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Fishlake Conservation Area Part One: Appraisal A report for Doncaster Council by Donald Insall Associates Ltd. www.doncaster.gov.uk/planning

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Page 1: FISHLAKE CONSERVATION AREA APPRAISAL - Microsoft... · Fishlake Conservation Area Appraisal recommend any changes to the current boundary, and identify the issues which threaten the

Fishlake Conservation Area

Part One: Appraisal A report for Doncaster Council by Donald Insall Associates Ltd.

www.doncaster.gov.uk/planning

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Donald Insall Associates Ltd Graham Barrow Bridgegate House Research & Consulting Ltd 5 Bridge Place Golden Green House Chester 21 Ingersley Road CH1 1SA Bollington, Macclesfield SK10 5RE

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Fishlake Conservation Area Appraisal

Fishlake Conservation Area Appraisal

Contents

1 Introduction 1.1 Background to commission 1.2 Designation of Fishlake Conservation Area 1.3 Purpose and status of this appraisal 1.4 Planning and policy context 2 Definition of Special Interest 3 Location and Setting 3.1 Location within the region 3.2 General plan form and character of settlement 3.3 Topography, geology, landscape and the natural environment 4 Historical Development and Archaeology 4.1 Origins and early phases of the settlement 4.2 Post-medieval development 4.3 The influence of the Industrial Revolution 4.4 Twentieth century development 4.5 Archaeology and Scheduled monuments 4.6 Listed buildings 4.7 Age of buildings 5 Spatial Analysis 5.1 Overview of types of spaces within and surrounding the Conservation

Area 5.2 Green spaces 5.3 Urban spaces 5.4 Spatial sequences 5.5 Important views within, into and out of the area 6 Character Analysis 6.1 Character areas or zones 6.2 Priority historic character areas 6.3 Secondary developed areas 6.4 Green or landscape areas 6.5 Influence of current and previous uses 6.6 Qualities of buildings and their contribution 6.7 Importance of unlisted buildings 6.8 Local traditional forms, materials and details 6.9 Green spaces, trees and hedges 6.10 Streets, pavings and street furniture 6.11 Boundary treatments 6.12 Public services infrastructure

3 March 2007

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7 Conservation Area Boundary 7.1 Current boundary 7.2 Proposed addition 7.3 Proposed omission 7.4 The enlarged Conservation Area 8 Overview of Condition of Proposed Extended Conservation Area 8.1 Overview map 8.2 Key individual buildings in particular need of repair 8.3 Frontages where street enclosure is weak 8.4 Sites where landscape improvement is desirable 8.5 Sites within Primary Historic Areas which have potential for

enhancement 8.6 Individual buildings that could be helped by sympathetic alterations 9 Community Involvement 9.1 Initial consultations 9.2 Further consultation Appendices

A Designation of Fishlake Conservation Area B Current Planning Policies C Public Consultation D Table of Listed Buildings E Photographs of Key Unlisted buildings, Neutral and Negative

buildings List of Maps And Illustrations

Section 2 Map 1 Plan of Existing Conservation Area Section 3 Map 2 Location of Fishlake within region Map 3 Network pf roads, paths and drainage channels Section 4 Map 4 Part of Warburton map of 1720 Map 5 Extract from 6” map of 1853 Map 6 Building Ages Section 5 Map 7 Analysis of views and visual barriers Figure 2 Countryside areas close to the settlement Figure 3 Green spaces within the boundary of the settlement Figure 4 Urban spaces with strong character

4 March 2007

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Figure 5 Urban spaces with more open character Section 6 Map 8 Character areas Figure 6 Chapels, village hall and school Figure 7 Bungalows Figure 8 20th C houses Map 9 Listed Buildings, Scheduled Monuments and Key Unlisted

Buildings Figure 9 Traditional details Figure 10 Traditional bricks and tiles Figure 11 Good boundary treatment Figure 12 Unsuitable boundary Section 7 Map 10 The enlarged Conservation Area Section 8 Map 11 Overview of condition of proposed extended Conservation

Area

5 March 2007

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Fishlake Conservation Area Appraisal

1 Introduction

1.1 Background to commission

This study has been prepared by Donald Insall Associates Ltd. on behalf of Doncaster Metropolitan Borough Council, with Graham Barrow Research and Consulting Ltd carrying out the public consultation aspects. The study commenced in December 2006 and progressed through to March 2007.

The consultants acknowledge the support and input of DMBC staff, particularly Conservation Officers, and the Parish Council and local community of Fishlake.

1.2 Designation of Fishlake conservation area

Conservation areas were first introduced by the Civic Amenities Act 1967. This Act has now been incorporated and expanded into the Planning (Listed Buildings and Conservation Areas) Act 1990 which provides the statutory basis for planning control within conservation areas

Under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990, local planning authorities have a duty to designate as conservation areas: “Any areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance” and to review these areas from time to time. Section 71 of the act places a duty on local planning authorities to ‘formulate and publish proposals for the preservation and enhancement of conservation areas’.

The Fishlake Conservation Area was originally designated in June 2004. An outline of the background to the designation is included as Appendix A to this report. This appraisal represents the first formal review of the conservation area since its designation.

1.3 Purpose and status of this appraisal

The purpose of a conservation area appraisal is to ‘clearly identify what it is about the character or appearance of the area which should be preserved or enhanced, and set out the means by which that objective is to be pursued. It is also hoped that ‘clear assessment and definition of an area’s special interest and the action needed to protect it will help to generate awareness and encourage local property owners to take the right sort of action for themselves’. (Planning Policy Guidance Note 15 [PPG15]: Planning and the Historic Environment 4.9). This document therefore seeks to:

• Define the special interest of the conservation area, review and

6 March 2007

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recommend any changes to the current boundary, and identify the issues which threaten the special qualities of the conservation area (in the form of Part 1: Character Appraisal);

• Make recommendations and provide guidelines for the

preservation and enhancement of Fishlake Conservation Area (in the form of the Part 2: Management Proposals).

The appraisal conforms to English Heritage guidance as set out in

Guidance on Conservation Area Appraisals (August 2005) and Guidance on the Management of Conservation Areas (August 2005).

This appraisal is not intended to be wholly comprehensive in its content and failure to mention any particular building, feature or space should not be assumed to imply that they are of no interest.

1.4 Planning and Policy context

Section 72 of the Planning (Listed Buildings and Conservation Areas) Act, 1990 specifies that, in making a decision on an application for development within a conservation area, special attention must be paid to the desirability of preserving or enhancing the character or appearance of that area. This appraisal provides a firm basis on which applications for development within the conservation area can be assessed

It should be read in conjunction with the wider development plan policy framework produced by Doncaster Borough Council. That framework is set out in a number of documents, most notably:

Doncaster Unitary Development Plan (adopted July 1998). This contains Doncaster Council’s current policies for development and land use including policies which will form the basis for determining planning applications.

Strategic Policy SENV 4 and policies ENV 25 -38 inclusive relate to the conservation of the built heritage (ENV 25-29 conservation areas, ENV 30-34 listed buildings, ENV 35-38 sites of archaeological importance).

A summary of current UDP policies for the area is included in Appendix B. Doncaster Council’s emerging Local Development Framework (LDF) which will replace the existing development plan, the Doncaster Unitary Development Plan. The new LDF will provide the basis for determining planning applications and future development in the borough.

The framework will include the policies, proposals and other documents about land use and spatial planning in the borough. Unlike the Unitary Development Plan (UDP) the LDF will not be a single document but will consist of several smaller documents, which will allow quicker revision and alterations.

7 March 2007

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It will comprise of Development Plan Documents (DPDs) – topic based

documents, Supplementary Planning Documents (SPDs) - non-statutory documents, and a Proposals Map, illustrating the spatial extent of policies to accompany the DPDs.

The Core Strategy Preferred Options DPD (December 2005) sets out the vision, objectives and a monitoring and implementation framework. Policy CS-B3 and CS-B4 relate to Doncaster’s built heritage and conservation areas respectively.

The key recommendations made within this document (Section 10.1) is that the Fishlake Conservation Area Management Proposals and accompanying guidelines should be adopted as a Supplementary Planning Document (SPD) in support of a Development Plan Document (DPD) within the emerging Local Development Framework (LDF).

2 Definition of Special Interest

Fishlake Conservation Area -

• Is marked out from a distance by the view of the historic church tower above the trees, this building is also the focal point for short views and is an icon of the village;

• Is entirely flat land on the edge of a former marsh, now divided by

deep drainage channels and partly enclosed by flood banks; • Is a network of streets, lanes and paths, many of which are a series

of straights with near right angle bends and not many long views; • Includes blocks of development centred around three historic foci,

with significant blocks of open land between; • Includes a varied sequence of open and enclosed spaces with few

predominant views except from the flood bank; • Is surrounded and penetrated by large numbers of mature trees as

individuals and as hedgerow belts, particularly willow trees; • Contains a number of farmsteads with one or more attendant

outbuildings generally in the local vernacular form; • Has vernacular buildings in three main groups which are generally

of two storeys, in locally produced brownish orange brick, with handmade pantile roofs and stone capped gable parapets;

• Is set within a rural landscape of the Humberhead Levels which is

seen to be of significant landscape and nature conservation interest.

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e Conservation Area Appraisal

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Map 1 Plan of Conservation Area as existing This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. License Number 100019782. 2005

DONCASTER COUNCIL

Fishlak

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3 Location And Setting 3.1 Location within the region

Map 2 - Location of Fishlake within region

The village of Fishlake is situated on the flood-plain of the River Don, about 6 miles north-east of Doncaster and near to the confluence of the River Don with the River Ouse at Goole. It is the easternmost settlement of a string of small villages and hamlets along the north bank of the River Don stretching north eastwards from Doncaster.

Prior to the construction of the Humber Bridge, the lowest bridge crossing of the River Ouse was at Booth, between Goole and Howden. Fishlake is close to one of the early roads which converge on this crossing point. Today it is close to the northern end of the M18 near its junction with the M62 and benefits from rapid vehicular access to the north and south. The M180 link nearby also gives it ready access to the east, and the North Lincolnshire coast.

