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Easton Park, Uttlesford: Combined Landscape and Heritage Capacity
Appraisal
Prepared on behalf of Land Securities
May 2019
Easton Park, Uttlesford: Combined Landscape and Heritage Capacity
Appraisal
Prepared on behalf of Land Securities
Project Ref: 15576
Status: Issue
Issue/ Rev: 01
Date: May 2019
Prepared by: ST/JM
Checked by: MDC/JM
Authorised by: MDC
Barton Willmore LLP
7 Soho Square London
W1D 3QB
Tel: 020 7446 6888 Ref: 15576-A5-HLCA
Fax: 020 7446 6889 Date: May 2019 Email: matthew.chard@bartonwillmore.co.uk Status: Issue
COPYRIGHT
The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP.
All Barton Willmore stationery is produced using recycled or FSC paper and vegetation oil based inks.
Easton Park, Uttlesford Introduction
15576-A5-HLCA 1 May 2019
CONTENTS
1.0 Introduction .................................................................................................................. 2
2.0 Site Context .................................................................................................................. 4
3.0 Planning Policy .............................................................................................................. 8
4.0 Landscape Character ..................................................................................................... 12
5.0 Site Appraisal ............................................................................................................... 16
6.0 Visual Appraisal ............................................................................................................ 26
7.0 Statement of Heritage Significance ................................................................................. 30
8.0 Design Strategy ............................................................................................................ 35
9.0 Summary and Conclusion ............................................................................................... 39
Appendix 1: Historic England List Entries ................................................................................. 42
Appendix 2: Visual Sensitivity Heat Map Definitions - Visual Sensitivity Scale ............................... 43
ILLUSTRATIVE MATERIAL
Figure 1: Site Context Plan
Figure 2: Topographical Features Plan
Figure 3: Site Appraisal Plan
Figure 4: Historic Map Progression
Figure 5: Visual Appraisal Plan
Figure 6: Visual Sensitivity Heat Map
Figure 7: Landscape / Heritage Development Principles Plan
Site Appraisal Photographs A-I
Site Context Photographs 1-18
Appendices:
Appendix 1: Historic England List Entries Appendix 2: Visual Sensitivity Heat Map Definitions - Visual Sensitivity Scale
Easton Park, Uttlesford Introduction
15576-A5-HLCA 2 May 2019
1.0 INTRODUCTION
1.1 Barton Willmore Landscape Planning and Design (BWLPD) were commissioned by Land
Securities in March 2019 to undertake a combined Landscape and Heritage Capacity
Appraisal of land at Easton Lodge, Uttlesford. The appraisal has considered the scope
for development in proximity to the Registered Park and Garden (RPG) of Easton Lodge.
Scope of this Report
1.2 This report sets out a strategic appraisal of landscape, visual and heritage
considerations for land around the RPG of Easton Lodge. This primarily includes land to
the east and west of the RPG north of Easton Lodge / Park Road, but also encompassing
land to a limited extent south of the road. This broad area of land is henceforth referred
to as the Study Area and is shown in its context on Figure 1: Site Context Plan,
included within the illustrative material that accompanies this report .
1.3 The appraisal is carried out with respect to emerging planning policies that seek to
allocate the wider area (the Site) for a mixed-use development of up to 10,000 homes
known as Easton Park Garden Community (the Proposed Development).
Methodology
1.4 To assess the suitability of the Study Area for development, the following have been
undertaken:
• Desk based appraisal of the Study Area and relevant planning guidance at
strategic and local level;
• Review of relevant published landscape and historic landscape character
assessments;
• Photographic record of the Study Area, taken in March 2019;
• An overview of the landscape and heritage features of the Study Area;
• Analysis of opportunities and constraints for development and commentary
regarding landscape, visual and heritage sensitivities , including a statement of
heritage significance; and
• An assessment of the Study Area’s suitability and capacity for development within
its proximity.
1.5 The work undertaken includes an appraisal of the existing landscape and heritage
features of the Study Area, together with a visual appraisal of the Study Area in its
landscape context. A landscape appraisal is the systematic description and analysis of
Easton Park, Uttlesford Introduction
15576-A5-HLCA 3 May 2019
the features within the landscape, such as landform, vegetation cover, settlement and
transport patterns and land use which create a particular sense of place.
1.6 Heritage assets may be affected by direct physical change or by change in their setting.
The Statement of Significance assesses the nature, extent and importance of the
significance of the RPG and the contribution of its setting. Understanding the nature
of significance is important for understanding the “need for and best means of
conservation”1.
1.7 This appraisal does not include any assessment of archaeology.
1 Historic England, Managing Significance in Decision-Taking in the Historic Environment - Historic Environment Good Practice Advice in Planning: 2, March 2015
Easton Park, Uttlesford Site Context
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2.0 SITE CONTEXT
Site Location and Description
2.1 The Study Area lies to the north-west of Great Dunmow and is approximately 2.7km
east of Stansted Airport, within a settlement pattern of dispersed villages. Nearby
settlements include Little Easton and Great Easton to the east and north-east
respectively, as shown on Figure 1: Site Context Plan. The Site is located to the
north of the A120.
2.2 The Study Area comprises predominantly agricultural land; however, it includes the
designed landscape known as Easton Lodge, designated as a grade II RPG. The Study
Area can be described as four distinct parcels, as shown on Figure 1, each with
differing characteristics and relationships to the surrounding landscape. The parcels
comprise the following, Parcel 1: agricultural land to the east of the RPG, Parcel 2:
agricultural land to the west of the RPG and Parcel 3: agricultural land beyond woodland
to the west of Parcel 2. Finally, the RPG is a distinct landscape feature, located between
Parcels 1 and 2.
