON CAA AND MANAGEMENT PLAN - WHITECROSS Adopted 04 December 20182

http://www.n-somerset.gov.uk/my-services/planning-building-control/planning/planning-advice/heritage/conservation-areas/





2 A BRIEF HISTORY OF WHITECROSS

Beginnings

1882

1840 1880s1855

1846 1930s1872

As Weston developed as a resort after 1800, it steadily grew southwards from the town centre.

The widow of Henry Davies, Rebecca, donated 16 acres for use as a public park (Clarence Park), stipulating the free and unrestricted use of the park to the public.

Piecemeal development takes place throughout Whitecross, with grand villas replaced by multiple-occupancy houses and flats.

The Whitecross Estate, a piece of moorland between the town centre and Uphill, was owned by a local man

Richard Parsley.

Construction began at Ellenborough Crescent

in 1855. It was hoped to attract retirees from the

Indian service.

Weston expands rapidly. Land south of Ellenborough Crescent

had started being developed by the British Land Company.

After Parsley's death in 1846, the land was acquired by local entrepreneurs Henry Davies and Joseph Whereat, who began developing the land.

Map ©National Library of ScotlandMuch of the Whitecross character area's street pattern, including the golf course, had been established by the 1930s.

John Marius Wilson's description of Weston-super-Mare in the Imperial Gazetteer of England and Wales

1904 1932

1970s

Today

Development had almost reached the end

of Walliscote Road. Map ©National Library of

Scotland

Clarence Park in 1932, showing the extent of development since the

completion of Ellenborough Crescent in 1861.

Photo ©Historic England

Whitecross remains a leafy, quiet area characterised by its

planned streets of villas and terraces which change in style,

illustrating its growth over time.

"...a very handsome town...comprises many fine streets,

terraces, and crescents, together with numerous

detached elegant residences; includes a fine open space, called Ellenborough Park lined

along the sides with ornamental villas..."

WHITECROSS

GREAT WESTON CAA AND MANAGEMENT PLAN - WHITECROSS Adopted 04 December 2018 54

Whitecross is a large area that developed relatively late (1860s-1920s); southwards to Uphill, and east, reaching inland from Beach Road.

The largely flat terrain supported a fairly regular grid of villas and terraces, many of them built in the Weston stone. Walliscote Road is the main spine, parallel to and a block east of Beach Road. Ellenborough Crescent, built on the Bath/Clifton model of a grand terrace, is the main set piece, deeply set back from the seafront by the park. The roads south of Moorland Road (off Uphill Road North) are typified by early 20th century detached houses and bungalows, but with occasional highlights on corner plots. The golf course provides a green wedge between the seafront and the houses.

Key characteristics of the Whitecross character area are: • Regular grid of villas and terraces• The formal Bath-style composition of

Ellenborough Crescent• Green parks interspersed with the

residential grid, culminating in the more extensive green space of the golf course

• Use of local stone in combination with Bath stone to provide a consistent tonal palette

• Rich architectural ornament and repeated patterns of bays, gables, roof patterns and other details

• Some buildings of individual merit in the later streets, including Arts and Crafts and moderne influences

• Landmark buildings, especially churches, interspersed with the residential streets.

3 SPECIAL INTEREST

Materials and features contribute to the essence of a place. They range from road signs to architectural detailing to paving style.

Decorative cast iron cresting

1930s Moderne details

Perforated stone balustrade

Late Victorian pub

Stone wall and cast iron street sign

Late Victorian detail

Tiled path

Decorative stone gable and bay

Arts and Crafts detail

Gate piers

Materials and features

The enclave of 1930s houses on Neva Road near the station have Moderne influences and reflect a reaction against Victorian eclecticism. Now a stylistic rarity they are of interest in their own right.

Many houses have strong group value, where the repeated pattern of bay windows, gables and finials create a strong rhythm in the street. The consistency of the Weston Stone is another unifying factor.

In some of the later streets, trees make an important contribution and help to soften the built form.

The green spaces - the golf course, Ellenborough Park and Clarence Park - provide a foil to the formal grid of streets. Clarence Park, established in 1882, is one of four Victorian Parks in Weston.

Whitecross Road still has the feel of a Victorian shopping parade, despite losses and alterations to some of the shopfronts.

Larger houses are often lively in their details. The early 20th century examples are individualistic and often have high levels of craftmanship.