There is limited rail access available at the nearby railway station of Thorne. Navigation on the Don and its associated canal are not generally utilised.

3.2 General Plan Form and Character of Settlement The village has a somewhat diffuse plan form. A distinct feature of the landscape is the land drainage system which largely consists, in this location, of a series of parallel NE – SW channels. The main development pattern within the village seems to arise from this, in that there are three east west streets in parallel (Sour Lane, Trundle Lane and Main Street) linked with the N-S streets known as Pinfold Lane and Dirty Lane. Map 3 shows the network of roads, paths and drainage channels.

A1

A1M

DONCASTER

Stainforth

Hatfield

FISHLAKE

M18

Thorne

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Fishlake Conservation Area Appraisal

DONCASTER COUNCIL

Map 3 Network of Roads, Paths and Drainage Channels This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. License Number 100019782. 2005

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The village lacks a historic core in the traditional sense. Undoubtedly the roots of the settlement are to be found in the area of the Parish Church and adjacent market place, along with the adjacent former port area known as The Landings. However there are subsidiary foci at the junction of Hay Green and around the cross at Far Banks.

Lacking any significant open space such as a village square or green, the main character of the area is defined by the streets themselves. In general they are straight with pronounced bends, in many cases right angle bends. The streets are lined with houses with roof ridges parallel to the street and set back behind pavements, hedges and front gardens. There is a somewhat more urban character in Main Street where the orientation of properties is as described, but more of them abut the street, producing a greater sense of enclosure.

Most of the property is of two storeys in height but near to the core of the Conservation Area there are some developments of single storey buildings – mainly bungalows which give the settlement a more open feel. On Trundle Lane there are sections where no building development has taken place, allowing the rural scene to penetrate the otherwise sub-urban mid C20th development.

3.3 Geology, Topography, Landscape, Natural Environment

‘Fishlake is situated in the southern part of the Vale of York. The basement rocks are of Triassic age but, owing to the fact that these are soft and easily eroded, this belt of country is low-lying and the solid rocks are to a large extent covered by a thick mantle of glacial drift.

During the final stage of the Pleistocene glacial period, the Vale of York was occupied by an ice-dammed lake, of variable extent and large tracts of laminated clays and gravels were deposited in this area. The general surface of this area is uniformly low and the drainage is sluggish. Before artificial drainage the area was frequently flooded with the result that large parts of it, especially near rivers, as at Fishlake, have a veneer of alluvium or ‘natural warp’ covering their peats, clays, sands and gravels.’ (ref Fishlake : The story of a South Yorkshire village)

As may be inferred from the geological description the land is level at about 1.5m above sea level, with slight rises of less than a metre in certain areas. The historic areas of settlement tend to be limited to land which is marginally higher than the normal levels, in order to reduce the risk of flooding. Hence the three development zones within Fishlake of Hay Green, Far Bank and Main Street are all slightly raised, the higher levels at Far Bank being particularly noticeable.

The natural landscape is scrubland with willow, alder, and other wetland species, with areas of open water and meandering water courses. Much of the land was peat covered but with gravel and clay banks arising from alluvial action and post glacial deposition.

12 March 2007

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In the early medieval period the area around Fishlake was part of Hatfield Chase a hunting ground belonging to the king. As such there would have been little agriculture or settlement to disturb the natural or semi-natural landscape in which deer and other game roamed free.

With the establishment of human settlement came the development of agriculture. The village had its medieval three-field system but the surrounding lands were largely for grazing, and remain thus today.

The impact of flooding remained significant. This low-lying area of East Yorkshire receives the ‘benefit’ of the considerable eastward rainwater run-off from the Pennines. This is particularly concentrated in the River Ouse and hence, with the flat surrounding landscape the floodwaters affected large areas.

Starting significantly in the C17th there were repeated attempts to drain the land, but it was only completed successfully about 300 years later, with the use of mechanical equipment and efficient pumping systems. With forecast rises in sea levels the defences cannot be guaranteed to remain effective without additional works.

The significant landscape impacts of the drainage systems (apart from the consequential drier ground) are the deep water-filled ditches and the high embankments containing the canalised rivers, particularly those either side the River Don to the south of Fishlake. The ditches do not have significant visual impact, but as we have seen they influence the lines of development. However the southern embankment forms the skyline for this part of the village, broken only by the Stainforth slag heaps.

A full ecological appraisal has not been carried out, however a flavour of the ecology of the area is given in the article on the Yorkshire Wildlife Trust reserve at Fen Carr by Helen Kirk in the Fishlake publication. The main habitats appear to be:

• Remaining meadowland • Species rich mature hedgerows • Water channels (although these appear to be too regularly

cleaned to enable a stable ecosystem to develop) • Remaining brick ponds • Stands of willows • Isolated mature or semi-mature trees

‘The countryside around Fishlake remains relatively untouched by

modern agricultural development and is relatively rich in wildlife. It is a landscape of low-lying meadows and damp pasture criss-crossed by green lanes and drainage ditches, in which plants typical of marshy sites abound. The network of hedgerows survives largely intact; some are hundreds of years old and support a wide range of shrubs and trees.’ (Fishlake website page)

13 March 2007

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4 Historical Development and Archaeology

4.1 Origins and Early Phases of the Settlement

Fishlake is a part of the early, perhaps pre-medieval, holding called Hatfield Chase, part of the Conisbrough estate which immediately pre-Conquest belonged to King Harold. (Conisbrough = Konig’s burgh = King’s town or settlement).

At the Conquest the land was acquired by King William and demised to his son-in-law the Earl of Warrenne in whose family it remained until 1347 when it reverted to the king.

Fishlake is mentioned in the Domesday survey variously under the names Fiscelak, Fiscelac, Fixcale and the entry mentions ploughs, and woodland pasture. Through comparison and analysis it is possible to deduce a resident population of about 280 people, amongst the largest in Hatfield Chase.

The tradition is that in about the C9th, the monks of Lindisfarne, on their journeyings to avoid the Vikings came to Fishlake with the body of St. Cuthbert. The navigation inland via the Humber estuary was certainly a well recognised route at this period; witness the immigrant settlements on its banks. To reach Fishlake, which later developed as a port would not have been difficult.

The local church is dedicated to St Cuthbert and the richness of the decoration of the south door, the earliest remaining part of the fabric, suggests that it was an establishment of some importance. In 1077 William de Warrenne, Earl of Surrey built the first Cluniac priory in Britain at Lewes in Sussex. His heirs endowed the priory with the gift of the church at Conisbrough and all its associated churches including Fishlake and Hatfield and the chapelry at Thorne. It seems likely that the construction of the first substantial church at Fishlake, of which the south doorway is the sole remnant, was carried out by Earl Hameline, son in law of the third Earl of Surrey and illegitimate brother of Henry II.

In 1351 the monks of Lewes gave Fishlake to Edward III who passed it on the Abbey of Durham. At about this period there was a major reconstruction of the church and it is from about this period that much of the extant fabric dates.

The form of the earliest part of the village, the development of the area west of the church seems to have been influenced by two main factors – the market place function outside the church, and The Landing, or harbour area on the banks of the River Don just to the south. It may be that with a greater predominance of water based transport in earlier periods, the two functions of market trading and port were quite strongly linked, but it is not within the scope of this review to investigate this.

14 March 2007

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The market function may predate the church, as markets were often held at the locations of crosses which were community meeting places. The present crosses at the Market Place and Far Bank are both regarded as late medieval but may have earlier origins.

It is considered likely that exports from the small inland port included tanned leather, wool and cloth and that imports would include building stone, pottery metals and millstones.

4.2 Post-Medieval Development

Little fabric of the early settlement remains except for the church and the medieval crosses. However there is documentary evidence that by the end of the period the settlement was well established around its three foci.

The position of Fishlake on the edge of the Chase and in an area of repeated flooding was a bar to development of the settlement and the area in general. Instructed by Charles I the Dutch engineer Vermuyden carried out extensive river control measures in the early C17th with a view to reclaiming the area for agricultural purposes. He was only partially successful and there was a series of extensive and destructive flooding events towards the end of the century. Vermuyden’s work was not entirely welcomed by the local populace and there was some hostility towards the imported labour.

Map 4 - Part of the Warburton Map of 1720 showing the meandering

rivers and straight drainage canals

Lacking any suitable building stone within the vicinity and also suitable heavy timber (oak or chestnut) it was likely that the early dwellings were of a lightweight timber frame construction with daub infill. Roofs would probably have been covered with reed thatch. As dwellings of this type are of a somewhat insubstantial nature they have not survived well. The church is constructed of Magnesian limestone which was probably brought in from quarries further west around Doncaster.

15 March 2007

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Brick-making was first established in England in the east, particularly

East Anglia and in areas easily accessible from the near continent. There may have been early brick buildings in Fishlake, but none seems to survive from before about the early C18th. It may be that there was no great pressure for development in the medieval period and no particular source of investment so that any building took place at only the most modest level.

There is map evidence of late medieval development in the areas of Hay Green and the present Dirty lane area but there are few if any survivors.

However there are good examples of surviving brick buildings from the C18th most of them listed. They are all residential buildings, some of them village houses with small plots, but a number are farm houses related to significant land holdings. They are considered in more detail in later sections.

4.3 The Influence of the Industrial Revolution

The late C18th and early C19th saw the rise in importance of Sheffield and Rotherham with their steel, cutlery and engineering industries. With this rise came the need to improve communications to the wider world. Access to the Humber estuary in the east was important as, before the arrival of the railways this provided the link to the sea and therefore to London and Scottish markets and to Europe.

The River Don provided the vital eastward waterway link and improvements to the navigation between Sheffield, Doncaster and Stainforth were made between the 1720s and 1740s. Downstream from Stainforth the boats followed the natural course of the river. However later in the century there was a move to provide a canal link separate from the river, which resulted in the construction of Stainforth and Keadby canal, opened in 1806.

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Map 5 - 6” scale OS map of 1853 showing the medieval village on the banks of the River Don, with the new Stainforth and Keadby canal to the south

The result of this effective bypassing of Fishlake was the stagnation of the village in comparison with its neighbours Stainforth and Thorne. Whereas in both these settlements there is a complex of wharfs and warehouses, Fishlake has none of this, the sole extant built evidence of the former river trade being the Custom House.

