16.0 Management/restoration of particular features€¦ · tiles and slates have replaced thatch....

AYLESBURY VALE DISTRICT COUNCIL

Conservation Area Management Plan – District Wide Strategy

16.1 Aims

n Clearly identify those features (such as traditionalstreet signage for example) which make a positivecontribution to the character and appearance of theconservation area in the appraisal

n Produce information leaflets on the importance ofcertain features including why they are importantand general advice on their care and management –these should be distributed to every household withinthe conservation area(s) subject to availableresources

n Build a case (based on the thorough analysis of theconservation area) for a grant fund to be establishedidentifying the particular feature for repair andreinstatement

n Seek regional or local sponsorship of a scheme forthe reinstatement of particular features such asshopfronts

n Consultation with grant providers such as EnglishHeritage and the Heritage Lottery Fund shouldestablish at an early stage the potential success of anapplication and identify a stream of funding forproduction of a detailed application

n Widely distribute conservation area appraisals andmanagement plans to include public utilities andtheir contractors

16.2 Issues for Aylesbury Vale in relation tothe management/restoration of particularfeatures

16.2.1 There are three groups of features that stand outfrom analysis of the sample survey and throughconsultation with local groups and developmentcontrol. These are:

n Shopfrontsn Boundary wallsn Traditional paving materials

16.2.2 Shopfronts are strongly represented inAylesbury and Buckingham (and Winslow andWendover outside the sample survey) and despite agood shopfront design guide, the issues of poor quality,badly designed shopfronts, inappropriate materials forfascias and poor colour schemes and lighting designare still significant issues in these market towns.

16.2.3 Boundary walls are a district-wide issue and arealso a Buildings at Risk issue throughout the district.Boundary walls often display the most locallydistinctive material variations and methods ofconstruction. Particular issues for Aylesbury Valewould include earth walls; witchert and cob that havelost their original capping. This is often the case wheretiles and slates have replaced thatch. In addition, thesewalls are often rendered with inappropriate materials

May 2009 55

16.0 Management/restoration of particular features

55. Unrendered cob and witchert walls are part of the character ofsome areas within the district. These are often mistakenlyrendered. If the incorrect materials (cement based render) areused this can have disastrous results.

56. The covering over with modern tarmac and poor repair of historicstreet surfaces and finishes in Aylesbury significantly erode thespecial character of parts of the conservation area.



and in some cases painted. These walls in many caseswere left unrendered and this is part of the character ofthe walls (Figure 55). Stone and brick walls are also astrong characteristic of some parts of the district.Stewkley is a good example of where boundary wallsplay an important role in the character and appearanceof the conservation area (see Stewkley ConservationArea Appraisal – Jan 2001). These are also sufferingfrom poor maintenance with some losing cappingdetails and flint panelling and some being the subjectof poor repointing work which has damaged thecharacter of the wall as well as potentially leading totheir failure.

16.2.4 The loss of historic surfaces and theirreplacement with areas of tarmac is a very significantissue, particularly evident in Aylesbury but seen inalmost all of the sample survey settlements (Figure56). In addition, the repair and maintenance ofsurfaces; broken, cracked and missing pavers andparticularly poor or inappropriate repairs, especiallyafter utilities have been installed, is a major issue inthe towns but is also seen in the smaller settlements(Figure 57).

16.3 Strategy for Aylesbury Vale in relation tothe management/restoration of particularfeatures

16.3.1 A shopfront survey should be undertaken forlarger villages and the Market Towns; Aylesbury,Buckingham, Winslow, Wendover. All traditionalshopfronts should be recorded and shopfronts requiringreplacement should be identified. Those of a poorquality should be checked to confirm they have theappropriate approvals. If not, enforcement actionshould be considered.

16.3.2 Advice should be provided on the importance

and appropriate care and repair of boundary walls. Thiscould be in the form of an appendix to the managementplan or as part of separate leaflet for distribution. Thereis a resource implication here. Taking, for example, theWitchert walls in the south-west of the District,mailshots to all owner/occupiers in these conservationareas is going to amount to a considerable number.

16.3.3 An audit of historic street surfaces should beundertaken for all conservation areas. Historic survivalshould be noted on an appropriately scaled map andrecommendations for reinstatement highlighted whereappropriate.

16.3.4 Audits of historic street surfaces should beprovided to public utilities operators and theircontractors. This should be introduced at a presentationto the public utilities providers.

16.4 Delivery of the strategy for AylesburyVale in relation to the management/restoration of particular features

16.4.1 Short term

16.4.1.1 Shopfronts should be recorded in some detailas part of the conservation area appraisal. In the townsAylesbury, Buckingham, Winslow and Wendover ashopfront survey should form part of the conservationarea appraisal.

16.4.1.2 A dialogue should be opened with localamenity societies, town and parish councils to enlisttheir help in recording historic street surfaces. Theseshould be recorded on appropriately scaled maps andsent to public utilities and the BuckinghamshireCounty Council Highways Department.

16.4.1.3 Public utilities should be supplied withconservation area appraisals and be part of the keyconsultees.

16.4.1.4 Boundary walls are already noted within theconservation area appraisals. Their condition should berecorded and action taken where necessary (see section9; Buildings at Risk).

16.4.2 Medium term

16.4.2.1 Prepare an advice leaflet for boundary walls tobe distributed district wide as part of a campaign tohighlight their importance and retention. Considerobtaining part sponsorship for this work from theHeritage Lottery Fund or other local charities orbuilding preservation trusts.

May 200956

57. Poor quality materials in the public realm (Buckingham)



16.4.2.2 Consider a District wide enforcement ofunauthorised signage, lighting, fascias and shutters inconservation areas. This could be undertaken on aconservation area at a time basis with a zero toleranceapproach so that it is considered fair.

16.4.3 Long term

16.4.3.1 Consider the application of a THI or EnglishHeritage grant scheme for the re-instatement oftraditional shopfronts.

17.1 Aims

n The use of traditional materials in conservation areasshould be encouraged through conservation areaappraisals, Listed Building and Conservation AreaAdvice Notes, and their use required through ListedBuilding Consent and planning permission foralterations and extensions in conservation areas

n The Local Authority should provide sampleconditions to require the retention of local materials.These could be fixed to any permission to demolisholder buildings in conservation areas

n Compile and disseminate information on sources andsupplies of traditional materials

n Course providers (possibly the local authority)should widen their programme of courses ontraditional materials skills. In particular, traditionalpaving has not been addressed

17.2 Issues for Aylesbury Vale in relation totraditional materials

17.2.1 The Aylesbury Vale district has a unique anddiverse collection of traditional materials and methodsof construction but with no surviving source oftraditional materials (except possibly straw grown forthatch). This poses a significant problem whenconsidering the repair and maintenance of existingbuildings and the construction of new buildings inconservation areas where traditional materials areproposed.

17.2.2 The breadth of materials runs from the soft redbricks of Brill and the mix of brick and stone ofBuckingham (with a number of important eighteenthcentury stone walls) through to the oolitic limestone ofTurweston and runs down through to the chalk andflint of the edge of the Chilterns. One of the mostinteresting survivals is the belt of naturally occurringchalk and clay which has been utilised in boundarywalls and houses and known locally as Witchert (orWychett). This material has its own language todescribe the various processes and features of thewalling material; the underpin course constructed of

stone or stone rubble is known as the grumplings andthe lifts of materials (with walls often containinghorizontal bands illustrating the number of lifts –Figure 58) are known as ‘berries’. The cappings areusually clay tiles but thatch was once common.

