TOPSHAM CONSERVATION AREA APPRAISAL

The City Council would welcome your views on this document. Please let us have your comments by filling in this sheet and returning it to Katharine Metcalfe, Design & Development, Exeter City Council, Civic Centre, Paris Street, Exeter, EX1 1NN or by email to katharine.metcalfe@exeter.gov.uk.

1. Please comment on the proposed boundary alterations. Do you feel that the amendments more fully reflect the historic area?

We agree that the two areas proposed in the Draft should be included in the Conservation Area.  Rather than the complex arrangement this would produce, we believe, however, that there is merit in a broader extension to produce a simpler, more cohesive and integrated Area.  This would include Ashford Road and Retreat Road down to Ferry Road.  It would also include the streets between the proposed Areas 1 and 2 in the Draft and the High Street, including Greatwood Terrace and it would include Elm Grove Road (plus the fields down to the River Clyst) and Grove Hill.  There are some buildings of merit in these streets and there are traditional terraced streets that should be protected.  There are also open spaces and small green spaces and trees that should be preserved.  This extension would provide a more natural Topsham Conservation Area.

2. Please comment on any individual items. Are there any particular buildings/areas/features that you feel are not suitably covered?

Landscape Setting and Nature Conservation

We feel that in the Appraisal, specific attention should be drawn to the need to protect the Landscape Setting and Nature Conservation features.  Open land surrounding and within the boundaries of the Conservation Area has important designations including Ramsar/Special Protection Areas (LS2), Sites of Nature Conservation Importance (LS4), Sites of Local Interest for Nature Conservation (LS4) and Landscape Setting (LS1).  The Exe and the Clyst estuaries are both Sites of Special Scientific Interest.  You say in your Draft that “Estuary Setting defines the area”, and we believe that this warrants a more explicit reference in the document.

Topsham Quay

We also believe that Topsham Quay requires more explicit attention.  Its importance is diluted by splitting the Quay between two Sub Areas in the Draft, Area 2 the High Street and Area 3 The Strand.  The Quay, which is under the “control” of Exeter City Council and the Harbour Master, should be considered as a whole.  It currently has some good and some poor features and requires an imaginative overall plan to enhance both the appearance and the use of the Quay.  We understand that plans are being developed for completing the dredging work and possibly introducing a facility to launch boats, and we believe that this should be incorporated into an overall management plan for the Quay.

Other issues that we would like to comment on in the Appraisal Document are as follows:

Signage and Visual Clutter

We agree with the comments at various points in the Appraisal that “yellow lines…..and other highway signs detract from the…..high quality of townscape”.  The problem is that a number of different public departments seem to work in isolation from each other.  We believe that the only authority in a position to make coordinated improvements is Exeter City Council, as the planning authority.  We would therefore ask that the City Council, as part of a management plan, take the initiative to liaise with other relevant authorities to address and resolve this issue.

Article 4 Directions

There are several references to the need to protect walls, including the need to control the removal of boundary walls to provide off street parking, with the resulting loss of appearance and historic character.  We believe this should be highlighted as an issue on page 11 (in addition to the reference to “tall historic boundary walls”).  We very much support the case for an Article 4(2) Direction to address this issue.  We hope that this could also include the walls that front onto the River Exe.  We would hope that the Direction could cover the whole of the (extended) Conservation Area and we agree that it should also cover the other issues mentioned on pages 61 and 62.  we also strongly agree with the need to update and extend the Article 4 Direction that has been in force in The Strand gardens.

Our comments on some of the more detailed points- sub area by sub area- are set out below.

Area 1: The North

The reference to “public open space” on page 13 should include specific mention of the recreation ground, and we would expect this area to be given a red star on Plan 2 on page 15.  We agree with the suggestions on pages 16 and 61 that there might be notice boards or other information on the underlying archaeology of this area and would ask who should take action to implement this.  We also agree with the suggestion on page 61 that the Ferry Road recreation ground would benefit from landscaping and again would ask who should take the initiative on this.  (Incidentally, we were recently advised by City Council officials that no more seats will be allowed in this area).  We think that reference should be made to the Ferry in this section.