Whereas there is evidence of moderate prosperity in the Georgian period, largely with an agricultural base, Victorian development in Fishlake is very small. There are a modest number of Victorian houses including the Vicarage and some of the larger properties with other isolated cottages and villas.

The surviving C18th and C19th non-domestic buildings include the Endowed School, The Pinfold, the Methodist Chapels and tower mills and the pubs.

4.4 Twentieth Century Development

The Parish Room dates from the early years of the C20th, otherwise there are few buildings from the first half of the 1900s. However there has been a comparative explosion in the number of dwellings in the second half of the C20th. Whereas the total number of surviving pre C20th buildings is probably less than 40, the post 1950s development amounts to over 100 houses not counting ancillary buildings.

17 March 2007

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The later developments are almost entirely residential and include

several developments of bungalows (Dirty Lane, Pinder Lane, Trundle Lane), a number of larger houses on substantial plots, particularly along Sour Lane and the more recent denser developments at Pinder Court, Grosvenor and towards Fishlake Nab.

The latest developments have largely been used as infill between the different parts of the Fishlake settlement, although on Sour Lane, East Field Road and beyond Far Bank the development which is from the 50s and 60s period has a more ribbon-like character.

4.5 Archaeology and Scheduled Monuments

The village contains two Scheduled Monuments, the remains of the medieval crosses near the Landing and at Far Bank. They are both in good condition and well preserved. Their location is shown on Map 9.

The Sites and Monument Record information which is provided by South Yorkshire Archaeology Service lists a medieval coin find (possibly Byzantine) near to the tower mill off Fishlake Nab, and three finds, including reliquaries and Lombardic letters in the vicinity of the church. In addition it records evidence of ridge and furrow cultivation systems on the land adjacent to Hall Farm and to the west of Jeffrey’s house.

The Historic Environment Characterisation record makes reference to former development in the areas of Hay Green and Dirty Lane which are shown on Jeffrey’s map of 1755 but which were cleared and are now the sites of modern development.

4.6 Listed Buildings

The locations of the Listed Buildings are shown on Map 9 and a schedule of the listed buildings with photographs is included as Appendix D.

The pre-eminent listed building is the parish church which is Grade 1. It is of C12 – C14 date and has an outstanding early medieval doorway. The church is undergoing a thorough series of repairs to bring it into sound condition.

There are six listed houses within the village, all Grade 2, all of C18 date and of brick construction under a pan-tiled roof. The most distinguished of the houses is Hall Farm on Main Street.

The remaining listed structures are the cross bases, the two windmill towers, one to the west of the settlement and one to the north (outside the Conservation Area and not shown on maps), and the pinfold on the lane that bears its name. The pinfold is a walled enclosure for the detention of stray animals until their owner is found, and was managed by the ‘pinder’ who had other duties within the community.

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Map 6 showing ages of buildings within Fishlake. This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. License Number 100019782. 2005

DONCASTER COUNCIL

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4.7 Age of Buildings

Map 6 shows the ages of the extant buildings in the Fishlake settlement.

The data is taken from historic OS maps, written descriptions, and particularly in the case of the more recent buildings, from observation on site. It may not be entirely accurate, and in the case of multi-period buildings gives only the date of the main period as evidenced from the exterior. However the data is sufficient to support the main conclusions.

With the notable exception of the church, little medieval fabric remains. The first period from which there is a notable number of surviving buildings is the C18. It may be that this arises from the fact that construction changed from the relatively insubstantial mud and stud to the more durable brick, and that also buildings were more commodious and provided for a life style which still endures.

The tradition continued into the C19 without much change, although the few later C19 houses are of an imported brick and are of slightly larger scale.

These two centuries are represented by the yellow and orange tones on the map and it can be seen that there are three more or less distinct clusters following the earlier settlement areas.

There are few early C20 structures – a period of stagnation and lack of development in rural areas. This was partly due to depression, the effects of the Great War on agricultural communities and the migration to urban areas.

The second half of the C20 gives rise to the largest number of new buildings in the village (coloured blue on the map) and it can be seen that they are largely distributed along the streets between the earlier settlement areas and begin to link them up. Recent and continuing planning policy has been to favour development on infill sites within existing settlements which has resulted in this pattern.

20 March 2007

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5 Spatial Analysis

5.1 Overview of Types of Spaces within and surrounding the Conservation Area

In order to understand the spatial analysis it is helpful to reiterate what defines a space before looking at its individual character.

For ‘townscape’ purposes a space is an area which is largely enclosed by near or distant solid features when viewed from the eye level of a standing person. It is easy to see that from ground level spaces may be very small indeed, but with increasing height the areas coalesce as you see further across what were previous boundaries, until from the air, spaces are entirely un-enclosed and become one.

Boundaries can be walls or buildings, trees or distant geographical features such as hills. The majority of spaces have very mixed boundaries – some near, some far, some solid, some diffuse, some of vegetation or trees.

The character of an area can be partly defined by the types of spaces it contains, by their sequences and relationships. Classical townscapes have a series of formalised spaces which are designed to be viewed from fixed locations or in strict sequences. Rural settlements almost always have a series of spaces which are in a much more organic relationship, and which have developed over time and often depend on trees and hedges which are much more subject to change.

In analysing the spaces within the Conservation Area the views are taken from public or semi-public spaces. Views within or out from privately controlled grounds or gardens are generally not considered. Map 7 shows an analysis of views and visual barriers.

Disregarding the boundaries of the Conservation Area, the settlement of Fishlake has a mix of spaces of irregular form. There are the open green areas visible from roads or public spaces, the generally smaller spaces enclosed by buildings or streetscape, and the street corridors enclosed by buildings or boundary hedges and terminated by changes in direction of the road.

In some areas the spaces are defined by buildings which have a strong role in forming enclosure or defining the character of the space. Key unlisted buildings which work in this way are shown on Map 9

In order to help to understand the overall nature of the area it is helpful to consider particularly the spaces which have a strong,

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identifiable and distinctive character, rather than those which have less local identity.

In looking at the spaces they are divided into those which are largely green and those which are more strongly urban. However the edges of these spatial units are mostly very blurred and there is almost a transition zone from one to the next. Rarely is there a sudden change where the view is closed down or opens up within a few paces.

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This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. License Number 100019782. 2005

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Map 7- Analysis of the views and visual barriers throughout the area

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5.2 Green Spaces

5.2.1 Outside the settlement there are areas of countryside which contribute to the character of the CA as they provide its setting. Particularly important areas are shown below

Figure 2 - Some countryside areas close to the settlement:

(from left to right) Kirktown Nab, Lord’s Ing, West Field

5.2.2 There are also a number of green spaces within the boundaries of the settlement which contribute strongly to its character by breaking up the small blocks of more urban settlement and reinforcing the settlement as consisting of a grouped series of islands of development.

Figure 3 - Some green spaces within the boundary of the settlement:

(clockwise from top left) churchyard, land opposite former chapel (now undertakers), the Landing, school green, and Hall Farm land.

5.3 Urban Spaces

5.3.1 The term “urban” is used comparatively and is a way of distinguishing from the green spaces. In fact few spaces within Fishlake could be called truly urban in character. In these areas the buildings dominate, along with boundary walls and paved surfaces. Buildings are often set at the back of the pavement line, rather than having front gardens.

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Within Fishlake there are urban areas with a fairly strong character which conform closely to the norm described. Some examples of these are given below.

Figure 4 - Urban spaces with strong character

From left: Main Street, Church Street, Sour Lane

5.3.2 Separately, and in a second category are those urban spaces which are much less strongly marked; their character is determined by the width of the streets, the increased amount of greenery, the setting back of the dwellings and the lack of the sense of enclosure to the streets. Examples of these are shown below.

Figure 5 - Urban spaces with a more open character From left: Pinfold Lane, Dirty Lane

5.4 Spatial Sequences

The way these spaces link together, and are appreciated when moving through the settlement, provide a strong contribution to the impression of character of the area. Long stretches of thoroughfare of one character type can detract visually, as can unbroken areas of weaker character.

The strength of Fishlake settlement is that it has at least three different character types and they are well intermingled. Moving through the village there is in some cases quite sudden transition from one character type to another. Map 3 shows the way the routes have sharp bends and junctions and these changes of direction and character transitions are quite distinctive.

5.5 Important Views within, into and out of the Area

From the public perspective, the key views into the area are from the River Don embankment and from the approach roads into the village. The elevated embankment on the south side of the settlement gives good views of the church and of the south sides of the properties along

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Main Street. These are fairly broad and open views, taking in a broad stretch of the settlement. Map 7 denotes the main views within and looking into the Conservation Area.

By contrast, views in from approach roads are fairly limited and screened by trees and hedges. The key focal point of many of the views is the church tower, which is a marker for the settlement. The most significant views within the Conservation Area are those which have the church as a focal point.

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Map 8 - Character Areas This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. License Number 100019782. 2005

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6 Character Analysis

6.1 Character Areas or Zones

Map 8 summarises the character area assessment for the settlement of Fishlake. It shows three main character types within which there are a number of subdivisions. The main types are:

• Priority historic character areas • Secondary developed areas • Green or landscape areas

It is not easy to identify distinct character areas, particularly within such a

modest sized settlement. Inevitably there are compromises where one area blurs into another and there are small elements of one character type set within another. However the definition of areas helps to clarify and describe the character more succinctly, to identify negative features and to be clear about proposals for enhancement.

6.2 Priority Historic Character Areas

The three priority historic character areas within the built environment of Fishlake settlement are:

1. Main Street and the Church Area 2. Hay Green 3. Far Bank

These three areas derive from the early settlements and until recent periods existed quite separately. The main common characteristics of the three historic areas which have been identified are:

• The areas are dominated visually by pre C20th structures • 2 storey structures are predominant • Building materials are largely traditional brick and tile

Main Street has its own strong character as the principal settlement; the other two are rather similar but are less clearly defined.