17.2.3 AVDC have produced three design guides onmaterials; Building Materials (1995), Thatching (2000)and How to look after your Witchert building (2002).These are to be commended and provide a goodbackground to the importance of locally distinctivematerials to the character and appearance of theconservation areas within the district.

17.2.4 From analysis of the sample settlements, it isclear that locally distinctive materials are underconsiderable pressure. The limited availability oforiginal material and the sometimes prohibitive cost ofacceptable alternatives is a major concern for ownersand the local authority. In particular and as highlightedin other sections of this report, boundary walls areperhaps the best indicator of the local vernacular andin the case of the earth walls, they are often in poorcondition or have not been repaired or maintainedwith appropriate materials (often earth walls are

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17.0 Traditional materials

58. The witchert (and cob) walls of the district are constructed in liftsknown as ’berries’. These lifts can often be made out as subtlevariations in colour and texture denote the next lift. This is a keycharacteristic of this building type.



rendered with cement based renders which do notallow the walls to breath). This is a national as well asa district issue.

17.2.5 An often over-looked aspect of local materialsis the traditional paving treatments which are rich andvaried across the district. The latter also has remnantsections of river washed cobbles to some parts of thetown. In Cuddington for example (along with anumber of other villages notably Haddenham), areasof stone setts forming historic pavements survive(Figure 59). Long Crendon (not part of the samplesurvey) has a strong traditional palette of stone setts tocross-overs (Figure 60). Survivals of stone setts arealso seen in Brill (Figure 61) and other settlementssuch as Buckingham.

17.2.6 The thatching tradition of the Aylesbury Vale isbeing significantly eroded through inappropriatereplacement of traditional straw coats with water reed.The replacement of traditional flush wrapover ridgeswith untraditional block cut ridges is also a major issue

throughout the district. This was evident in the samplesettlements, particularly Weston Turville where all ofthe ridges were block cut albeit with fairly simplepatterns (Figure 62).

17.3 Strategy for Aylesbury Vale in relation totraditional materials

17.3.1 AVDC should consider, possibly in partnershipwith Buckinghamshire County Council (Bucks CC),the establishment of a grant fund for repairs toboundary walls and thatching. Successful grantschemes in other counties (Hampshire is a goodexample) have ensured the survival of boundary wallsand regional thatching traditions.

17.3.2 AVDC should consider undertaking a thatchingsurvey (of thatch buildings in conservation areasinitially) to establish the survival of the thatchingtradition in the district. This will provide usefulbackground information for enforcement and making acase for a grant fund.

May 200958

59. Survival of historic pavements in Cuddington. 60. Stone setts to pavement cross-overs in Long Crendon.

The thatch tradition of Aylesbury Vale

In the case of listed buildings listed building consent should besought for a change of material for example a change fromcombed wheat reed to water reed. This is supported byguidance in Planning Policy Guidance Note 15: Planningand the Historic Environment and English Heritage Guidance:Thatch and Thatching (2000).

The main aims of requesting an application for listed buildingconsent is to ensure the prevention of the loss of importanthistoric fabric, particularly in the case where it is proposed toremove all the thatch material as important archaeologicalevidence can be lost through unrecorded removal. In addition, arequest for listed building consent is also to ensure that thespecial character of the building is not lost through in-sensitiveuse of an unsuitable material on a certain type of building.

Many of the cottages, barns, outbuildings and boundary wallswere designed to take straw thatch as opposed to reed thatch.Their form, roof pitch and shape have derived from the use ofthat material. The use of water reed could be extremelydamaging to the character of these roofs.

In the case of unlisted thatch buildings in conservation areasthe loss of thatch for an alternative material such as tile or slateshould be resisted as the loss of these thatching traditions is asignificant erosion of the local distinctiveness of villages withinthe Aylesbury Vale. Where there is a clearly defined thatchingtradition within a conservation area, this should be protectedthrough the use of Article 4 Directions.



17.3.3 AVDC should consider linking with EnglishHeritage, the Institute of Historic BuildingConservation and the Society for the Protection ofAncient Buildings, to run a number of courses on thecare and repair of materials within the districtfocusing on the earth walled buildings but alsoadvising on such areas as mortar and renderspecification for traditional structures. These could beheld on-site with demonstrations and opportunities toparticipate.

17.3.4 AVDC or the Bucks Historic EnvironmentForum should open a dialogue with the localthatchers/thatching body with the support of EnglishHeritage to establish whether there is any commonground and how receptive local thatchers would be to adistrict or county thatching policy.

17.3.5 Paragraph 19.3.3 identifies the need for historicstreet audits. This is also directly relevant to thissection.

17.3.6 There should be a presumption in favour of theretention of local materials wherever possible. Wheredemolition is accepted, materials should be reused onsite or donated to a traditional materials ‘bank’administered by either AVDC or Bucks CC.

17.4 Delivery of a strategy for Aylesbury Valein relation to traditional materials

17.4.1 Short term

17.4.1.1 AVDC should consider undertaking a surveyof thatch buildings within the District’s conservationareas initially. A pilot survey could be undertaken toascertain the necessary resources for extending this tothe entire District.

17.4.1.2 The English Heritage ‘Listed buildings on-line’ website could help in estimating the distributionof listed thatch buildings in order to establish whichconservation areas should form part of a pilot project.

17.4.2 Medium term

17.4.2.1 AVDC should consider providing subsidisedpractical course for local people on the care and repairof boundary walls. These could be run with EnglishHeritage and SPAB (regional groups) and cover suchtopics as repointing in lime mortar, lime rendering,repair of cob and witchert, limewashing and the simplerepair and re-painting of windows.

17.4.3 Long term

17.4.3.1 Consideration should be given to theestablishment of a regional (possibly County wide)policy on thatch which can be adopted by the variouslocal authorities and hopefully supported by the localthatchers.

17.4.3.2 The possibility of a materials ‘bank’ should beexplored whereby surplus materials are by way of aplanning condition (on demolitions of buildings withinconservation areas or the removal of a traditionalpaving component) given to the local authority orCounty Council for use in the repair and extension ofpublic buildings, boundary walls or pavements.

May 2009 59

61. Survival of stone setts in Brill.

62. Block cut ridges on straw roofs forms the predominant thatchfinish in Weston Turville (the hybrid thatch – thatching advisoryguide, AVDC)



18.1 Aims

n Identify within conservation areas (particularly in thetowns) where use is vulnerable and sensitive tochange

n Encourage through action plans the ‘marketing’ andsupporting of secondary shopping streets (throughfor example public realm improvements)

n Encourage the establishment of communitydevelopment trusts to upgrade and convert premiseson a low or non profit basis (this could be part of aTHI or similar grant scheme)

n Establish a ‘Living over The Shop’ programmen Encourage ‘people generating’ magnet uses which

will bring with them subsidiary small uses (eg.higher education or the creative industries)

n Implement a sensitive public realm strategy focusingon encouraging people to linger in a mixed use area,facilitate connections and legibility and encourageappropriate levels of parking

n Implement a shopfront improvement policy (with thepotential for grants)

18.2 Issues for Aylesbury Vale in relation touses

18.2.1 This issue is largely focused on the market townsbut is also an important consideration in the largervillages where the shop and post office and public houseare often at the centre of the community of a place.Within the settlement survey Buckingham was observedto have a high proportion of independent shops andbusinesses, a market that operates twice a week andsome evidence of a re-instatement of residential uses inthe town centre. The establishment of the Universitywithin the southern end of the conservation area hasstimulated complementary supporting uses.