Ellenborough Crescent is one of the town’s principal set pieces. The formality of the Bath stone façade is offset by the greenery of the gardens and the park.

Barge boards

19th Century shop front

WHITECROSS

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Landmark buildings, principally the churches, add visual interest and contrast within a predominantly residential area.

Much of the architectural detail is exuberant and picturesque, as in the Lodge at the entrance of Clarence Park.


The character area has been divided into four sub-areas to reflect the variation in age and appearance as the town expanded southwards.

The sub-areas are:

• 13 - Ellenborough takes in the streets around Ellenborough Park, and stretches north to take in the remaining residential buildings and Neva Road before reaching the town centre.

• 14 - Walliscote extends from Exeter Road in the east, to take in Malvern Road and Severn Avenue, part of Quantock Road and the western half of Moorland Road to the south. It also takes in the streets which lead off Beach Road to the west.

• 15 - Uphill Road North extends from the east side of Uphill Road North to the west side of Frenchay Road, taking in Charlton Road to the north, and Broadoak Road to the south.

• 16 - Golf Course extends from the west side of Uphill Road North and south side of Broadoak Road, taking in Broadoak School to the east and the entirety of Weston-super-Mare Golf Club and course.

Sub-areas

13

14

15

16

Whitecross character area boundaryRest of Great Weston Conservation Area Grade II Listed

L is ted buildings

Listed buildings are buildings of special architectural or historic interest. In the Whitecross Character Area there is one listed building at present, the Grade II Listed Ellenborough Crescent:• No 1. to No. 21 Ellenborough Crescent

Click on the building to find out more information.

WHITECROSS

Ellenborough Crescent

© Crown copyright and database rights 2018 Ordnance Survey 100023397. You are not

permitted to copy, sub-license, distribute or sell any of this data to third parties in any form.


https://historicengland.org.uk/listing/the-list/list-entry/1137588

4 CURRENT CONDITION

81%

Assessing condition The 'historic and architectural integrity rating' has been calculated using results from a street-by-street assessment of key issues affecting the condition of the conservation area. The assessment looked at 16 elements, for example 'loss of historic features on buildings', 'loss of front gardens to hard standing' and 'general maintenance of land / buildings'.

For every street, each element was rated from 0-4, 0 meaning it is not an issue and 4 meaning it is a significant issue that should be addressed. The scores across elements were totalled for each street; the higher the number, the greater the loss of intactness. A percentage was given to each street and inverted to show its historic and architectural integrity rating; the higher the percentage, the greater the integrity of the street. The overall rating above is an average of all streets in the character area.

The street-by-street assessment has been adapted from the Civic Voice Conservation Area Audit which is a method for assessing the condition of a conservation area at a point in time. It is intended as a simple framework to gain a snapshot of the key issues and has been used to inform the development of an action plan for the whole conservation area to help address these issues.

Level of historic and architectural integrityUphill Road north (east) (99%)Woodland Road (94%)Whitecross Road (56.3%)Moorland Road (61%)Walliscote Road South (61%)

Ellenborough• The grand Victorian composition of

Ellenborough Crescent is the outstanding set piece of the Ellenborough area;

• Rare examples of 1930s houses in the Art Deco style;

• Rich in architectural details and stonework;• Churches which contribute to the visual quality

and special character of the area;• Ornate gate piers and original boundary walls;• Glimpsed views out to sea;• Leafy and green area around Ellenborough Park,

with trees lining many of the streets and front gardens intact; and

• Crenelated walls (battered wall) surrounding the park.

Integrity - 80%

Integrity - 77%

Walliscote• Regular grid of villas and terraces;• Glimpsed views out to sea and across bay;• Consistent style and quality of housing to the

north of the sub-area;• Channelled views of the trees of Worlebury Hill /

Weston Woods from Walliscote and Whitecross Road;

• Crenelated walls surrounding the park; and• Traditional shopfronts.