Main Street and the Church Area form the historic core of the village and show their greater past economic significance by the higher density of structures and the fact that many of the properties abut the back of the pavement. This greater economic significance continues today (though to a much lesser degree) in the fact that most of the retail activity within the village takes place in this area. The trading gives rise to shop windows and displays, signage and notice boards which all help to a more ‘busy’ character. The church itself forms the historic and visual focus of Main Street and Church Lane. There is a significant grouping of C18th houses and later cottages.

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Hay Green is a smaller and overall less strongly defined area, but is bounded on the north by the group of listed buildings and cottages on the north side of Pinfold Lane, with the rest of the area formed by the school, adjacent cottage and road junction and houses on the west side of Pinfold Lane down to Trundle Lane. The area is centred around the school complex, which because of its current poor state compromises the character. However it has the potential to provide a real focus. Within this area the orchard type trees also form a noticeable component.

Far Bank is a small area centred on the medieval cross base. The historic structures are the Manor Farm complex and adjacent house, and the line of cottages along Far Bank Lane. The land in this area is slightly higher and there is a defined ridge which, with the ditches, grassy banks, hedges and older trees define the sense of place.

6.3 Secondary Developed Areas

Pre-C20th houses remain in some of these areas, particularly on the north side of Sour Lane, however they do not contribute so strongly to their particular character as in the priority areas listed above. Whereas the character of the priority areas relates to the locality quite strongly, that of the secondary areas is less distinctive as it included building development some of which quite ubiquitous.

The main characteristics are: • Buildings are largely C20th • There are some 2 storey buildings but bungalows predominate • Houses are generally well set back from the street • Front gardens or open fronts of properties dominate the streets;

(hence) • There is a great lack of consistency of street boundaries • Building density appears lower • Frontages are broken up by drive entrances and car parking

places

6.4 Green or Landscape Areas

There is a series of spaces, which are important to the setting of the village and across which there are open and attractive views into the village. Their character is that of open agricultural land (largely used for grazing) with some hedgerows and isolated mature trees. They have a distinct value in their own right which should be protected and retained, however they have additional value in the way they provide a landscape setting for the village. In most cases there is a sharp boundary between the built up area and the green penumbra which is not blurred by low outbuildings, paved areas or other infrastructure.

Separately there are two smaller and two larger areas of green within the network of the settlement which have distinct characteristics of their own

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and together provide one of the threads of distinctiveness of the settlement.

The two smaller areas are the Landing and the Churchyard. The larger areas are Hall Farm land and the area extending west from the school playing field, these two areas laying either side Trundle Lane.

The Landing area is characterised by its carefully maintained appearance, the presence of flowers, small trees and seats. It is easy from this area to appreciate the proximity of the former course of the River Don.

The churchyard and vicarage area have much more mature trees, well designed boundary walls and fences, but a less gardened appearance. The churchyard with its stones and memorials has it own distinct characteristic appearance.

Hall Farm land is characterised by the coarse green meadow area, the duck pond, the mature willows and enclosing hedges. The view through to the church contains a very interesting visual contrast between the high architecture and the semi – wild meadow.

The school playing field and surrounding land which stretch up to Pinfold Lane, have smooth closely grazed or mown grass, tall, mature hedges and isolated trees. It is unusual to get spaces with such strongly rural character close to the centre of a settlement.

Throughout the settlement there is a wealth of large and small gardens. They range from the more recently designed gardens containing small trees and shrubs to the traditional cottage gardens based on flowering perennials, bulbs and in some cases orchard type trees.

Old orchards remain in a number of areas, though in a somewhat neglected state and these contribute to the strength of the green and rustic character of the village. They form regular somewhat block like green features as opposed to linear hedgerows. Seen from ground level there is often a somewhat dark and mysterious visual quality which constitutes its own significant contribution to the mix. The economic case for orchards may not be strong at present but they should be retained and if possible regenerated. The old orchard behind The Elders is such as is the area around the former school and along the short lane leading to Clough House Farm.

6.5 Influence of Current and Previous Uses

6.5.1 Church and port

The settlement originated around the church and this area remains the hub. It was the centre of the trading and commercial activity. The village was a port on the River Don, which until recently flowed in the deep

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channel just to the south. The presence of the custom house, a number of pubs, one of the market crosses and the shops indicate the early and continuing importance of this location. It was traditional that trading grew up alongside the church, as this was often the focal point of routes and a main meeting place. It is likely that these origins predated the present church building, which subsequently benefited from the commercial activity and the wealth created.

The importance of the location, and hence its commercial value is represented by the increased density of development in this area. Plot sizes are smaller, properties are more likely to abut the back of the pavement line and the street layout, such as remains is rather tighter.

6.5.2 Land drainage and flood alleviation

The land drainage campaigns over the years have had their effect, with the series of very significant water channels. Most recently (in 1947) the removal of the main channel of the River Don to a course further to the south along with the construction of the embankment has had a significant visual impact on the character of the Main Street area.

6.5.3 Enclosures

The change from the open medieval field system to that of organised farms has resulted in the development of a number of farmsteads in the settlement. Among these are Hall farm, Hay Green farm, Stone farm, Manor farm and Trundle Lane farm. Each has its own land holding although there has been amalgamation over the years. Significantly, most of the farms have small groups of attendant buildings – barns of varying quality and other outbuildings. Only Hall farm and Hay Green farm seem to remain with any significant level of farming activity. These farm buildings – old and new also add character to the area and in a number of cases they have been converted successfully to other uses, mainly dwellings.

6.5.4 Dormitory and retirement village

The village is no longer economically self sufficient, although there is a strong sense of entrepreneurial spirit. Economic activity is based on:

• shops • a number of service trades • farming • haulage and transportation • pubs • home based businesses for the self employed

Most of the economically active population work outside the settlement –

in Thorne, Stainforth or further afield in Doncaster. For these people the village is a dormitory settlement, but many are active in local clubs and societies.

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A significant number of the properties provide housing for retired people,

particularly the bungalows.

These last two categories account for much of the most recent infill development which is either of detached houses with drives, or in a courtyard setting, or bungalows in lines along the thoroughfares, or in one case in a cul de sac. These have much less strongly developed sense of character, although, within their types there is a fair degree of consistency of form.

6.6 Qualities of Buildings and their Contribution (incl. listed buildings)

6.6.1 Church

The church has a classic developed medieval parish church layout with west tower, nave and chancel, side aisles and chapels and south porch. Its construction took place over a relatively short historical period and it is built of a fairly uniform Magnesian limestone, all of which give it a unity and consistency of external appearance. The relative decline in significance of the local economy means that there has been little later alteration or intervention in the structure.

The church contributes as a landmark building and as a focal point for some shorter views within the settlement area, the ones from Main Street, Church Street, Pinfold Lane and Trundle Lane being key. The church building dominates Church Lane itself, the churchyard and the green area to the south.

6.6.2 C18th houses

The C18 houses have a consistency of character which should be recognised and used to inform the design and configuration of buildings within their vicinity.

In form they are generally of one room depth (or thickness) with internal spaces in a linear layout under a simple ridge roof set out parallel to the road. They are generally of 2 storeys in height with a 45 degree pitched roof.

The materials are local in origin, being locally produced bricks of a brownish orange and somewhat ‘rustic’ appearance in coarse white lime based mortar and locally produced pantiles. Gable ends usually have parapets rising above the roof line and finished with limestone cappings terminated with stone kneelers at eaves level.

These are the oldest surviving vernacular buildings within the settlement and are among the key contributors to the definition of the character.

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6.6.3 C19th cottages

These are more varied in character as the century represented a period of greater change. The early C19th cottages follow on from the examples referred to above, being perhaps slightly smaller in scale. Later in the century the character changes, they have greater storey heights, are built of ‘imported’ materials (e.g. harder red bricks and blue slates) and have a narrower frontage with deeper plan. In one or two cases they are in pairs or terraces. They are scattered through the settlement and have less impact on the overall character

6.6.4 Farms

The farmsteads are spaced out through the settlement. Further detailed analysis would be needed to see how they relate to their land holdings. Each has a principal house with a small group of outbuildings. The scale of the houses at Manor Farm and Hall Farm is slightly larger than the others suggesting an increased status, particularly in respect of the latter. The houses are generally of a higher status and date from the 18th or 19th centuries. Farm buildings vary according to the prosperity of the farm and their date. There are a number of traditional barns remaining, some having been converted to dwelling accommodation as at Clough Farm. Map 9 shows the location of the farmsteads.

Their contribution is that they are significant clusters of buildings in a settlement which is otherwise composed of individual buildings

6.6.5 Chapels, village hall and school

These are four purpose-built late C19th buildings. Except for the village hall none retains its original use and there has been a considerable degree of alteration to all of them. Each is on the verge of losing its character completely through changes in fenestration, wall treatment, unsympathetic alteration or simple dereliction

Figure 6a Former Methodist

Chapel compromised by inserted doors and concrete blockwork lean-to.

Figure 6b Village Hall with large flat roofed extension and spar render finish hiding original brickwork.

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Figure 6c former Independent

Methodist Chapel compromised by spar render and g.r.p. porch

Figure 6d Former school now boarded up and approaching dereliction

None of the buildings was of great architectural distinction but they represent a period in the history of the village when there was a particular emphasis on the need to address social issues, and each makes some contribution to the street scene and to the character of the village as a whole.

The village hall and the chapels, particularly the Zion chapel are at key points on the village road network, being on the outside of bends in the road, and therefore a particular focus of attention. The school is set back but is visible from a number of the surrounding roads, and is connected by a footpath to two of the main routes.

6.6.6 Bungalows

In terms of their contribution to the character of the area the bungalows are neutral. Individually they have their quality and charm, particularly in some cases through their garden layouts and planting. Shrubs and trees are particularly important components of the character. However they are a building type from another continent transported to UK and relate poorly to the local vernacular. The less harmonious features are – large roofs, hipped roofs, low height, and picture windows. They offer less sense of enclosure at street level arising from their low profile combined with open frontage. They have neither the solidity of a substantial building nor the openness of the green field.

Within the three areas identified as the key foci of the settlement their contribution is negative as they break up the continuity of the street scene through loss of enclosure, differing height and proportion.

However in areas where the bungalows predominate as for example Dirty Lane and Grove Road, the bungalows establish the character entirely.