18.2.2 The reuse of upper floors in dense urban centresis becoming increasingly problematic due to thedifficulty of achieving access and meeting otherbuilding control requirements, such as separation forthe prevention of the spread of fire and sound-proofing.This is a problem common to many town centres.

18.2.3 Shops in particular present a number of issueswhich would appear to be of concern to the generalpublic. In Aylesbury for example, the defining of publicand private space is a problem which manifests itself inthe issue of the front of the shops being in privateownership but with highway land adjacent. This raisesmanagement issues particularly with regard to the

storage and disposal of waste and car parking.

18.2.4 The use of shutters on shopfronts is an issue inthe market towns. These can change the character of atown making it an uninviting and potentiallythreatening place, particularly out of trading hours.The Shopfronts Advisory Guide (July 2003) expresses apreference for internal roller grilles but this guidance isnot being followed, particularly in Aylesbury andBuckingham. The Shopfronts Advisory Guide (July2003) expresses a preference for internal roller grillesbut this does not seem to be the preferred method ofprotection particularly within the main towns;Buckingham and Aylesbury.

18.3 Strategy for Aylesbury Vale in relation touses

18.3.1 Identify secondary shopping streets and theiruses within conservation area appraisals and seek toprotect the mix of uses through the application ofdevelopment control policies.

18.3.2 Record empty upper storeys (these may beconsidered at risk if their condition is also poor) inconservation area appraisals.

Establish a living over the shop (LOTS) scheme toencourage owners to re-instate their upper floors toresidential uses. Establish a protocol for dealing withbuilding regulation issues raised by upper floorconversions to residential uses.

Look to established best practice in successfultownscape heritage initiatives where living over theshop has been a significant element of the grantschemes.

18.3.3 Consider the possibility of a Townscape HeritageInitiative (THI) for either Aylesbury or Buckinghamwhich could incorporate the re-use of upper floors forsocial housing, the reinstatement of traditional shopfronts and improvements to the public realm.

18.4 Delivery of the strategy for AylesburyVale in relation to uses

18.4.1 Short term

18.4.1.1 Identify in conservation area appraisals(mainly towns and large villages) where the primaryand secondary retail areas are located.

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18.0 Uses



18.4.1.2 Provide a summary of the uses within theconservation area which contribute to the character andappearance.

18.4.1.3 Identify any empty upper floor areas aspotential enhancement opportunities.

18.4.2 Medium term

18.4.2.1 Liaise with the Living Over The Shop (LOTS)organisation to gain an understanding of how theirexpertise and experience may be applied to the markettowns of Aylesbury Vale. This will be useful inestablishing a protocol to adopt for dealing with

building control issues.

18.4.3 Long term

18.4.3.1 As a result of survey through the conservationarea appraisal process, consider the possibility ofestablishing a Townscape Heritage Initiative (THI) forthe town or large village with the most significant lossof independent retailers and under-use of upper floors.

18.4.3.2 Use Action Plans to establish the importanceof secondary shopping areas within historic cores toseek to retain their mix and scale of uses.

19.1 Aims

n Undertake an audit of remnant paving materials andmethods of laying

n Ensure that all stakeholders in the public realm areaware of the location of traditional paving and theneed for its conservation

n Undertake an audit of all clutter in the streetscene,the condition of surfaces and street furniture andplaces where there are barriers to full accessibility

n Consider a coordinated scheme within the LocalTransport Plan and within the setting of context-ledbest practice as in Streets for All (English Heritage)and Manual for Streets (CLG and Department forTransport)

n Develop with the Highway Authority a Protocol forStreets in conservation areas to address issues suchas the use of 20mph limits, size and location oftraffic signs, minimising road markings, sharedsurfaces, raised ’tables’ at junctions, choice ofsurface materials, design of street furniture andreinstatement standards etc.

19.2 Issues for Aylesbury Vale in relation totraffic management/street improvements &Public realm

19.2.1 The general issues relating to traffic; parking,speed of vehicles, conflict with the pedestrian and thecondition of streets and the public realm is always asensitive issue in almost any community. AylesburyVale District is no exception to this.

Aylesbury Vale District Council is not the highwayauthority. Much of the responsibility for the public

realm lies with Buckinghamshire County Councilwhich have within their remit responsibility for theupkeep and improvement to the highway network. TheCounty Council is heavily constrained by budgets andfinds it difficult to respond to improvement schemeswhich are outside its established framework as definedby the Local Transport Plan.

19.2.2 On analysis of the sample settlements we find anumber of issues which are often repeated throughdifferent settlements. Buckingham for example has hada relatively recent bypass which has taken muchthrough traffic from the town, but parking is still amajor problem in the town centre. There have beensome carefully designed recent public realmimprovement projects, especially in the market placeareas. In many other areas however, paving, railingsand street furniture are degraded and in need ofimprovement (Figure 63).

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19.0 Traffic management/ street improvements & Public realm

63. Buckingham – the quality of the public realm in places is poorand in need of upgrading.

19.2.3 In Stewkley, the regular row settlement liningthe road suffers from heavy through traffic which iseroding the quality of the conservation area. Locally aby-pass is advocated. There are the associated clutterand road markings, parking on the verges and poordefinition of pavements. Highway boundaries are in apoor condition with kerbs missing. The HighwayAuthority should consider the reinstatement of stonesetts to the grass verges to match the other parts of theconservation area.

19.2.4 In Aylesbury the visual impact of parking on thestreetscape is perceived as a significant problem. Thisissue is exacerbated by the fact that often cars areparked on areas that form part of the curtilage of abuilding, and therefore are in private ownership,although they appear to form part of the publicdomain.

19.2.5 The design, number and location of bins is an

issue which is of concern in a number of the samplesettlements, in particular Aylesbury and Buckingham.In Aylesbury, there are a number of large green binsstanding in prominent positions around theconservation area. These are bins associated withshops, often overflowing with rubbish and areconsidered very unsightly.

19.2.6 In relation to Aylesbury concerns have beenraised about the lack of consideration or understandingfor the edges of the conservation area. By way ofexample, thin primrose coloured double yellow linesare used within the conservation area but withinsections of the same street that are outside theconservation area boundary thick double yellow linesare used. There needs to be some consideration of thebigger picture and awareness of what happens beyondthe boundary of the town centre conservation area.

19.2.7 Lamp column design has been raised as an issue



May 200962

1 2

43

64. Examples of excessive overhead wires (or wirescape) in the district’s conservation areas:

1 Turweston3 Ickford

2 Haddenham4 Weston Turville



in Stewkley and Aylesbury. In the latter, the designsneed to be more in proportion with the street.

19.2.8 Traffic speed is only mentioned as an issue inthe Stewkley Conservation Area Appraisal, howeverthis is an issue which is consistently raised throughmost of the village type conservation areas.