13

14

Posit ive features

WHITECROSS

Negative features

Ellenborough• Loss of original features, primarily sash windows

and doors; • Unattractive accretions to properties such as

external staircases and vents;• Loss of gardens to hard standing surfaces,

particularly on Ellenborough Park North and Ellenborough Park South;

• Instances of very poor boundary treatment on Walliscote Road;

• Architectural features and stonework in poor condition; and

• Poor quality infill development on Ellenborough Park North and Beaconsfield Road. Integrity - 90%

Walliscote• Loss of architectural features;• Poor quality infill along Clifton Road, Albert

Road and Albert Avenue;• Large and inappropriate infill along roads

surrounding Clarence Park;• Poor quality extensions resulting from renovation

of property;• Less consistent and more variable in quality

along Clevedon Road;• Poor general maintenance of some buildings in

the southern part of the area;• Inappropriate boundary treatment and loss of

gardens to hard standing visible throughout Walliscote area;

• Bin storage is a visual clutter issue along some roads; and

• Unattractive conversions of shopfronts to residential use.

Damaging conversions of shopfronts to residential

Inconsistent and variable quality of architecture

Large and inappropriate infillPoor quality extensions and amalgamation of houses

Poor quality infill development Unattractive accretions

Loss of gardens to hard standing surfaces Loss of historic features

e.g. windows and doors

Ellenborough sub-area

Walliscote sub-area

13

14

OVERALL HISTORIC AND ARCHITECTURAL INTEGRITY RATING

LOW<60%

HIGH>80%

The condition of Whitecross has been assessed using the results of a street-by-street survey that identified positive and negative features and stakeholder consultation. Using the findings from the survey, a level of integrity has been assigned to each sub-area that summarises its current condition.


Edwardian freestyle

Wide, sweeping tree-lined streets

Architectural highlights on street corners

Original boundary walls and gardens

Uphill Road North• Wide sweeping streets of well maintained detached

and semi detached villas.• Original boundary walls and gardens.• Lovely examples of homes designed in the Arts and

Crafts style.• Rich architectural details throughout.• Tree-lined streets, enhancing the spacious and green

character of the area.• Calm and relaxed feel with very little traffic. • Variety of architectural styles but general consistency

in quality.• Architectural highlights found on street corners.

Golf Course• A well maintained green space enclosed by mature

trees and shrubs.• Good views of the surrounding Weston-super-Mare

landscape taking in the Seafront and Hillside areas, Worlebury Hill / Weston Woods and glimpses out to Brean Down Fort and the Bristol Channel.

15

16

Posit ive features

Integrity - 92%

Integrity - not applicable

4 CURRENT CONDITION

WHITECROSS

Uphill Road North• Some inappropriate boundary treatment along

Delapre Road; • Some less well maintained properties to the

south of the area; • Loss of trees from some streets; and• Some loss of front gardens to hard standing.

Golf Course• Trees along the Uphill Road North boundary

contribute strongly to street character and need management.

15

16

Inappropriate boundary treatment

Loss of front gardens to hard standing

Uphill Road North sub-area

Golf Course

Negative features


5 VIEWS, LANDSCAPE AND OPEN SPACE

Weston-super-Mare boasts several landscape assets that make for impressive views into and out of the conservation area. The map opposite shows the open spaces, key views, listed buildings and landmarks in the character area. These are explained below.

Landscape and open spaces• Ellenborough Park sits in front of

Ellenborough Crescent and continues down to Beach Road. It is divided in two by Walliscote Road. The eastern part of the park contains a play area for local children, whilst the western side of the park was designated as a Site of Special Scientific Interest (SSSI) in 1989 due to the presence of two rare plant species. The park creates attractive leafy residential streets and acts to frame each of the street, namely Ellenborough Crescent.

• Clarence Park is an attractive and lively park a few roads south of Ellenborough Park. It is likewise divided in two by Walliscote Road. The western part of the park contains a children's play area, a popular cafe, and the Clarence Bowling Club. The eastern part of the park is a quieter more expansive green space, popular with dog walkers.

• The green open space of the Weston-super-Mare golf club characterises the southern part of the Whitecross Character Area. It is generally bordered by mature trees and planting which provide shelter and privacy on the course but restrict views of the green space to the wider area.

Views and vantage pointsThe generally level topography of the Whitecross area reduces the opportunity for vantage points allowing views into and out of the conservation area. However, the level topography does allow views of the sea and across the bay to be glimpsed down a number of roads running east to west, a delightful feature of the Walliscote Road sub-area.

In addition to the sea backdrop, the higher ground of Worlebury Hill / Weston Woods to the North of Weston-super-Mare provides a verdant backdrop to the streets which run south to north, again in the Walliscote Road sub-area.

The foliage and trees of the character area act to frame architectural highlights in the Whitecross Character Area, often positioned on corner plots or at the end of terraces. This is particularly noteworthy looking east down Ellenborough Park North and Ellenborough Park South towards Ellenborough Crescent.