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Figure 7a Bungalow which has negative impact on historic area

Figure 7b Dirty Lane, where bungalows (and their gardens) form their own character area.

6.6.7 Late C20th houses

2 storey dwellings generally contribute more positively to the street scene, in that they conform to the established norm from earlier periods, and in visual terms they provide a more solid sense of enclosure. Within the settlement they vary in character, with some providing a more positive contribution than others. In general terms the houses which are more respectful of traditional forms and materials sit better within the street scene.

There are examples of houses from the 1960s and 1970s which use pale bricks, extensive weatherboarding, have shallow pitched roofs and large windows which seem somewhat alien to the village scene.

There are some recent examples of house which have observed the local vernacular tradition to a high degree and in consequence look particularly well

Figure 8a 20th century houses

where traditional forms have not been followed

Figure 8b A house which employs vernacular principles.

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6.7 Importance of Unlisted Buildings

The majority of the buildings in Fishlake are not listed but most of them are contributory to the character, with a few being neutral or definite detractors. There are particular unlisted buildings which are vital to the formation of the street scene and the character of the area, and these are identified on the Map 9

Their importance derives mainly from their location at key points in the street scene where they are focal points, or they contribute to the sense of enclosure or have their own strong visual character.

Photographs of key unlisted buildings, other positive buildings, neutral and negative buildings are included as Appendix E.

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Map 9 Listed buildings, scheduled monuments and key unlisted buildings This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. License Number 100019782. 2005

DONCASTER COUNCIL

Fishlak

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6.8 Local Traditional Forms, Materials and Details

Figure 9 - Traditional details

The sketch is a compilation of typical vernacular details from the area. It shows how the principle of simplicity and respect for location and neighbouring properties is key. Natural materials were used where possible and these were sourced locally, as in earlier periods transport was the most significant overhead.

Traditional bricks, tiles and mortars are basic in forming the character of the buildings, and contribute to a sense of belonging and rootedness.

Figure 10 - Illustration of traditional bricks and tiles showing the harmony

and sense of appropriateness achieved.

Brick stacks with simple corbel courses, set within overall plan

Handmade pantile roof with stone ridge tiles

Gable wall carried above roof line with

Stone or brick kneeler detailSimple half round

cast iron gutters on metal brackets Upper floor windows

with simple timber lintels

Arched openings to lower windows and door

Simple symmetrical timber casements

Yorkshire sashes to lower status windows

Simple vertical boarded or panelled doors without Simple brick garden wall with

brick on edge or stone coping and simple iron or timber gate

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6.9 Green Spaces, Trees and Hedges

Green spaces make a significant contribution to the character of the area (see map 8), they break up the more urban areas and emphasise the part rural nature of the settlement. The green area formed by The Landing and the frontage of Hall Farm are kept as short grass and have a well manicured feel. School Field is less so, whereas the land between Hall farm and Trundle Lane is very informal. The different management levels add variety to the scene. The wildlife habitats which these afford are particularly valuable.

There are numerous mature deciduous trees within the village. They contribute considerably to the character of the village and their maintenance and management is essential. Particular examples are at The Laurels and on the corner of Dirty Lane.

The large scale mature trees in the churchyard are particularly important to the setting of the church and in need of careful management to ensure they are not compromised by damage at ground level, or by ivy growth etc.

Equally, hedges are important contributors to the street scene providing a valuable sense of enclosure and wildlife habitat. Again appropriate management is essential. Tall hedges (e.g. on the north side of Trundle Lane) are difficult to maintain and can more usefully be regarded as a line of trees. Low hedges should be properly laid at intervals and trimmed regularly in the correct manner.

As pointed out in connection with the bungalows there are many gardens which make a positive contribution to the character of the settlement.

A number of old orchards survive and these should be retained and regenerated where possible.

6.10 Streets, Pavings and Street Furniture

Adopted highways are finished with tarmac throughout the village. This is functionally very appropriate as a surface for motor vehicles, but there are opportunities (e.g. in Church Street) for a more interesting finish which favours a pedestrian environment.

Deep concrete kerbs and standard tarmac surfaced pavements are also a standard solution. However there is more scope for variation here. Where there are no kerbs a softer more rural finish is imparted, green edges also help. There are opportunities for improving pavings with the use of smaller scale paving units of natural materials.

Street name signs are particularly inappropriate being mounted on concrete uprights. Simple timber or metal posts are preferable.

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Other street furniture is minimal and should be kept that way, as it is all

too easy for streets to appear cluttered. Study of early photographs often shows that streets are remarkably clear and free from posts, wires, signs etc.

6.11 Boundary Treatments

In the historic areas of the settlement boundaries are in many cases medium height brick walls. This feature is used with historic properties as well being taken up on the more modern dwellings. Hall Farm and the listed properties on Pinfold Lane have walls of this type. Other boundaries are hedges or low fences. In all cases simplicity and boldness is the more satisfactory solution. There are examples where a more fussy type of treatment has been used, which then attracts attention in its own right rather than being subservient to the main structures and features of the site.

Figure 11 Simple, unfussy boundary walls and gates using traditional materials at The Lilacs, Pinfold Lane

Figure 12 Over-elaborate fencing using standardised products. This treatment is more appropriate in a suburban garden setting than a traditional rural village.

6.12 Public Services Infrastructure Standard concrete lighting columns do nothing to enhance an area. Metal columns of simple (not reproduction) design are usually most appropriate. Lighting needs to be adequate and at not too high an output, discreetly placed, of the right colour and designed to avoid light pollution. Overhead cables for telephone and electricity can be intrusive and efforts should be made to reduce the impact of these.

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7 Conservation Area Boundary

7.1 Current Boundary

Throughout this appraisal so far there has generally been reference to

the settlement of Fishlake, or the village of Fishlake rather than Fishlake Conservation Area. This respects the fact that in order properly to review a Conservation Area it is always desirable to look at its setting. However in the case of Fishlake it also reflects the view that the current Conservation Area boundary appears to contain some anomalies, and that the appraisal is the opportunity to take a fresh view.

The process of first designation of the Conservation Area reveals that there were a number of differing boundary proposals put forward, from a very tightly drawn area around the church, to a wide area including most of the village and extending into the surrounding fields. In the end a middle way was adopted, which included some of the historic settlement, some surrounding landscape and some of the more modern development.

The Character Analysis of the area has indicated that there is a third historic area within the settlement of Fishlake which warrants the degree of protection afforded by Conservation Area status and is currently excluded. It also highlights the importance of the green areas within or near to the core of the settlement in contributing to its character. It is proposed therefore that the boundary be revised to include these. Details of the changes are outlined below.

7.2 Proposed Additions

7.2.1 The Historic Centres

Map 8 shows the three historic foci of the village (Main Street and Church, Hay Green and Far Bank). The current Conservation Area boundary contains all of the first, part of Hay Green, and nothing of Far Bank. Although the last two do not have quite the strength of character of the first it is considered that there is sufficient of merit within these for them all to be fully included within the envelope of the Conservation Area.

7.2.2 Green Areas within the Settlement

The appraisal has shown that there are certain ‘green areas’ within the perimeter of the settlement of Fishlake which have their own strength of character which are worthy of conservation through careful management, and that together they contribute to the character of the area as a whole. The particular areas are the Churchyard, The Landing,

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Hall Farm land and the School Playing field with land to the west. They are defined on Map 8. The first three of these are included within the present Conservation Area boundary, the last is not, and therefore it is proposed that the boundary be extended to include this.

7.2.3 Secondary Housing Development

The current Conservation Area boundary takes in a range of fairly recent housing, including individual infill plots within the historic cores, ranges of bungalows on Pinfold Lane and Dirty Lane and more contemporary development along part of Pinfold Lane, and at the west end of Main Street, and a contemporary replacement farmhouse known as Jeffrey’s House.

In some cases, particularly along Dirty Lane the rationale for the line of boundary is difficult to understand, and so there is an argument that some resolution of the anomalies is called for.

A resolution of these and other anomalies could be by reducing the Conservation Area, or even splitting it into sections however this has the potential to undo the benefits achieved so far and to cause alienation within the community.

It is also notable that there is little difference in quality and character between the areas of ‘Secondary Housing’ outside the present Conservation Area and those within.

The proposed resolution is therefore to extend the boundary to include the secondary housing area to the west of Dirty Lane, and either side Trundle Lane to make a more coherent envelope.

However within the proposed extended Conservation Area it is suggested that there are zones which are considered of neutral character and which can be subject to less stringent application of procedures.

7.2.4 Surrounding Landscape Setting

As the green areas within the envelope of the settlement are seen as important to the definition of its character so are the green areas immediately adjacent. The village seems to be knitted into the maze of trees and hedges around and it is important that this feeling is retained. Map 7, which plots the main views shows also the lines of trees and hedges within and around the settlement and shows the degree of interlinking.

The land around Fishlake is largely flat, with only a few minor undulations. It therefore follows that distant views are only possible where the land is free of trees, buildings or other features to shorten the view. On the south side the landscape is already ‘enclosed’ by the flood

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bank, and this forms the boundary to the Conservation Area, but there are areas to the west, east and north which are considered to be important contributors to the setting and could be included within an extended Conservation Area.

It would be desirable to extend the Conservation Area to include much of this envelope however practical considerations suggest that this would be unmanageable. Additional protection could be afforded to this wider landscape setting through UDP policies. It is proposed that the protection afforded by Conservation Area status is extended to include an area of the immediate landscape setting to the west of Dirty Lane extending across West Nab and including the windmill field.

7.3 Proposed Omission

The area which includes Jeffrey’s House in the north of the present Conservation Area has been redeveloped and as it contributes less to the character of the area, and is on the boundary it is proposed that this is taken out of Conservation Area status.

7.4 The Enlarged Conservation Area

Map 10 shows the proposed enlarged Conservation Area, which now includes all the historic zones identified, and the important ‘green’ areas, and attempts to resolve the anomalies of the current designation.