Area 2: The Mediaeval Core

See comments above on Topsham Quay.  We believe that the view from the Quay should be marked as an important view on Plan 4 on page 19 (as well as those on Plan 6 on page 34).  We have already mentioned signage clutter which is a particular issue in this area. We agree that a comprehensive enhancement scheme is needed for the area in front of Matthews Hall and the Fire Station (pages 22 and 61) but, again, we would ask who should take initiative on this. Matthews Hall, of course, is owned by the City Council and leased to Topsham Community Association (TCA) which is undertaking various improvement works, including a ramp at the front of the Hall. No doubt the TCA will comment on this, but it would clearly make sense if other improvements to this area are timed to be consistent with the TCA’s plans  which are well advanced.  So this is a matter of some urgency.

There is no mention of the passageway behind Cromer House where the Seven Stars Cider House is located  This could be mentioned as to location and/or in relation to cobbled paths.

Area 3: The Strand

The view down Higher Shapter Street to the river should be classified as an Important View on Plan 6 on page 34, as should the view across the river from Hannaford Quay and the views across the river from the museum garden.  Strand Court does have an attractive, though not very visible, central garden.  Shielding of Strand Court by tree planting(page 61) would be good if it could be achieved. As would perhaps the removal of the hard surfaces immediately in front of the flats (in the area of the external stairs) and the introduction of Planting in that area.  Is this something that could be explored by the City Council Planning Department, who could then approach the owners’ association with a proposal?

Area 4: The Goat Walk

There is an issue that the foreshore is used by traffic between Riversmeet Road and The Strand.  Other important views to be included on Plan 8 on page 40:

• From Bowling Green Road into the conservation area (described in text on page 41)
• Up and down Bowling Green Road (in text on page 41) -noted as an important part of the rural setting
• From the RSPB bird hide (people come from all over the country for this).  (Is there a case for the RSPB marshes to be included within the Conservation Area?)
• From the junction of Monmouth Street and Bowling Green Road- limestone wall and trees (mentioned on page 41)

Under the issues on page 41 may be a good place to include a comment on the need to continue to protect the rural landscape and the designated areas which are a vital part of the setting of the Conservation Area.

Area 5: Bridge Inn

The recently installed metal extension to the parapet on the railway bridge close to the junction of Monmouth Street and Elm Grove Road should be recorded as an issue on page 48 and marked in blue, as not making a positive contribution, on Plan 13 on page 53 (or perhaps given a blue circle as an area of poor townscape).We would ask that you inform Network Rail of this designation and of the continuing concern in Topsham on this issue and ask them to reconsider their refusal to remedy this.

The important view from the iron footbridge over Holman Way down to Parson’s Path (mentioned in the text on page 40) should be marked on Plan 10 on page 44.

The need to protect the setting of the Bridge Inn should be highlighted, given the recent proposals by Devon County Council to install traffic lights on the Clyst Bridge and the consequential queues of traffic, which would prejudice this setting.  This should be added as an “issue” on page 48.

The positive impact of the group of trees that abuts the railway line at the back of Holman Way car park is highlighted in the text on page 43, but these trees are not shown on Plan 10 on page 44.

Area 6: Parkfield Road

No specific comments

Community facilities

The tennis courts adjacent to the swimming pool should be included in the recreational facilities listed on page 57, as should the recreation ground itself with its children’s play facilities.

Open Spaces and Trees

The text on page 55 could be expanded to include reference to the important designations of much of the open spaces,  (Please see our comments at the beginning of Section 2 of this response).

Summary

The summary list on page 59 should also include reference to Topsham’s landscape setting.

Design Principles

The statement on page 62 is very brief.  We assume that it summarises existing Principles, rather than replacing the existing Design Principles and design Guidance.  This should be made clear, with appropriate cross- reference.

3. Do you have any general comments on the Topsham Conservation Area, or the City Council’s Conservation Area Appraisal programme?

The Topsham Society generally agrees with the issues set out in the Management Plan (pages 60-63).  It would be helpful, however, under each item, to go on to set out who should be responsible for taking action and over what period. We appreciate that there may not currently be a budget available to implement all the necessary work, but nonetheless we think it is very important to state clearly where responsibility lies for the relevant actions.  We would particularly urge the City Council to progress the Article 4/4(2) Directions outlined.  There are also other issues raised in the body of the report that are not carried forward into the Management Plan.  The issues not covered should be reviewed further to identify appropriate management actions.  For example, the issues identified on page 11 of “Retention and care of the many mature and semi-mature trees” and “visual impact of traffic and parking” should be carried forward in the Management Plan, as should the opportunity to plant trees to screen unsightly areas.

Name:.The Topsham Society. ....................................................................................................................................
Address:
2, Tresillian Gardens,
Topsham,
Exeter
EX30BA ............................................................................................................................

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