TreesTrees feature strongly in the Whitecross Character Area, whether framing the two parks, or lining the residential streets. Although not a consistent feature across all residential streets, where they exist they are an attractive feature which enhances the character of the area.

View looking north from the junction of Walliscote Road and Severn Road

View looking north from the junction of Whitecross Road and Clifton Road

WHITECROSS

Whitecross character area boundary

Grade II* Listed buildings

Grade II Listed buildings

Trees

Green space

Great Weston Conservation Area

12

3

4

Key views1. Channelled view from southern end of

Walliscote Road towards Worlebury Hill / Weston Woods

2. Channelled view southern end of Whitecross Road towards Worlebury Hill / Weston Woods

3. Channelled view from eastern end of Ellenborough Park North toward Ellenborough Crescent

4. Channelled view from western end of Ellenborough Park South toward Ellenborough Crescent

© Crown copyright and database rights 2018 Ordnance Sur-vey 100023397. You are not permitted to copy, sub-license,

distribute or sell any of this data to third parties in any form.


6 CHARACTER CONTRIBUTIONS

Character contributionsGrade II* Listed buildingsGrade II Listed buildingsVery positive buildingsNegative buildingsStrong group value

Green spaceGreat Weston Conservation Area

Overall street conditionStreets are shadedHighMediumLow

This plan shows buildings that contribute very positively or very negatively to the character area. The plan also shows the 'integrity rating' for each street, explained on page 10. Roads which are shaded red are those which need significant attention.

WHITECROSS

7 USES AND ACTIVITY

Land Use CharacterCommerce (shopping)Urban Settlement (residential and services)Civic Provision WoodlandRecreation and Leisure (parks and sports provision)IndustryOrnamentation (formal hard landscape)Rural settlement

Activity

Very active vehicle routes

Active vehicle routes

Very active pedestrian and cycling routes

Active pedestrian and cycling routes

This plan brings together information on land use and highlights those streets and spaces which are most heavily used, both by pedestrians and vehicles. The Whitecross area is generally quieter due to its residential character and lack of major through routes. Walliscote Road is the principal vehicle and pedestrian route through the area. Active pedestrian and cycling routes run east-west along roads such as Clevedon and Quantock. For further information on land use and character please consult Historic Characterisation of Weston-super-Mare.





1716

8 CHANGES AFFECTING WHITECROSS

Loss of original featuresThe replacement of doors and window are commonplace and no period of housing is immune.

Insensitive developmentThe loss of older buildings and their replacement with lower quality and unsympathetic buildings over the past decades has reduced the integrity of some streets. Clarence Park is a particularly example where infill development has not matched the scale or quality of frontage along this important edge.

BUILDINGS

BUILDINGS

STREETS, SPACES & ACTIVITY

Loss of front gardens and boundary wallsIn some parts of the area the loos of front gardens and boundary treatments is having an increasingly detrimental impact on street character. In addition to the loss of trees in front gardens, the loss of street trees has also been identified and is having a further negative impact.

Loss of retail usesThe retail on Whitecross Road has been growing in strength over recent years and this is to be supported. However, apart from this a pattern of conversion of retail units to residential has dominated to the detriment of street character.

Accretions and poor maintenanceThe additions to buildings to support changes in use or occupancy have in some areas reduced the integrity of buildings. In some cases, these changes are also matched with poor levels of building maintenance.

BUILDINGS

STREETS, SPACES & ACTIVITY

WHITECROSS

Evidence of issuesThese graphs show the distribution of results from the street-by-street survey (found in the Appendix) for the most prevalent issues facing the Whitecross character area. The numbers on the charts correspond to number of streets.

Key0 - No examples, not an issue1 - Minimal, not really an issue2 - Some, issue could be monitored3 - Moderate - issue needs monitoring4 - Significant - serious and requires action

The assessment of current condition of each sub-area alongside the mapping analysis has informed the overarching issues affecting Whitecross which are summarised here.