19.2.9 Two district-wide issues present in most of thesample settlements are the need to reduce andrationalize signage, particularly in the market townsand the presence of unsightly overhead wires. Both arenational issues as well as a regional ones, although itvaries from region to region. The problem of overheadwires is particularly prevalent and prominent in thedistrict (Figure 64).

19.3 Strategy for Aylesbury Vale in relation toTraffic management/street improvements &Public realm

19.3.1 The conservation area appraisals should recordall surviving remnants of historic street materials; stonesetts, brick paviors, cobbles and stone kerbs. Theappraisal should also record traditional road signs andstreet furniture such as traditional posting boxes andtelephone kiosks. These should be clearly defined onappropriately scaled maps within the appraisal andphotographically recorded.

19.3.2 Public utilities should be sent copies of theconservation area appraisal and managementplan/district strategy with a covering letter invitingthem to enter into a voluntary agreement/understandingwith AVDC/Bucks CC as to how to deal withtraditional street surfaces.

19.3.3 Consider undertaking with partners (localamenity societies) an audit of street signs and streetclutter as recommended by Streets for All. This shouldaddress such issues as the designs and location of lampcolumns and whether there are alternatives (such asmounting lights on buildings) and the design andlocation of bins and street furniture generally.

19.3.4 Prepare and publish proposals for trafficcalming schemes. These schemes could alsoincorporate speed restrictions (20mph zones) andpotentially re-design roads to provide allocated parking

to the sides of roads thus relieving pressure fromverges and front gardens. Schemes should have regardto the Buckinghamshire County Council LocalTansport Plan 2, 2006-11 and specifically target thefive key aims of the plan; accessibility, congestion,environment, improving safety and maintenance.

19.4 Delivery of the strategy for AylesburyVale in relation to Traffic management/ streetimprovements & Public realm

19.4.1 Short term

19.4.1.1 Use the conservation area appraisals to recordhistoric street materials and street furniture. Make aphotographic record of these items.

19.4.1.2 Begin a dialogue with local amenity societiesand town and parish councils to establish the potentialfor auditing street signage in conservation areas.

19.4.1.3 Establish a regular liaison meeting withBuckinghamshire County Council to develop aprotocol for engagement with the Highway authority.

19.4.2 Medium term

19.4.2.1 Produce a protocol for engagement with thehighways authority setting out a methodology fordealing with sensitive parts of the District.

19.4.2.2 Establish a system of liaison with publicutilities and draw up a voluntary memorandum ofunderstanding between public utilities and the localauthority with regard to undertaking work withinconservation areas.

19.4.2.3 Use the Buckinghamshire County Council andAVDC design champions to promote good design inthe public realm.

19.4.3 Long term

19.4.3.1 Use liaison meetings to develop a series ofexemplar traffic calming schemes developing innational best practice and established guidance, forexample the Chilterns AONB design guidelines onhighway improvements.

May 2009 63



20.1 Aims

n Approach the owners and interested parties within aconservation area for their views on its futuremanagement before drafting a management planwhilst making clear the limitations of the document

n Provide a programme of speakers/demonstrationsand or leaflets on various subjects relating to the careand repair of traditional buildings and structures

n A minimum requirement is the provision of a leaflet(also available on the Local Authority’s website)explaining what a conservation area is and what itmeans for owners/occupiers which should be sent toall prospective owners using land searches as thetrigger for sending

n Support local amenity societies n Establish a Conservation Area Panel/ Design Panel

20.2 Issues for Aylesbury Vale in relation toEducation/information – encouragingownership/community involvement

20.2.1 In line with the national picture it would appearfrom analysis of the sample settlements thatincremental damage has occurred within theconservation areas through well-intentioned but ill-informed actions, such as undertaking repairs ininappropriate materials, painting brickwork andstonework, removing front boundary walls for parking.

20.2.2 New owners of properties in conservation areasare not always made aware of the implications of livingin a conservation area. Local Land Charges can be oneopportunity to inform prospective owners. AVDC haveproduced a good advisory guide on conservation areas(published June 2003).

20.2.3 The level of understanding from the lay-personon what it means to live in a conservation area and, inparticular the constraints, is likely to follow thenational model. In general, owners tend to believe thereis more control than is actually the case and that thelocal authority does not do enough to protect what theyconsider is the character and appearance of theconservation area.

20.2.4 Conservation area appraisals are published forpublic consultation and the comments are incorporatedwhere appropriate.

20.2.5 There is no conservation area/ design panelconvened by the local authority though most individualparish councils make comments on planningapplications within the relevant conservation areas.

20.3 Strategy for Aylesbury Vale in relation toEducation/information – encouragingownership/community involvement

20.3.1 Consult local communities before anymanagement proposal for an individual conservationarea are produced.

20.3.2 Consider the convening of a conservation area/design panel, supported by AVDC but chaired by anindependent. This panel could also act as a steeringgroup to oversee the implementation and monitoring ofthe District wide Strategy and individual managementplans.

20.4 Delivery of the strategy for AylesburyVale in relation to Education/information –encouraging ownership/communityinvolvement

20.4.1 Short term

20.4.1.1 Continue to involve parish/ town councils andamenity societies in the production of conservationarea management plans

20.4.2 Medium term

20.4.2.1 Ascertain the support and potential frameworkfor a conservation area/ design panel. Seeksupport/representation from the main regional bodies;Royal Institute of British Architects, Civic Society, etc.

20.4.3 Long term

20.4.3.1 Establish and support a conservationarea/design panel which could in part monitor theimplementation of the District Wide Strategy.

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20.0 Education/information – encouraging ownership/community involvement



21.1 Aims

n Suspected unauthorised works which have a negativeimpact on the character and appearance of theconservation area should be highlighted and recordedas part of the conservation area appraisal process

n A baseline audit of a conservation area is required inorder to measure and respond (through allocatingresources) to serious changes within an area, forexample the loss of boundary walls to create parkingspaces. The audit should comprise the recording ofindividual buildings by photograph

n Areas proposed for Article 4 Directions should besurveyed using a proforma which standardisesinformation for statistical analysis, for example thematerials and design of windows or doors (a modelproforma can be found in Appendix A)

n Enforcement should be undertaken by enforcementofficers advised by conservation officers wherenecessary. A protocol should be established as towho undertakes the case work and who advises on aprofessional basis as and when required

n The management plan should indicate where advicecan be obtained as to what will be acceptable or insome cases provide broad guidance/guidelines as towhat will be acceptable. This is particularly relevantto shopfronts, signage and lighting

21.2 Issues for Aylesbury Vale in relation toMonitoring and enforcement

21.2.1 In discussion, feedback relating to enforcementwork within the district was that local groups had anegative view of enforcement in the Aylesbury ValeDistrict. However, this appeared to be based on mis-apprehensions about what could actually be achievedthrough enforcement and what was actuallyenforceable.

21.2.2 Unauthorised signage is an issue in most towns.The commercial vitality of the town centre encouragesthe competitive nature of retail and the desire to get aproduct or service noticed. In the sample survey this isespecially true of the market towns. These types ofbreaches are often seen as relatively low priority withinlocal authorities.

21.3 Strategy for Aylesbury vale in relation toMonitoring and enforcement

21.3.1 An audit of buildings should be undertaken aspart of the conservation area appraisal. This shouldcomprise a photographic survey of all buildings withthe photographs signed and dated and stored on acentral database for easy retrieval by other sections ofthe local authority.