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DONCASTER COUNCIL

Map 10 Plan of revised Conservation Area boundary This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. License Number 100019782. 2005

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Map 11 Overview of condition of proposed extended Conservation Area This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. License Number 100019782. 2005

DONCASTER COUNCIL

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8 Overview Of Condition Of Proposed

Extended Conservation Area

8.1 Overview Map

Map 11 illustrates the main elements which detract from the condition of the extended Conservation Area and where there is room for improvement. There are other more detailed and individual problems, but they need to be dealt with on a site-by-site basis and arguably are not the subject for this more generalised report.

Some of the less suitable aspects of the Conservation Area can be inferred by comparison with the previous section on characteristic materials, forms and details.

8.2 Key Individual Buildings in Particular Need of Repair

• the former school • The Elders • property adjacent to the Lilacs in Pinfold Lane • outbuilding at Ash Hining on Pinfold Lane • property adjacent to Rivers Lea on Main street

The first two are of higher priority as they have significant potential to enhance the village scene.

8.3 Frontages Where Street Enclosure is Weak

Particularly in the Main Street historic area the sense of enclosure of the street has been identified as characteristic. Houses abut or are close to the pavement line and there are walls, outbuildings or other means of containing the views to either side. In a number of locations this sense of enclosure is lost through having little or no physical barrier at the back of the pavement, thus the character becomes more open and weakened.

8.4 Sites Where Landscape Improvement is Desirable

Much of the quality of the landscape in and around the settlement is very high, and as has been noted is a strong contributor to the area’s character. However the quality is compromised by some areas where the landscape is much poorer. This is due to neglect or incomplete development and is capable of improvement.

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8.5 Sites within Primary Historic Areas Which have Potential for Enhancement

These are mainly where more recent development has been of a less complementary character either through inappropriate scale or style, or in the case of the area to the rear of Hall Farm where there is a collection of poorly maintained farm buildings.

8.6 Individual Buildings that could be Helped by Sympathetic Alteration

• Zion Cottage • Village Hall • Funeral parlour • Vermuyden Cottage

As outlined in the Character Appraisal, these buildings are not of

considerable architectural character but form an important part of the social history of the village for various reasons. However in different ways the character of each has been compromised by more recent actions and thus they do not contribute as positively to the street scene as they could.

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9 Community Involvement

9.1 Initial Consultation

The community of Fishlake has been involved in the development of this

appraisal through survey and canvassing of opinion and through consultation on the draft document. The details of this process are included within Appendix C.

The main conclusions from the initial community consultation exercise to date are: 1. There is general support for the concept of a Conservation Area in

Fishlake, but it should be extended to cover the whole village and some surrounding countryside

2. There should be more dialogue between Doncaster Council and the

Fishlake residents and this could be organised by the Parish Council. There needs to be more regular communication between the Doncaster Council’s Design and Conservation Officers and the Parish Council

3. Some developments that are being permitted are of too large a scale

and are increasing the density of development which is resulting in a loss of special character

4. The village generally supports the use of the Conservation Area to

attract more visitors, but car parking provision needs to be made. 5. The redundant school building needs to be restored and could

provide a new focal point for the village and for visitors 6. The local residents could be involved more positively in carrying out

surveys, holding residents meetings and communicating problems and opportunities to Doncaster Council.

9.2 Further Consultation

Further public consultation will be arranged to discuss the content of the

Conservation Area Appraisal, as well as the Management Proposals, prior to the latter document being considered for adoption by Doncaster Council.

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Appendices Appendix A Designation of Fishlake Conservation Area 1.0 General Conservation Area Principles

1.1 The concept of Conservation areas was introduced by the Civic

Amenities Act 1967, in recognition of the need to look beyond listings of individual buildings, and to secure protection for groupings of buildings (L6903 Encyclopaedia of Planning Law and Practice (EPLP), Desmond Heap).

1.2 A Conservation Area is, in the statutory definition “an area of special architectural or historic interest, the character of which it is desirable to preserve or enhance.” The purpose of Conservation Areas is to provide a broader form of protection than listed building control. It recognises that historic buildings and architecturally interesting buildings do not exist in a vacuum, but in a particular urban or rural context, which provides a setting for the building and may itself have a special character or appearance which it is desirable to preserve.

1.3 The consequences of designation as a Conservation Area are felt largely through the implementation of the development control system under planning legislation. The system as generally operated therefore has tended to be reactive rather than proactive. The main consequences are:

• Applications for alterations to existing properties or development within the CA are publicised and given more detailed consideration, particularly as regards context;

• Demolition of structures within a CA may require Conservation Area Consent;

• Tree works, except those to trees which are dead, dying or dangerous may be subject to planning and Conservation Area consents.

1.4 On the proactive side Local authorities have a duty “from time to time

to draw up and publish proposals for the preservation and enhancement of conservation areas in their districts and to consult the local community about these proposals.” This forms the basis against which more detailed policy and development control decisions are taken. Subsequently authorities need to devote enough resources (through time and finances) to enable the preservation and enhancement function to be effected.

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1.5 It may be that, in order to achieve better conservation of an area that some of the development normally permitted under the planning regulations is made the subject of control. This may be in order to prevent certain works, or to improve design or colour. In which case an Article 4 Direction Order is made which requires those proposing to carry out work which this order covers to seek planning consent.

1.6 For owners of properties within a Conservation Area this extra control may have resource implications, in that there may be extra time or cost involved in achieving their requirements. However the benefit may well be enhanced property value as being within a Conservation Area is seen by estate agents as an added value.

2.0 Designation of Fishlake

2.1 In 1998, at the time of the publication of the UDP, Doncaster Council had designated 41 Conservation Areas. Nine were designated in the early years following the Civic Amenities Act, fourteen during the 1970s, two in the early 1980s, fifteen in the early 1990s and 1 in 1997.

2.3 Fishlake was among the group of new Conservation Areas proposed in the early 1990s, and a Feasibility Study into the designation of a Conservation Area in the village was prepared for the Director of Planning in July 1992. The report, by Miles Thompson is extensive and well considered. He has little doubt about the desirability of the designation of a Conservation Area for Fishlake but is considerably exercised about the extent of the area, or areas. One of the main difficulties is that the remaining historic structures are well spread out around the village, and that in between them there are sizeable numbers of undistinguished modern dwellings. Any very extensive Conservation Area which includes all the historic structures would of necessity include most of the modern development. His final recommendation is for the designation of two Conservation Areas, which he calls Far Bank and Pinfold.

2.4 There was no further move to designate the Conservation Area until 1998-9 following the publication of the UDP when local residents, through the Parish Council wrote to the Director of Planning of Doncaster Council asking for a report on progress. However a file note indicates that due to lack of resources there was no actual progress until 2003.

2.5 The spur to further progress was the question of the future of the endowed school which was now redundant. A meeting of Richard Griffiths, Architects, representatives of the SPAB, Georgian Group and the local community indicated that it was best protected from redevelopment through designation within a Conservation Area.

2.6 Following further action and consultations by local planning officers

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and others a report was submitted to the Doncaster Council’s Development Control Committee of 8th June 2004 recommendation the designation of Fishlake as a Conservation Area which was accepted.

2.7 A presentation was made to the Fishlake PCC on the subject of the Conservation Area by the Planning Officer on 6th October of that year, following which there were a number of further representations concerning the boundaries, including a series which request that the boundary be extended to include all the properties in Fishlake.

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Appendix B Current Planning Policies 1.0 General Matters

1.1 The following planning policy extracts do not comprise an exhaustive

statement of the relevant policies covering Fishlake village and its setting. Not all policies will be relevant to any one site within the area.

2.0 Unitary Development Plan (UDP)

2.1 The current master planning document for Doncaster Council is the Unitary Development Plan. Following central government initiatives and guidance, the process of production of the UDP began in late 1989 with the commencement of identification of issues. A Draft Plan was deposited in 1994, and following extensive consultations the UDP was finally adopted on 21st July 1998.

2.2 The UDP contains a summary of the policies applicable at that time, and with an expected life of 10 years. However it is recognised within the structure of the Plan that developments take place and that external influences change, such that there is the need for review and for providing supplementary information. One of the key additional pieces of planning policy which affects the Fishlake development was the designation of the Conservation Area in 2004.

The following map is an extract from the overall UDP master map centred on Fishlake, with a summary of the key relevant planning policies which relate to Fishlake. The text of the policies is not reproduced within this document for reasons of manageability and should be referred to within the UDP document itself

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Extract from Doncaster UDP Map showing Fishlake village Key to UDP Policies relevant to Fishlake area Built Environment Key Policy references

Open space policy area

SRL1,RL1,RL2,RL3,RL4,RL6,RL7,RL8,RL9

Open space proposal

RL5 (49)

Housing

Residential policy area

SPH1,SPH4,PH10,PH11,PH12,PH9, PH13,PH17,SPH6,PH18,PH19

Natural Environment

Area vulnerable to flooding

PU9

Conservation area (not shown on 1998 UDP map)

SENV4,ENV25,ENV26,ENV27,ENV28,ENV29 Listed building policies:NV30,ENV31,ENV32, ENV33,ENV34 Archaeology policies: NV35, ENV36, ENV37,ENV38

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Countryside policy area

SENV1,ENV2,ENV4,ENV 5 - 15

Important watercourse

Site of regional / local importance for nature conservation

SENV5,ENV41 – 47,ENV50,ENV51

Areas of special landscape value

SENV3,ENV17,ENV18

Transport

Strategic road network

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Public Consultation

1.0 Community Involvement and Consultation

1.1 The Fishlake Conservation Area Appraisal has included a community

consultation exercise. The role of this community consultation has been to: • Inform the local residents of the appraisal process and what the

Conservation Area is designed to achieve • Gather the views of local people about development and

conservation issues in Fishlake • Present drafts of the appraisal documents to the community for

comment • Explore how to enhance communication between the local residents

and Doncaster Council about Conservation Area matters in the future

• Generate more positive community involvement in conservation and planning matters in Fishlake and identify roles for the Parish Council and others

The Consultation Process has involved four steps as outlined below.

2.0 Initial Meeting

2.1 An initial meeting with the Parish Council and representatives of other voluntary organisations in Fishlake was held on Tuesday 9th January at 7.30pm in Fishlake Village Hall. About 25 people attended including representatives of the following organisations: • Fishlake Parish Council • Fishlake Cricket Club • Fishlake Bowls Club • Fishlake Women’s Institute • St Cuthbert’s Church • Village Hall Committee • Village Hall Play Group • School Field Group • FOFS (Friends of Fishlake School?)