ALTERATIONS, EXTENSIONS &

OTHER ACCRETIONS

LOSS OF HISTORIC

FEATURES ON BUILDINGS

12 11

18

13

11

12

41

13

26

9

11

10

7

10

9

5

5

8

14

9

5

9

2

10

9 11

3 - Moderate:Ellenborough Park NStation RoadMoorland RoadWalliscote Road SClarence Road EExeter RoadClarence Road NClifton RoadClevedon RoadAlbert RoadAlbert AvenueWhitecross Road

Ellenborough Park NMoorland Road

Ellenborough Park S, Ellenborough Park N, Station Rd, Beaconsfield Rd, Moorland Rd, Walliscote Rd S, Walliscote Rd, Clevedon Rd, Albert Rd, Charlton Rd

Walliscote Rd NBeaconsfield RdMoorland RdClevedon RdAlbert Rd

Clarence Road EClarence Road N

Moorland Road

LOSS OF / INAPPROPRIATE

BOUNDARY TREATMENTS

UNSYMPATHETIC INFILL

DEVELOPMENT

LOSS OF FRONT GARDENS TO

HARDSTANDING

GENERAL MAINTENANCE

OF LAND / BUILDINGS


Preserve predominant building form of semi-detached houses

Maintain gaps between

properties

Retain and maintain trees within gardens and lining the street

as key elements to the street character

Preserve predominant materials of Weston

Stone with Bath stone dressings

Keep signs to the minimum and designed to respect the architecture

Retain or encour-age reinstatement of rhythm of gables and consistency of style and materials

Maintain or encourage reinstatement of architectural details e.g. stone finials

Respect the predominant

building form of Victorian terraces on a regular grid

Retain stone boundary walls and gateposts

Encourage reinstatement of original sash windows

Ellenborough sub area

Walliscote sub area

Maintain architectural details e.g. stone carvings and joinery

Important attributesThese street sections identify many of the key attributes evident in Whitecross today which interventions need to respect.

Overarching principlesA series of principles have been established to steer management across the whole of the Great Weston Conservation Area.

These principles cover the following topics:

Character Area ObjectivesThe special character and key features of the Whitecross area are detailed earlier in this document.

This management plan sets out some of the main priorities for the Whitecross area, informed by the following area-wide objectives:

• Context and setting – ensuring all proposed interventions demonstrate a clear and informed understanding of the wider context and special character of the Conservation Area, and that the area’s distinctive topography and important views are fully recognised and used to inform change.

• Streets – each street should be considered as a whole entity and any changes should take account of their effect on the whole street.

• Public spaces and movement – an understanding of the existing public space assets of the Conservation Area should be the starting point as they are part of the area’s special character, with opportunities to enhance public space and the way the wider public realm is used taken at every opportunity.

• Buildings – opportunities to restore and revitalise historic buildings or reinstate architectural features should be maximised. Any new development must enhance the character and quality of the street.

• To promote the quality of this important residential neighbourhood. • To support the neighbourhood’s future vitality. • To reverse the trend in detrimental changes to houses and

buildings in this area. • To address the loss of boundary walls. • To encourage the retention of street trees and greenery and their

replacement where lost. • To encourage better maintenance of buildings.

WHITECROSS9 PRINCIPLES FOR MANAGING CHANGE

RESPECTING 10 CHARACTER


Maintain or encourage

reinstatement of original boundary walls and gardens

Maintain and enhance spacious tree lined streets

Prevent accretions that

detract from the architectural

integrity of the building

Uphill Road North sub area

Respect predominant building form of

detached and semi detached villas

Maintain Arts and Crafts elements such

as low rooflines, asymmetry and stone

dressed windows

A P P E N D I X

Street-by-street assessment


Key0 - No examples, not an issue1 - Minimal, not really an issue2 - Some, issue could be monitored3 - Moderate - issue needs monitoring4 - Significant - serious and requires action

WHITECROSS CA ISSUES '18 Golf Course

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Issue total %Historic characterLoss of historic features on buildings e.g. UPVC windows

2 2 2 3 1 1 2 1 3 2 3 3 2 1 2 3 2 2 2 3 2 3 2 3 2 3 2 2 3 2 3 3 1 1 1 1 1 1 2 2 1 N/A 83 15.4

Alterations, extensions and other accretions

2 1 1 4 1 1 3 2 1 3 4 2 1 0 1 2 1 3 2 2 1 3 3 1 2 2 3 2 3 0 3 3 0 0 0 0 0 0 0 1 0 64 11.9

Unsympathetic infill development 2 0 0 3 0 0 1 1 0 0 2 1 3 2 2 4 0 0 1 0 0 4 1 3 1 2 0 0 3 0 3 2 2 1 1 1 2 2 1 1 3 55 10.2Loss of/inappropriate boundary treatments e.g. front garden walls