21.3.2 The management plan should make reference tothe shopfronts design guide and provide advice onwhat will be acceptable in terms of signage.

21.3.3 Signage and shopfronts could be given theirown design award category. This would encourageowners to improve the quality of their signage. Thereare opportunities to link these schemes with localcraftsmen to produce high quality bespoke signagewhich can add to the interest and variety of a shoppingstreet and encourage others to achieve a higher qualityof signage.

21.4 Delivery of a strategy for Aylesbury valein relation to Monitoring and enforcement

21.4.1 Short term

21.4.1.1 The conservation area appraisal work shouldinclude a photographic record of each building.

21.4.2 Medium term

21.4.2.1 A separate advisory note on signage andlighting. This could coincide with a publicised schemeto remove all unauthorised signage and lighting withinconservation areas.

21.4.3 Long term

21.4.3.1 Addition of an award for the best signageand/or lighting scheme on a commercial property to thealready established design award schemes.

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21.0 Monitoring and enforcement



22.1 Aims

n A potential heritage shortfall should be identified inthe management plan

n The management plan should establish thesignificance of the subject of potential grant aid andclearly outline the common problems/threats to theheritage asset

n The management plan should provide someindication of the scale of the issue and likely take-upfor grant assistance

n The management plan should seek to put some formof monetary value to the issue and provide anindication of what percentage of grant might beavailable

n A budget figure should be identified n Other bodies such as English Heritage or the

Heritage Lottery Fund may consider part fundingwell considered, clearly justified potential grantschemes where a particular feature or features areunder significant threat or have been severely eroded

n Grant schemes should be targeted, transparent andprovide a clear set of conditions to be appliedparticularly to the workmanship and use of materials

n A grant scheme should only target buildings orstructures which are either listed or are considered(and identified in the conservation area appraisal) tomake a positive contribution towards the character orappearance of the conservation area

n A grant scheme should not seek to means testapplicants

n A degree of public access (where appropriate) shouldbe a condition of grant aid

22.2 Issues for Aylesbury Vale in relation togrants

22.2.1 The three significant issues that have arisenfrom analysis of the sample settlements which have thepotential to be the subject of a grant programme areshopfronts, boundary walls and thatching. To this theremay be the possibility of adding repairs to outbuildingsthough these may be difficult to define.

22.2.2 There is no indication in AVDC or Bucks CCthat there would be the political will or the financialbacking to support a grant fund. However, it wouldcontribute considerably to the overarching desirehighlighted in almost all conservation area appraisalsto date to encourage owners to maintain and repairtheir properties using traditional materials and buildingtechniques.

22.2.3 There are significant resource implications forrunning a grant scheme.

22.2.4 AVDC has a grant officer and it may beappropriate to request guidance on the potential forgrants to the historic environment to be obtained fromless obvious sources and potential partnerships.

22.3 Strategy for Aylesbury Vale in relation togrants

22.3.1 There is a considerable evidence base in theconservation area appraisals to date to justify seriousconsideration to the establishment of a grant schemefor the repair of boundary walls.

22.3.2 Thatching should also be considered for grantaid. This could be restricted to ridge replacement onlyand encourage the use of flush wrapover straw ridgesas opposed to block cut ridges. For many of the listedthatch buildings (over 600) in the district, it will bevery difficult to effect a change in ridge style otherthan through grant aid or enforcement. Enforcement isnotoriously difficult to undertake in relation tothatching issues.

22.3.3 The market towns of Aylesbury, Buckingham,Wendover and Winslow should consider the possibilityof attracting grant funding for traditional shopfrontreinstatement through a Townscape Heritage Initiativeadministered by the Heritage Lottery Fund (HLF).Early discussions with the HLF and English Heritageshould establish the likelihood of success before anymajor grant fund application work is undertaken.

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22.0 Grants



22.4 Delivery of a strategy for Aylesbury valein relation to grants

22.4.1 Short term

22.4.1.1 Continue to identify boundary walls,shopfronts and thatch buildings within conservationarea appraisals highlighting their importance andreasons for making a positive contribution towards thecharacter and appearance of the conservation area.

22.4.2 Medium term

22.4.2.1 As a result of survey through the conservationarea appraisal process, consider the possibility of

establishing a Townscape Heritage Initiative (THI) forthe town or large village with the most significant lossof original shopfronts and under-use of upper floors(see also section 18)

22.4.3 Long term

22.4.3.1 Continue to seek ways of providing grantassistance through partnership with other organizationsfor example on a national level the Heritage LotteryFund and English Heritage and on a local level civicsocieties and preservation trusts.

23.1 Aims

n Inter-departmental co-ordination; the formation ofdevelopment teams for larger and/or particularlysensitive schemes

n Conservation area appraisals and management plansshould emphasise a local authority’s requirementunder the Planning (Listed Buildings andConservation Areas) Act 1990 to recommend fromtime to time schemes for enhancement

n The management plan should emphasise theimportance of good management of the heritageasset being a direct response to central governmentsformer Best Value Performance Indicators (BVPI219b)

n The management plan should outline (wherepossible) the costs and benefits of the proposals toprovide a form of budget figure for fund bidding

n Continually review settlements with no conservationarea designation to ascertain whether they meet thecriteria as set out in Planning Policy GuidanceNote 15: Planning and the historic environment andpossess a special character commensurate withadjacent conservation areas and those within thedistrict as a whole that have undergone appraisal.

23.2 Issues for Aylesbury Vale in relation toidentifying the implications for local authorities

23.2.1 AVDC has an experienced specialist teamadvising on managing change to the historicenvironment of the district as required by the Planning(Listed Buildings and Conservation Areas) Act

1990, producing conservation area appraisals of a goodquality in accordance with the guidance outlined byEnglish Heritage. They are also undertaking Buildingsat Risk surveys of all listed buildings. They provide,free of charge, a high level of information in relation tothe historic built environment. This includes advice onconservation areas and technical advice on materials.

23.2.2 In discussion with local groups (particularly inrelation to Aylesbury but this is not only an Aylesburyproblem) there is considerable frustration withorganisations not taking responsibilities for elements ofthe public realm. Because of the lack of clarity as towho is responsible for what and because organizations(often public bodies) are struggling for resources andso are reluctant to take on responsibility when it is notclearly theirs, the perception rightly or wrongly is thatnothing gets done.

23.2.3 There was concern expressed about the methodof cleaning the historic streets of Aylesbury employedby the Highways Authority and that machines used forthis job were damaging historic buildings and floorsurfaces.

23.2.4 In Aylesbury (though this is likely to be a muchwider issue) there was a need for proactivemanagement of trees within conservation areas.Management plans could be drawn up for importanttrees and in particular the ownership and responsibilityfor the husbandry of the tree(s) should be established.

23.2.5 The issue of graffiti and vandalism was raised as

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23.0 Identifying the implicationsfor local authorities



a significant issue particularly in the market towns.This is a complex social issue and this document doesnot have the remit to deal easily with this problemother than to highlight it as something of genuineconcern to residents and visitors alike and somethingwhich does and will have a detrimental impact on thecharacter and appearance of conservation areas.