2.2 At this meeting it was agreed that the original designation of the

Fishlake Conservation Area in 2004 had not been fully explained and had resulted in significant and often ill-informed debate in the village. What was required was some “education” of the community about Conservation Areas in general as well as information about the appraisal process now being undertaken. This led to the proposal for a

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public meeting which would be promoted by the Parish Council (see 2 below).

2.3 At this initial meeting the following observations were also made: • The Conservation Area designation in 2004 was not explained well

and the residents felt that it was landed on them without the opportunity for them to understand the advantages (and possible disadvantages) of it. The way it was handled had the effect of splitting the village residents and causing unnecessary argument and misunderstandings

• Some people attending the meeting felt that the boundaries of the

present Conservation Area were strange and included some properties that shouldn’t be in it and others that should were not included.

• Some people felt that the Conservation Area had restricted

householders from developing their properties, such as the Old Custom House and a bungalow, “Mandalay”. The Elders building site was now an eyesore as the developments were halted by Doncaster Council but the building has then stood unfinished

• Some people felt that the quality of the technical advice from the

local authority to householders was questionable. • Someone felt that the Conservation Area designation could help to

remove and improve inappropriate signs in and around the village • The Parish Council regretted that they were often at odds over

planning matters with Doncaster Council and that their views were often ignored. They felt that more contact with Doncaster Council officers and a more joined-up approach was needed.

• The derelict school is a key issue in the village • Some people felt strongly that the Conservation Area should include

the field boundaries, open spaces and drains which are very much part of the landscape. It was the rural landscape with the village that merited protection and enhancement. More links with the Humberhead Levels Tourism Forum and the Thorne and Hatfield Moors Forum would be beneficial.

• 2.4 A discussion about general planning, conservation and development

matters in Fishlake identified the following points Important Issues in the Village 1. Large lorries coming through the village heading for the motorway

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2. Overdevelopment of plots of land – the village has an open character with large plots

3. The medieval street plan must be conserved 4. Some new buildings are too large and out of scale 5. The disused school needs sorting out 6. Elders building site needs sorting 7. The Post Office must remain open 8. More visitors would be welcome and helping the tourist economy is

supported 9. More visitors to the church are welcome 10. The village needs a community focus – the school is the obvious

building 11. The bus service is poor 12. Signs need improving and no more yellow parking lines which are

not is keeping 13. Hedgerows need managing 14. Trees need protecting and managing 15. Green lanes need maintaining

3.0 Public Meeting

3.1 A public meeting to increase the community’s understanding of Conservation Areas in general and to gather their views on issues was held from 10.30am to 12.00 midday on Saturday 27th January in Fishlake Village Hall. It was attended by about 45 people, representing more than 15% of the households in the village.

3.2 This public meeting was promoted by the Parish Council who delivered a notice, prepared by the consultants, to every household in the village (see Appendix 1). The time and date of the meeting had been chosen at the initial meeting described above.

3.3 At the public meeting there was a 20 minute power point presentation by Graham Barrow on Conservation Areas in general and introducing the concept of Conservation Area Appraisals and Management Plans. This was followed by a short question and answer session.

3.4 John Simons of Donald Insall Associates then presented the interim survey results for Fishlake and showed plans of buildings, boundaries, views and examples of design issues from the village. There followed a further question and answer session. The discussion was generally good and following the meeting a number of those attended remarked that they had found the morning very informative and useful, some said that they would be willing to join a committee about these matters in the future if required. The lack of regular communication with Doncaster Council was a common point made.

3.5 All those attending the public meeting were then given a short questionnaire to complete and the results of this are presented here. 36 people completed the questionnaires. The results of the questionnaire

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are set out in tabular form below.

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Fishlake Conservation Area Appraisal :

Questionnaire Results

Q1 What difference do you consider the designation of the new Fishlake Conservation Area has made since 2004?

No difference 14 39%Some minor differences 18 50%Significant difference 4 11%Very significant difference 0 0%

Q2

Do you think a revised Conservation Area should be:

Significantly larger and include most of the village and some surrounding countryside

31 89%

Larger and include most of the buildings in the village (but not much countryside)

0 0%

Adjusted only a little and include a few more buildings 1 3% Made smaller and remove some buildings from the area designated

1 3%

Removed altogether and have no Conservation Area 2 6% Q3

Do you agree or disagree with the following statements about the Fishlake Conservation Area?

Tick one box per statement

Agree Slightly Agree

Disagree

Further development of new buildings in the Conservation Area should be restricted

29 81% 4 11% 3 8%

Alterations and extensions to buildings should be well designed and use the most appropriate materials, even if it costs more

31 86% 4 11% 1 3%

Owners should be able to make any changes or developments that they want to their property without any controls

2 6% 4 11% 30 83%

Free technical advice should be available to householders about sympathetic developments and alterations to their properties

33 92% 3 8%

0 0%

The old school buildings should be redeveloped

31 86% 1 3%

4 11%

The trees and open spaces in the 29 81% 6 17% 1 3%

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Conservation Area could be better managed

Grants should be available to assist owners to make changes to their properties that use appropriate designs and materials

30 83% 4 11% 2 6%

More should be done to preserve the hedgerows and the drainage ditches in Fishlake

32 89% 2 6%

2 6%

Improving the road and footpath signs in and around the village is important

31 86% 3 8%

2 6%

We should use the Conservation Area to attract more visitors to Fishlake and this could help the local economy

26 72% 10

28% 0 0%

The state of the pavements and footpaths in Fishlake should be improved

27 75% 9 25% 0 0%

We should do more to let people know about the history of Fishlake

28 78% 6 17% 2 6%

Q4

Is there any thing else that you would like to say about the Fishlake Conservation Area issues?

Individual written comments were as follows: • “We should not be put-upon to design buildings of an archaic nature

as long as their exterior is aesthetically pleasing” • “ Householders should not be expected to incur excess expense in

extending or redeveloping their properties to tie in with some of the ridiculous expectations and regulations that DMBC have already shown (i.e. Custom’s House on Main Street)

• “Each project should be viewed individually… we do not feel that DMBC give a thought or care about Fishlake village”

• “Hedges and trees should be cut back to clear roofs” • “Never mind any traffic calming, the pot holes need filling and some

tarmacing needs doing in Soar Lane” • “At the moment the Conservation Area is neither fish nor fowl – it

should cover all of the village” • “The development of Fishlake has been influenced by coping with

flooding from the river and the high water table. The village is surrounded by ancient arterial drains and the old barrier bank (old sea bank) and this creates the impression of a castle surrounded by a moat.”

• “It is important to retain the old hedges bounding properties that are a result of the Enclosure Acts and are composed of different species.

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Green Lanes are important; each having individual character and some are ancient routes.”

• “I would like to see the potential of tourism explored as I believe that our history and countryside are of interest. It would help our cafes, shops and pubs if more people were to visit them”

• “ The pattern of the medieval field patterns is important and green lanes are being altered”

• “If we are to encourage tourism, car parking will be a big issue” • “The school situation should have been resolved years ago and is

tied up with the trustees of the Education Foundation” • “I am very concerned about the current planning application on

Haygreen to build backland developments – three-storey houses that will dwarf the front dwellings - bungalows - totally out of character with the surrounding area and will extend beyond and into the countryside area. I am also concerned about brick walls”

• “I think there is a need to slow traffic down going through the village and down lanes.”

• “ Improve the street lights” • “Community agreement needs to be achieved in order that everyone

appreciates how useful the Conservation Area status will be to them” • “Car parking is needed if tourism is to be part of the village economy” • “Fishlake has managed well without a Conservation Area” • “ I regret the demise of the orchards” • “I would like to know what was the factor that triggered the initial

Conservation Area” • “ Street lighting should be improved • “Many new developments are out of character” • “ We need more involvement from residents” • “The boundary from the Stainforth side should be extended to

include Stony Lane (probably medieval) and the old orchard/paddock behind the Elders”

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Appendix D Table Of Listed Buildings Church of St. Cuthbert Grade I

Church. C12 south door, also C13 but mostly C14 and C15. Ashlar magnesian limestone, lead and Welsh slate roofs. West tower overlapped by aisles to 5-bay nave, lower 3-bay chancel with south chapel and north organ chamber in continuation of the aisles. In Decorated and Perpendicular styles, Tower; 4 stages. Chamfered plinth and 2 moulded bands; offset angle buttresses. C13 west door with pointed arch and hoodmould beneath large, transomed, 5-light window with cusped lights, traceried head and hoodmould. Above south aisle are carvings of a bird and crown. 3rd stage has west niche with statuette of St. Cuthbert beneath a crocketed pinnacle. String course below 2-light belfry openings with louvres, hoodmoulds and dividing buttresses. Iron-faced west clock across string course beneath embattled parapet with 8 crocketed pinnacles; gargoyles to north and south. Nave: chamfered plinth and moulded band; offset buttresses between bays, the east buttresses larger with gablets. Buttressed and gabled south porch on left with restored outer doorway having shafts and semicircular responds to pointed arch with hoodmould; remarkable C12 south door within has columns to round arch of 4 orders heavily carved with foliage, heads, animals and figures (described at length in Pevsner, p201, plate 5), 3-light windows, that against tower with Tudor-arched head, that to right of porch with square head, the window beyond with reticular tracery and pointed arch. C13 west window to south aisle has lancet lights carved beneath hoodmould. North aisle has 2 bays rebuilt in thinly-coursed stone; deeply chamfered north door in a gabled portico set below a buttress; tall square-headed windows with cusped heads, that to bay 5 with Decorated tracery. Both aisles have oversailing course beneath parapets with roll-moulded copings and west pinnacles. Tall Perpendicular, clerestory windows of 3 lights beneath pointed arches with hoodmoulds. Cavetto-moulded course with gargoyles beneath embattled parapet with crocketed pinnacles and cross to east. Chancel: C12 round-arched priest’s door in rubblework panel on left, buttress to right with square-headed window of 5 ogee lights beyond; restored