2 4 2 3 1 3 3 1 1 4 4 2 2 2 3 2 2 3 2 0 3 3 3 2 2 4 2 2 4 0 2 1 0 1 0 0 0 0 2 0 0 77 14.3

Neglect and decayVacant/derelict land or buildings 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 7 1.3General maintenance of land/buildings 2 2 0 2 1 0 2 1 3 2 4 3 0 1 0 0 0 1 1 1 2 1 2 2 2 3 2 1 2 1 3 2 1 0 0 0 0 0 1 0 0 51 9.5

Graffiti, vandalism or anti-social behaviour 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0

Bin storage and/or fly-tipping 1 0 2 1 1 0 3 0 0 1 3 3 0 2 0 0 0 0 0 0 0 0 1 1 2 3 0 1 1 2 1 2 0 0 0 0 0 0 0 0 0 31 5.8Litter on streets 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0.2Public realmInappropriate car parking 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 2 0.4Poor quality and consistency of highway / footpath surfaces

1 0 0 0 1 0 1 0 1 0 1 3 0 0 2 1 1 3 2 2 3 0 0 1 1 1 0 1 2 2 1 4 1 1 2 1 0 2 0 1 0 43 8.0

Street clutter 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 5 0.9

Intrusive signage and / or advertisements 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 7 1.3

Inappropriate shopfronts and / or roller shutters

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 3 0.6

Landscape and green spaces

Poor maintenance of public open spaces 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0.2

Loss of front gardens to hardstanding 4 3 2 4 0 3 3 2 4 4 4 4 1 4 3 0 3 2 2 2 2 3 2 1 1 4 1 2 4 0 0 0 1 1 1 1 2 2 3 4 1 90 16.7Loss of trees 2 0 0 2 0 0 0 0 0 2 2 2 0 0 0 0 0 0 0 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 3 0 0 0 0 3 0 19 3.5Other issues 539123TOTAL SCORE 19 12 9 24 6 8 19 8 13 18 27 26 9 12 13 12 9 14 12 10 15 17 19 14 13 24 10 11 22 7 16 30 6 5 8 4 5 7 9 12 5TOTAL POSSIBLE SCORE - 68

TOTAL SCORE % (n/68*100) 27.9 17.6 13.2 35.3 8.8 11.8 27.9 11.8 19.1 26.5 39.7 38.2 13.2 17.6 19.1 17.6 13.2 20.6 17.6 14.7 22.1 25.0 27.9 20.6 19.1 35.3 14.7 16.2 32.4 10.3 23.5 44.1 8.8 7.4 11.8 5.9 7.4 10.3 13.2 17.6 7.4HISTORIC AND ARCHITECTURALINTEGRITY RATING (inverted Score %) 72.1 82.4 86.8 64.7 91.2 88.2 72.1 88.2 80.9 73.5 60.3 61.8 86.8 82.4 80.9 82.4 86.8 79.4 82.4 85.3 77.9 75.0 72.1 79.4 80.9 64.7 85.3 83.8 67.6 89.7 76.5 55.9 91.2 92.6 88.2 94.1 92.6 89.7 86.8 82.4 92.6AVERAGE FOR SUB-AREAAVERAGE FOR WHITECROSS (%)

BenchmarkHigh street integrity = 80% and overMedium = 61‐79% Low = 60% and lower

80.7

Ellenborough Walliscote Uphill Road North

80.0 77.1 90.0

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Issue total %Historic characterLoss of historic features on buildings e.g. UPVC windows

2 2 2 3 1 1 2 1 3 2 3 3 2 1 2 3 2 2 2 3 2 3 2 3 2 3 2 2 3 2 3 3 1 1 1 1 1 1 2 2 1 N/A 83 15.4

Alterations, extensions and other accretions

2 1 1 4 1 1 3 2 1 3 4 2 1 0 1 2 1 3 2 2 1 3 3 1 2 2 3 2 3 0 3 3 0 0 0 0 0 0 0 1 0 64 11.9

Unsympathetic infill development 2 0 0 3 0 0 1 1 0 0 2 1 3 2 2 4 0 0 1 0 0 4 1 3 1 2 0 0 3 0 3 2 2 1 1 1 2 2 1 1 3 55 10.2Loss of/inappropriate boundary treatments e.g. front garden walls