23.2.6 As a result of wider survey of the districtbeyond that of the settlement sample, it would appearthat there are some settlements with no conservationarea designation that may be, in part, of sufficientspecial character to warrant conservation area status.The settlement surveyed by way of comparison withthe sample survey was Shabbington (Figure 65). It wasconsidered that there may be the opportunity fordesignation. This requires further field survey workand comparison with those conservation areas that havebeen reviewed recently (within the last five years) andpreferably within the same landscape type region.

23.3 Strategy for Aylesbury Vale in relation toidentifying the implications for local authorities

23.3.1 Despite being well resourced the implications interms of resources for AVDC in implementing themanagement aspect of the conservation areas within itsdistrict are considerable.

23.3.2 A Conservation Area/Design Panel may be agood way of keeping in touch with local amenitygroups. Concerns regarding any aspect of themanagement of the conservation area within the districtcould be voiced, minuted and actioned through thismedium. The groups could be themed so that whenhighways issues were discussed a representative fromBucks CC could attend, tree issues could be discussedwith the council’s tree officer. There is of course asignificant resource issue, but this may pay for itself interms of maintaining a positive and proactiverelationship with local groups.

23.3.3 AVDC should have regard to the potential fornew conservation areas to be designated within thesettlements of the district. This will be particularlyrelevant once the present appraisal process for allconservation areas has been undertaken as this willestablish a baseline from which to establish theassessment of non-conservation area settlements.

However, responses to a specific threat, for exampleproposal for demolition of important traditionalbuildings sharing common characteristics with thosefound in conservation areas should prompt a potentialrapid survey of the area which should then becompared with adjacent conservation areas.

23.4 Delivery of the strategy for AylesburyVale in relation to identifying the implicationsfor local authorities

23.4.1 Short term

23.4.1.1 Adopt the District Wide Strategy asbackground to the proposed Supplementary PlanningDocument on conservation area management.

23.4.2 Medium term

23.4.2.1 Outline a framework for and pilot thedevelopment of a conservation area/design panel. Startwith gaining expressions of interest in chairing andbecoming a member of such a panel. Seek advice fromregional design panels run through local architecturecentres or from CABE (Commission for Architectureand the Built Environment) enablers.

23.4.3 Long term

23.4.3.1 Develop and support the formation of aconservation area / design panel to undertake themonitoring and review of the District Wide Strategy forconservation area management.

May 200968

65. Shabbington – not presently designated as a conservation areadespite some attractive traditional buildings and townscape.



24.1 Aims

n Owners and occupiers must be consulted before amanagement document is produced. This is usuallybest achieved by a public presentation and shortworkshop or a drop-in day

n It is very important to clearly explain complexplanning legislation (for example Article 4Directions) to all owners/occupiers within theconservation area

n The management plan should seek to continue adialogue between owners and the local authority. Itshould establish a potential methodology for this.One way would be to regularly update the ParishCouncil on conservation issues

24.2 Issues in Aylesbury Vale in relation toidentifying the implications for owners andresidents

24.2.1 The district faces the same national issues ofowners and residents often undertaking works whichare well intended or achieve other aims whilst ignoringthe wider implications for the conservation area theylive in. Two examples of this are the replacement oftraditional windows with double glazed uPVCreplacements to respond to the desire to improve theenergy efficiency of their homes and the second is usinga cement based render or pointing mix on a traditionalwall to minimise the requirement for maintenance.

24.2.2 Despite a good level of information beingavailable to owners and occupiers there still remains achallenge to educate owners as to the importance oftheir home in relation to the character of theconservation area. There is a degree of self policingrequired in these circumstances to ensure aconservation area maintains a high level of quality.

24.2.3 There appears to be a good level of local interestin the management of conservation areas through theParish Councils.

24.3 Strategy for Aylesbury Vale in relation toidentifying the implications for owners andresidents

24.3.1 AVDC should continue to nurture the goodrelationships they have with their Parish Councils, keepthem informed and use them as sounding boards formanagement plan proposals. AVDC should considerproducing a quarterly newsletter or poster (to bepinned to the Parish notice board) to keep Parishesinformed of developments, provide technical advice,explain planning issues – such as Article 4 Directionsand act as an information channel.

24.3.2 Regular attendance at Parish Forum Meetingscould also be a good way of keeping local peopleinformed.

24.4 Delivery of the strategy for Aylesbury Vale inrelation to identifying the implications for owners andresidents.

24.4.1 Short term

24.4.1.1 Conservation area appraisals should continueto be presented to Parish Councils in draft forcomment. The management plan should follow afterdiscussion with the Parish Council as to the issuesraised by the District Wide Strategy.

24.4.2 Medium term

24.4.2.1 Regular attendance at Parish Forum meetingsby conservation staff.

24.4.3 Long term

24.4.3.1 Continue to foster good relations betweenparishes, towns and districts in order to pursue many ofthe aspirations of the District Wide Strategy.

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24.0 Identifying the implications for owners and residents



25.1 Aims

n Ensure all natural environment protections such asSites of Special Scientific Interest (SSSI’s) areidentified on maps within the conservation areaappraisal and/or management plan

n Encourage the continued use and protection ofhedgerows as boundaries and where necessarypromote the re-introduction of hedgerows andhedgerow husbandry

n Provide an overview of the condition of the trees andhedges within the conservation area and identify anyat risk

25.2 Issues in Aylesbury Vale in relation tothe management of the natural environment

25.2.1 In terms of green spaces, the verge is afrequently mentioned issue within almost all theconservation areas in the settlement survey. The grassverges are a very strong characteristic of Bierton(Figure 66) and Weston Turville (Figure 67), andStewkley, Mentmore, Chearsley (with embankedexamples) and Brill (where greens have been dividedby paths and created verge areas of grass). They areoften under threat from the parking of cars andhighways improvements. Verges are very important tothe character and appearance and setting of the manyof the conservation areas of the district.

25.2.2 Of considerable importance to many of thesurvey settlements conservation areas is the lining ofroads and lanes with mature and often historichedgerows. These natural wildlife corridors are of great

importance to the character and appearance of theconservation areas in question and they often line oneor both sides of a lane or road providing comfortableenclosure and a sense of the rural character of many ofthese settlements.

25.2.3 The management of trees is a significant issuewhich has been discussed in other parts of the strategy.Trees and tree groups are identified in the conservationarea appraisals and a number are further protected byTree Preservation Orders. There are some very fineexamples of indigenous trees in both the rural areasand urban centres.

25.3 Strategy for Aylesbury Vale in relation tothe management of the natural environment

25.3.1 Use the conservation area appraisal to define theimportance of the natural environment by identifyingand defining SSSI’s, mapping hedgerows, importanttrees and tree groups and grass verges.

25.3.2 There should be a presumption in favour ofretaining the grass verges of the Aylesbury Valeconservation areas and a presumption against the useof modern road kerbs in areas where grass vergesprevail. This should extend to all grass verges withinthe setting of fragmented conservation areas (such asthat of Weston Turville) or at the edges of conservationareas where the continuity along roads and lanes is avery strong part of the character of these settlements.

25.3.3 Seek advice from AVDC tree officer as torecommended indigenous species for a conservation

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25.0 Management of the natural environment

66. Bierton – the grass verges make an important contribution to thespecial character of parts of the conservation area.

67. Weston Turville – the grass verges make an important contrib-ution to the special character of parts of the conservation area.



area. Request a general overview as to the condition oftrees within a conservation area. This will help targetresources for those trees in the public domain and flagup potential future issues for those trees in privateownership.