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Perpendicular 3-light windows over. South Chapel, in aisle has diagonal buttress with gargoyles and cusped 5-light windows to south and east; north organ chamber similar. Decorated east window of 7 lights with curvilinear tracery and hoodmould. North wall has blocked, 2-bay, C13 arcade with buttress across eastern bay and triangular-headed 4-light window in west bay. Interior: 3 treble-chamfered tower arches. C13 aisle arcades with circular piers and capitals to double-chamfered arches, treble-shafted west responds, south-east respond with shafts and half-octagonal pier. C15 nave roof with 1 boss and traces of ceilure in eastern bay. C14 moulded chancel arch and quadrant-moulded west arches to chapel and organ chamber; Tudor arches into the chancel. C13 arcade to former north chapel. C15 chancel roof with cambered tie beams, purlins and carved boss. Octagonal font: C14, on 2-step plinth with figure niche beneath canopy on each side; probably C18 wooden cover with bird finial. Mostly C19 fittings; earlier rood screen with mullions and ogee-headed openings. Royal coat of arms ‘GR 1754’ near north door. Monuments: large tomb chest against chancel north wall to Richard Marshall (d1505) – plinth and side panels with inscriptions and carvings of books, chalices, tools, scales etc; no brass inlay remains. Nearby a carved stone frame with inscription to Robert Simpson (d1704); opposite a broken-pedimented wall plaque to Rev. John Gibson (d1768) and wife Margaret (d1759). Brasses in south chapel to Hannah Perkins (d1669) and Richard Perkins (1673). N. Pevsner, B.O.E., 1967.ed.

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1, 3 & 5 Church Street Grade II

Row of 3 houses, unoccupied at time of resurvey. Late C18. Red brick in English garden wall bond, pantile roof., 2 storeys, 4 windows to 1st floor chamfered brick plinth. Left part of row has paired 4-panel doors with overlights flanked on each floor by tall horizontally-sliding sashed with glazing bars. Right part of row has single door flanked by similar windows. Brick eaves band. Weathered kneelers; ashlar gable copings; later brick and stacks (that on right are incomplete) and near-central ridge stack. Rear: no plinth; segmentally-arched door and window leads; later outshut on left.

Tower Mill, Fishlake Nab

Grade II

Remains of tower mill. Early C19. Red brick. Truncated cone surviving to original height. Door with thin stone lintel in south side with tall square-headed opening over. Similar openings to 4 floors on each flank and to two doors at rear. Interior: main floor beams of each floor survive.

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Fishlake Hall, Main Street Grade II

Farmhouse. Mid C18, later additions and alterations. Red brick in Flemish bond, renewed pantile roof. 2 storeys and attic, 1:3:1 bays, 2-storey addition on left and 1-storey wing to rear not of special interest. Ashlar plinth, channel-rusticated quoins, wall cement-rendered below ground floor sills. Quoined central part breaks forward and has its middle bay rebuilt around C20 door offset to right beneath re-used stone plaque with initials in shield and date ‘1610’; 1st floor band. Other bays on each floor have projecting sills and C20 casements with glazing bars beneath flat arches with double keystones; ground floor bay 5 window has lower sill; painted windows to 1st-floor bays 2 and 4. Moulded eaves cornice. Kneelers and cornice gable copings; 2 brick ridge stacks. Note that the barns to Fishlake Hall illustrated are considered to be curtilege structures. Village Cross, Main Street

Grade II

Cross base and shaft. Late medieval, reset on later steps. Magnesian limestone. Square base with deep chamfer around edge from which rises an octagonal boss; inset shaft with tapering square section and stopped chamfers; bench mark cut on south side.

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The Lilacs, Pinfold Lane Grade II

House and attached outbuilding. Dated 1742. Red brick in English garden wall bond, pantile roof. House: near-central C20 part-glazed door beneath segmental arch in double keystone dated ‘1742’; flanking 3-light casements in widened openings beneath remains of original segmental brick arches with keystones. 1st floor: bricked-up window over door with original arch with keystone; flanking C20 casements in enlarged openings beneath tabled and dentilled eaves courses. Shaped kneelers, ashlar gable copings and brick end stacks with bands. Outbuilding of same build on left has doorways at each end and centre; an old horizontally-sliding sash with glazing bars on left of right end door; lozenge-shaped breathers to wall at mid-height; 2 boarded hatches; shaped kneelers and ashlar gable copings on left. Vine Cottage, Pinfold Lane

Grade II

House and cottage now 1 dwelling. Mid-late C18. Red brick now painted, pantile roof, 2 storeys, 5 window openings to 1st floor; 1-storey, 1-bay addition on right. Part-glazed door with segmentally-arched head to bay 4, similar blocked doorway to bay 1; other bays have bull-nosed brick sills to old iron casements with glazing bars beneath flat arches. Addition on right has a small casement window. 1st floor; similar openings with 2-light horizontally-sliding sashes; blind windows over each doorway. Cogged eaves. Shaped kneelers and ashlar gable copings. Later brick and stack on left. Similar ridge stack on right of bay 4.

66 March 2007

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Pinfold, Pinfold Lane

Grade II

Pinfold. Probably early-mid C19. Red brick with limestone and sandstone copings. Rectangular enclosure wall approximately 1.75 metres high with gate opening in south-east side. Heavy limestone copings to the roadside section of the wall; thinner slabs cope the other sides.

2 River View

Grade II

House. Early-mid C18. Red brick in English garden wall bond, pantile roof, 2 storeys and attic, 3 bays. Cement rendered plinth. Central C20 part-glazed door and overlight beneath flat brick arch. Flanking 4-pane sashes in widened openings beneath original flat arches, 2-course brick floor band. Narrower 4-pane sashes to first floor; blind central window has stone apron with armorial crest set in sunken panel. Cavetto-moulded stone eaves cornice. Kneeler with scroll carving and gable copings on left. Brick end stacks. Rear: similar, rendered panel over central door. Gable copings to each end. Left return; blocked original openings to 2 floors on right, 2 attic windows that on left mostly infilled, that on right boarded.

67 March 2007

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Manor Farm Barns, Trundle Lane

Grade II

Combination farm building. Mid C18 with later additions. Red brick in English garden wall bond, pantile roof. L-shaped 2-storey range comprising stables and cowhouse with hay lofts at west end of 4-bay barn having 3-bay return to south-east corner; east side of range has two single-storey, 3-bay open-fronted sheds of later build flanking entrance to barn. North side: 4 ground-floor doorways and remains of a basket-hatched doorway; 2 rows of slit vents; various windows and boarded hatches. Shaped kneelers and gable copings on right, hipped end to roof on left. Open-fronted shed on left has wooden posts and date 1873 picked out in blue bricks on south wall. Left return: barn wall has tall, central wagon entrance with wooden lintel and brick infill beneath basket arch. Lower doorway, in same style, to opposite side of barn. South end of 3-bay limb of barn has 2-loose boxes with round arched openings now infilled with doorways and brick work. Important village location.

Cross, Trundle Lane

Grade II

Cross base and shaft. Late medieval. Magnesian limestone. Square socket stone displaced (at time of survey) from contemporary base. Broken shaft. Socket stone has domed chamfer stops to each corner; shaft has elongated pyramidal chamfer stops.

68 March 2007

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Appendix E

Photographs of buildings grouped according to their contribution to the Conservation Area 1. Key Unlisted Buildings Historic Character Area 1

The Elders, Main Street

The Anchor Public House, Main Street

The Laurels, Main Street

Barn adjacent River’s Lea, Main Street

Hare & Hounds PH, Church Street

69 March 2007

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The Vicarage Historic Character Area 2

Old School, Pinfold Lane

Pinfold Cottage, Pinfold Lane

Verdun House/Verdun Cottage, Pinfold Lane

70 March 2007

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Historic Character Area 3

Manor Farmhouse, Trundle Lane

2. Other Positive Buildings Historic Character Area 1

Old Cricket Pavilion, Stony Lane

Holly House, Main Street

Laburnam House, Dirty Lane Ramsay House, Main Street

71 March 2007

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River View, Main Street River’s Lea, Main Street

Don Cottage, Main Street Adj. ‘Pure’, Main Street

Post Office, Main Street 1 River View Cottage

Vermuyden Cottage

72 March 2007

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Historic Character Area 2

The Retreat, Pinfold Lane Woodbine Cottage Pinfold Lane

Pinfold Lodge, Pinfold Lane Pinfold House, Pinfold Lane

Victoria Cottage, Pinfold Lane Barn to front of Ash Hining

The Homestead, Pinfold Lane Zion Cottage, Pinfold Lane

73 March 2007

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Historic Character Area 3

Moseley House, Far Bank

Bank House, Far Bank

2 West Bank, Far Bank

1 West Bank, Far Bank

74 March 2007

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Neutral Areas

Corner House Trundle Lane Chapel/Undertakers Trundle Lane

Parish Rooms, Pinfold Lane

Mill Brook House, Sour Lane/Pinfold Lane

3. Neutral Buildings

Historic Character Area 1

Meadow Side / Willow Brook, Main Street

Fair View / Riverside, Main Street

75 March 2007

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Pure, Main Street The Butchers, Main Street

7 Church Street Mandalay, River Lane Historic Character Area 2

Lyndhurst, River Lane Sunnyside, Pinfold Lane

76 March 2007

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Historic Character Area 3

Fair Bank, Far Bank Bank Lea, Far Bank 4. Negative Buildings Historic Character Area 1

Hawthorn House, Main Street

Mill View / Spindlewood, Main Street

Eltone / Fieldside, Main Street

77 March 2007

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Tolcarne, Main Street Oakwell, Bowran House and

Sandways, Main Street

Edelweiss, Main Street The Chestnuts, Main Street

Garsdale, Church Lane

Church Farm, 1 Church Lane

78 March 2007

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Historic Character Area 2

Ash Hining, Pinfold Lane Historic Character Area 3

Jayandee, Trundle Lane De-Sh-De, Trundle Lane Others

Hall Farm Barns

79 March 2007

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Church Farm Outbuildings Pumping Station, River Bank

80 March 2007