2 4 2 3 1 3 3 1 1 4 4 2 2 2 3 2 2 3 2 0 3 3 3 2 2 4 2 2 4 0 2 1 0 1 0 0 0 0 2 0 0 77 14.3

Neglect and decayVacant/derelict land or buildings 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 7 1.3General maintenance of land/buildings 2 2 0 2 1 0 2 1 3 2 4 3 0 1 0 0 0 1 1 1 2 1 2 2 2 3 2 1 2 1 3 2 1 0 0 0 0 0 1 0 0 51 9.5

Graffiti, vandalism or anti-social behaviour 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0

Bin storage and/or fly-tipping 1 0 2 1 1 0 3 0 0 1 3 3 0 2 0 0 0 0 0 0 0 0 1 1 2 3 0 1 1 2 1 2 0 0 0 0 0 0 0 0 0 31 5.8Litter on streets 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0.2Public realmInappropriate car parking 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 2 0.4Poor quality and consistency of highway / footpath surfaces

1 0 0 0 1 0 1 0 1 0 1 3 0 0 2 1 1 3 2 2 3 0 0 1 1 1 0 1 2 2 1 4 1 1 2 1 0 2 0 1 0 43 8.0

Street clutter 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 5 0.9

Intrusive signage and / or advertisements 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 7 1.3

Inappropriate shopfronts and / or roller shutters

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 3 0.6

Landscape and green spaces

Poor maintenance of public open spaces 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0.2

Loss of front gardens to hardstanding 4 3 2 4 0 3 3 2 4 4 4 4 1 4 3 0 3 2 2 2 2 3 2 1 1 4 1 2 4 0 0 0 1 1 1 1 2 2 3 4 1 90 16.7Loss of trees 2 0 0 2 0 0 0 0 0 2 2 2 0 0 0 0 0 0 0 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 3 0 0 0 0 3 0 19 3.5Other issues 539123TOTAL SCORE 19 12 9 24 6 8 19 8 13 18 27 26 9 12 13 12 9 14 12 10 15 17 19 14 13 24 10 11 22 7 16 30 6 5 8 4 5 7 9 12 5TOTAL POSSIBLE SCORE - 68

TOTAL SCORE % (n/68*100) 27.9 17.6 13.2 35.3 8.8 11.8 27.9 11.8 19.1 26.5 39.7 38.2 13.2 17.6 19.1 17.6 13.2 20.6 17.6 14.7 22.1 25.0 27.9 20.6 19.1 35.3 14.7 16.2 32.4 10.3 23.5 44.1 8.8 7.4 11.8 5.9 7.4 10.3 13.2 17.6 7.4HISTORIC AND ARCHITECTURALINTEGRITY RATING (inverted Score %) 72.1 82.4 86.8 64.7 91.2 88.2 72.1 88.2 80.9 73.5 60.3 61.8 86.8 82.4 80.9 82.4 86.8 79.4 82.4 85.3 77.9 75.0 72.1 79.4 80.9 64.7 85.3 83.8 67.6 89.7 76.5 55.9 91.2 92.6 88.2 94.1 92.6 89.7 86.8 82.4 92.6AVERAGE FOR SUB-AREAAVERAGE FOR WHITECROSS (%)

BenchmarkHigh street integrity = 80% and overMedium = 61‐79% Low = 60% and lower

80.7

Ellenborough Walliscote Uphill Road North

80.0 77.1 90.0

The street-by-street assessment has been adapted from the Civic Voice Conservation Area Audit which is a method for assessing the condition of a conservation area at a point in time. A link to the Civic Voice audit can be found here: www.bigconservationconversation.com/conservation-audit


http://www.bigconservationconversation.com/conservation-audit

http://www.bigconservationconversation.com/conservation-audit

Allies and Morrison Urban Practitioners is not responsible for nor shall be liable for the consequences of any use made of this Report other than that for which it was prepared by Allies and Morrison Urban Practitioners for the Client unless Allies and Morrison Urban Practitioners provides prior written authorisation for such other use and confirms in writing that the Report is suitable for it. It is acknowledged by the parties that this Report has been produced solely in accordance with the Client's brief and instructions and without any knowledge of or reference to any other parties’ potential interests in or proposals for the Project.

Allies and Morrison Urban Practitioners accepts no responsibility for comments made by members of the community which have been reflected in this report.


character area appraisal and management plan whitecross · 1882, is one of four victorian parks in...

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