25.4 Delivery of a strategy for Aylesbury Valein relation to the management of the naturalenvironment

25.4.1 Short term

25.4.1.1 Continue to identify important tree groups,Tree Preservation Orders and sites of naturalimportance (such as SSSI’s) in conservation area

appraisals

25.4.2 Medium term

25.4.2.1 Seek advice from the AVDC tree officers as toa general overview of the condition of trees within agiven conservation area. Identify any trees at risk fromdecay or external threats such as the proximity of wallsor new buildings.

25.4.3 Long term

25.4.3.1 Seek to reach an agreed regime ofmaintenance and repair of grass verges with theHighways Authority.

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26.1 Resources

26.1.1 It is always a challenge to reconcile theaspirations of the District Wide Strategy withdelivering all that is set out and recommended as bestpractice.

26.1.2 Extremely well resourced local authoritieswould struggle to undertake the level of work requiredto fulfill all the requirements of the strategy. And it isunlikely that these areas of need will be resourced inanything like the level that is required.

26.1.3 In these circumstances authorities need toprioritise scarce resources. In addition, themanagement plan and/or district wide strategy is thetool with which to highlight the potential opportunities.The marker can then be picked up if the opportunitiesarise – particularly through the development controlprocess.

26.2 Partnership working

26.2.1 The increasing emphasis on communityinvolvement through the Statement of CommunityInvolvement produced by AVDC could be anopportunity to work with local groups, societies andschools to achieve some of the auditing aspects of theconservation areas. There is often a core group of veryactive and willing volunteers to undertake such tasks

and in this way provides ownership to the community.

26.2.2 Links should be made between the productionof Village Design Statements and Parish Plans and theproduction of conservation area appraisals. There aresome very distinct advantages and economies of scaleto be achieved through this kind of partnershipworking.

12.3 Facilitation

12.3.1 There is a potential role for a coordinator of theDistrict Wide Management Plan. The coordinators rolewould be to act as facilitator between conservationofficer, community development officer and towncentre manager. The AVDWS would effectively be thejob description with a view to pulling all the variousstrands together, such as setting up courses, talking toschools, community groups, material suppliers,undertaking grant applications and gainingsponsorship.

12.3.2 Whilst this may appear as a significant resource,the right applicant could prove an invaluable memberof the team essentially coordinating theimplementation of the management strategy on adistrict wide basis, the position would pay for itself interms of the amount officer time it would save takingthe role out of the already considerably burdenedDesign and Conservation Team.

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26.0 Conclusion



APPENDIX A

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Name of Local Authority - Conservation Area

Review

Time taken for survey:

Property details

Address:

Building type: (eg. House/barn/house and shop)

Brief description: Architectural style/ distinctive use of materials/ plan form/ date/ contribution to the townscape/ relationship with the road or

public realm

Main materials

Walls brick Paintedbrick

stone Cob(earth walling)

Timberframed

(with brick infill)

Timberframed

(with plaster infill)

Other:

Roof Natural slate Artificialslate

Clay tile(handmade)

Clay tile(machine

made)

Pantile Modernconcrete tile

Thatch(incl. type)

Chimneys YES NO No of: Materials: Chimney pots YES NO

Condition Very poor Poor Fair Good

Occupancy Vacant Occupied

Ground floor

Upper floors

Architectural Details

Windows No. of windows to principal façade:

Window materials(record number)

Timber (historic)

Timber (modern

traditional)

Timber (modern)

Aluminium Cast iron uPVC

Door(s) Timber (historic) Timber (modern) traditional

Timber modern

Aluminium uPVC

Porch YES NO If Y is it appropriate for building?:

Boundarywall YES NO Materials: brick stone cob

railings(historic)

Railings(modern) traditional

Railings (modern)

Gate piers YES NO

Suspected unauthorized works?:

Recommendations for Article 4(2) Directions:YES NO

Windows

Door(s)

Roof

Painting

Porch

Boundary wall

Chimneys

Photographs taken: YES/ NO Surveyed by: Date:

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APPENDIX B

May 2009 75



Guidance on Defining or Amending a ConservationArea Boundary.

In general, the aim is to include buildings andstreetscapes which are ‘special’ in terms ofarchitectural or historic interest. This may mean locallydistinctive or significant, not the purely attractive. Theconservation area boundary should be coherent andinclude a majority of buildings which make a positivecontribution to the special qualities of the area.However, it is likely that some neutral or negativebuildings will be included, if they contribute to thegenerally positive streetscape or because they may beimproved or redeveloped in the future.

As a general rule land in agricultural use should not beincluded within the designation unless it can bedemonstrated to be key to the special architectural orhistoric interest of the designated area or completelyenclosed by historic development.

The following points refer to the diagrammatic map(above) of a conservation area.

A Avoid drawing the boundary along the middle of theroad. Whilst there are cases where only one side ofthe road could be considered as having specialinterest, a road is perceived holistically as astreetscape. Thus it is recommended in these casesthat the line be drawn to the back edge of thefootpath or to the front boundary on the oppositeside of the road. This conveys the message that thestreet is a major component of the space and itstreatment could contribute to its character andenhancement. It also signals that front boundariescan be considered as potentially positive elements,even if the buildings behind are not.

B Avoid drawing the boundary too closely behind orthrough buildings of interest. Unless the curtilage ofa building of interest is exceptionally large, goodpractice indicates that the line should be drawn at

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Where to Draw the Line?



the rear boundary of the building of interest. Thisreduces any doubts about what might be includedwithin a property and helps to secure the setting of abuilding regarding extensions or additionaldevelopment.

C Include green spaces which are closely associatedwith buildings in the conservation area. The exampleshown is the graveyard of a church. The graveyardwill have significant local documentary/historicalinterest and probably contain some graves ofarchitectural, calligraphic and materials interest.There may also be arboricultural and wildlifebiodiversity interests. The gardens of larger housesmay also be included, especially if they contribute tothe character and setting of the conservation area.

D Trees planted as avenues forming the ‘gateway’ to asettlement.

Where these create an entrance framing the firstviews of a settlement, they may make a significantcontribution to its character. Moreover, they mayalso be associated with boundary walls, piers,railings, verges and ditches, all of which may benefitfrom protection. A decision must be made howeveras to the extent of the area behind the trees, whichshould be included, and the likelihood ofdevelopment pressure. It should be remembered thatTPO designation and the consideration of the settingof a conservation area may be sufficient.

E Avoid the ‘Emmental’ (or doughnut) effect.Unless there is an exceptional case involving a

building or group which is detrimental to theconservation area as a whole, not just the immediatevicinity and that the building(s) are unlikely to beredeveloped or enhanced in the short to mediumterm, then ‘holes’ in a conservation area should beavoided. The presence of these holes reduces thearea’s coherence and management. If the area mightpotentially contain many holes, then perhaps theboundaries should be redrawn to avoid them.

F Consider areas of important development which isdifferent in character to the remainder of theconservation area.

The example depicts a disused railway station withassociated structures, a bridge and tollhouse. Otherexamples may be a group of estate workers cottages,or a particularly good example of a modernmovement housing scheme or factory group. The

recognition that character has a dynamic quality,which is the outcome of the evolution of thesettlement, should mean that these developmentsshould be considered for inclusion in theconservation area. These (and other areas) might beconsidered as identifiable character sub areas (seemap).

G Include key sites, even if they are occupied byunsympathetic development.

The diagram shows a petrol filling station withextensive flat roofed canopy occupying a key cornersite at the focus of main views within theconservation area. Moreover, the site would havebeen developed over a number of centuries. Theview could be taken that the existing development,whilst it is a negative element in the street scene, islikely to have a short to medium term life. Inclusionwithin the conservation area would ensure thatfuture redevelopment (or short term enhancement) ofthe existing development would be given appropriatedetailed design consideration.

H Does a freestanding historic house and gardenrequire conservation area designation?

If the house is Listed and perhaps if the garden isa Registered Historical Park or Garden, this shouldbe sufficient protection, not only for the ListedBuilding, but for other historic buildings. Thesewould be protected either by the curtilage or thesetting of a Listed Building. In these cases aconservation area would be unlikely to offeradditional protection. If the building is historic or ofhistoric merit and the gardens are not registered, butare of interest and the group is of sufficient size,then perhaps designation as a conservation areamight be considered.

I & J How much intervening development (I) shouldbe included in a conservation area to absorb outlyingdevelopment of architectural or historic interest (J)?

Unless the intervening development of negative orneutral character is very limited and the area J hasstrong visual and architectural links with the mainconservation area, the area J might perhaps beconsidered as a separate conservation area, if there issufficient critical mass of buildings and streetscape.A key criterion should be to avoid the erosion of thecharacter of a conservation area through theinclusion of any more than the minimum of negativeor neutral development.

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May 200978



APPENDIX C

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Appraising the Character of the Site and its Setting.

Siten Important buildings, structures, boundaries, vegetation on site (including condition). n Key contours/changes of level n Privacy/overlooking considerationsn Existing and potential access point(s)

Settingn Height, materials, age/style, uses of adjacent buildingsn Note all views to the site and possible views across site to landmarks n Boundary materials, heights and building set backs.

1 Determine the ‘role’ of the development related to its context

n Should it maintain street continuity and enclosure?n Should it terminate a view?n Is it a corner site?n Does it define an edge?n Is it a landmark, or does it have skyline interest/impact?n Should the building design defer, maintain diversity, or contrast with the existing streetscape? n Should it have mixed or single use?

2 Establish design response to context

n To what extent should existing buildings, structures and trees be retained and re-used? n Appropriate range of density/compactnessn Critical heights related to skylinen Hierarchy of spaces and places, access and movement n Building footprint (blocks, pavilions, terraces)n Orientation and sheltern Biodiversity and habitatn Frontages, boundaries and building linesn Entrances and active frontagesn Elevational articulation/modelling, scale/proportionn Clear separation of public and private spacen Landscape, surfaces and the design of spaces between buildingsn Materials/colours and detailingn Street furniture

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Checklist for development control officers



Aylesbury Vale District Council & BuckinghamshireCounty Council 2008 Aylesbury Vale LandscapeCharacter Assessment Aylesbury Vale DistrictCouncil & Buckinghamshire County Council

Brunskill, R.W. 1971 Illustrated Handbook ofVernacular Architecture Faber and Faber, London

Buckinghamshire County Council 2006 Aylesbury ValeEnvironmental Character Assessment – HistoricEnvironment Assessment (County ArchaeologicalService) Buckinghamshire County Council

Buckinghamshire County Council 2006 BuckinghamEnvirons Study – Historic Environment Assessment(County Archaeological Service) BuckinghamshireCounty Council

Buckinghamshire County Council 2006 HaddenhamEnvirons Study – Historic Environment Assessment(County Archaeological Service) BuckinghamshireCounty Council

Buckinghamshire County Council 2008Buckinghamshire and Milton Keynes HistoricLandscape Characterisation

Clark, J. Darlington, J and Fairclough, G. 2004 UsingHistoric Landscape Characterisation EnglishHeritage and Lancashire County Council.

Clifton-Taylor A 1987 The Pattern of English Building(4th edition) Faber and Faber, London

Countryside Agency 1999 Countryside CharacterVolume 7 South East and London CountrysideAgency, Cheltenham

Department for Transport 2007 Manual for StreetsThomas Telford Publishing, London.

English Heritage 2006 Guidance on conservation areaappraisals English Heritage, London

English Heritage 2006 Guidance on the management ofconservation areas English Heritage, London

English Heritage 2005 Streets for All – South EastEnglish Heritage, London

English Heritage 2000 Thatch and Thatching EnglishHeritage, London

McCann, J. 2004 Clay and Cob Buildings ShirePublications, Princes Risborough

Penyore, J. and Penyore, J. 1978 Houses in theLandscape Readers Union, Newton Abbot

Pevsner N & Williamson E, 2003 The Buildings ofEngland; Buckinghamshire, Yale University Press,London

Roberts, B.K 1987 The Making of the English VillageLongman, Harlow

Roberts, B.K & Wrathmell, S. 2000 An Atlas of RuralSettlement in England English Heritage, London

Other references

Planning Policy Guidance Note 15: Planning and theHistoric Environment

Planning Policy Guidance Note 16: Archaeology andPlanning

The Buckinghamshire County Structure Plan 1991-2011

Draft South East Plan – Core document (submitted indraft 31.03.2006)

Buckinghamshire County Local Transport Plan 2(2006-2011)

Aylesbury Vale District Local Plan adopted Jan 2004

‘A stitch in time: Maintaining Your Property MakesGood Sense and Saves Money’ published by theInstitute of Historic Building Conservation (IHBC)and the Society for the Protection of AncientBuildings (SPAB) 2002

Conservation Area Appraisals (produced by AVDC)

Aylesbury, Walton and Wendover Road ConservationArea Appraisal (March 2004)

Bierton Conservation Area Appraisal (October 1991)Bishopstone Conservation Area Appraisal (October

1991)

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Bibliography and References



Brill Conservation Area Appraisal (1980)Buckingham Conservation Area Appraisal (2004)Haddenham Conservation Area Appraisal (September

2008)Great Horwood Conservation Area Appraisal (July

1989)Grendon Underwood Conservation Area Appraisal

(July 1989)Ludgershall Conservation Area Appraisal (October

1991)Nash Conservation Area Appraisal (April 2007)North Marston Conservation Area Appraisal (1972)Padbury Conservation Area Appraisal (1969)Quainton Conservation Area Appraisal (1972)Stowe Conservation Area Appraisal (July 1990)Waddesdon Conservation Area Appraisal (January

1990)Wendover Conservation Area Appraisal (1969)Whitchurch Conservation Area Appraisal (1971)Winslow & Shipton Conservation Area Appraisal (July

1990)

Design Guides (produced by AVDC)

Residential extensions (1991)Building Materials (1995)

Advisory Guides (produced by AVDC)

How to look after your Wichert Building (2002)Listed Buildings (2003)Conservation Areas (2003)Refuse and Recycling: Advice Note for Developers

(2006) Shop Fronts (2003) Thatching (2000)The conversion of statutory listed historic farm

buildings (2005)The conversion of traditional farm buildings (1990)

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Planning


The Gateway Gatehouse Road Aylesbury Bucks HP19 8FF

Tel: 01296 585679 Text Relay: Prefix telephone number with 18001Email: [email protected]

www.aylesburyvaledc.gov.uk

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