2.3 The road known as Easton Lodge/Park Road runs broadly east/west and defines the
southern extent of the RPG. The road provides a link to the village of Little Easton and
defines the former Second World War (WWII) airfield to the south.
Topography and Hydrology
2.4 The Study Area is located to the west of the valley of the River Chelmer; small tributary
valleys feed into the River Chelmer, between which there are small spur-like projections
of elevated ground which contribute to the undulating character of the overriding
landform. The Study Area is therefore characterised by a series of gently undulating
valleys and plateaus.
2.5 The Study Area is located on the northern edge of a broad plateau at 95m – 100m
Above Ordnance Datum (AOD). The landform falls to the north and north-eastern edges
of the Study Area and beyond to a height of 65m AOD in the River Chelmer valley to
the north-east of the Site. Figure 2: Topographical Features Plan illustrates the
topography of the Study Area and its wider context.
Land Use
2.6 The majority of the land within the Study Area comprises large agricultural fields with
a weak hedgerow structure. A former airstrip with associated remnant concrete runway,
Easton Park, Uttlesford Site Context
15576-A5-HLCA 5 May 2019
prefabricated buildings and some agricultural buildings lies south of the road known as
Easton Lodge/Park Road. Woodland blocks, copses and linear tree belts are present
within the wider landscape.
2.7 Beyond the extent of the Study Area, mineral workings are being undertaken south-
east of the former airfield. These are being progressively worked and include landfill
operations prior to remediation.
2.8 Sporadic drains and ponds are also present within the wider landscape around the Study
Area.
Vegetation
2.9 As demonstrated by Figure 1 vegetation within the wider landscape primarily comprises
an established framework of tree belts and hedgerows along road margins and in places
defining field boundaries. The RPG itself is well wooded, with its boundaries defined by
a marked transition from woodland to open agricultural land.
2.10 Interspersed larger blocks of woodland form a mosaic with open farmland, particularly
within the lower lying valley of the River Chelmer, such as Hoglands Wood and Broxted
Common Wood, albeit there are sporadic blocks on the higher plateau areas, such as
The Lays and Middlefield Wood. There are a number of large blocks of woodland within
the vicinity of the RPG, including Broxted Common Wood which partly defines Parcels
2 and 3 to the west of the RPG.
Ancient Woodland
2.11 There are areas of ancient woodland within The Lays, west of the RPG, named
Middlefield Wood (two blocks) and Philipland Wood.
Designations
Conservation Areas
2.12 The conservation area of Little Easton is located approximately 165m east of the Study
Area and the conservation area of Great Easton is located approximately 600m north-
east of the Study Area; approximately 535m and 760m, respectively, from the RPG.
The centre of Great Dunmow, to the east of the Site, is also designated as a
conservation area.
Easton Park, Uttlesford Site Context
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Listed Buildings
2.13 There are numerous listed buildings in the Study Area and its wider landscape context,
as illustrated by Figure 1: Site Context Plan. There is a small cluster of listed
buildings at Easton Lodge, within the RPG, including:
• Easton Lodge: Former servants' quarters to main house ;
• Terrace east of Easton Lodge; and
• Water Tower.
2.14 Several listed buildings are located west of the RPG, including Brookend Farmhouse,
Baldwins, Broxted Hill and the separately listed barn 15m south-east of Broxted Hill.
Similarly, several listed buildings lie east of the RPG, including Round House, Plowlands ,
Easton Glebe and the separately listed barn adjacent to Easton Glebe.
2.15 Numerous other listed buildings are located within the wider landscape. Approximately
850m east of the RPG is a cluster of listed buildings surrounding Little Easton Manor,
including Easton Manor itself, its outbuildings and barn (25m and 70m south-east,
respectively), stable (50m south), all separately listed. The grade I listed Church of St
Mary the Virgin lies at the centre of the cluster with Church Lodge and Church Row
nearby.
2.16 East of the RPG, another cluster of listed buildings exists in Little Easton, alongside
Duck Street. The cluster includes nine listed dwellings.
Scheduled Monuments
2.17 There are no Scheduled Monuments (SMs) within the Study Area.
Historic Parks and Gardens
2.18 The Registered Park and Garden of Easton Lodge is located within the Study Area, as
illustrated on Figure 1: Site Context Plan. Easton Lodge is identified in the Historic
England Register of Parks and Gardens of Special Historic Interest as a grade II listing.
The RPG covers an area of circa 17ha, predominantly wooded. The lodge, walled garden
and associated listed buildings are located in the south-west of the designated area.
2.19 The RPG is on the Historic England’s Heritage at Risk Register (2018). The register
notes the condition of the RPG as “Generally satisfactory but with significant
localised problems”. Multiple ownership is noted as an issue.
Easton Park, Uttlesford Site Context
15576-A5-HLCA 7 May 2019
Non-designated Heritage Assets
2.20 There are no local designations on the Uttlesford Local Heritage List (October 2018)
within the RPG, or its setting.
2.21 There are various non-designated heritage assets within the Study Area and recorded
on the Essex HER. The former “Great Dunmow WWII Airfield” is recorded as a
“monument” with various reference numbers; sites north of Easton Lodge/Park Road
are listed as “ancillary” to the airfield . The Registered Park and Garden is also included
on the Essex HER as a monument (MEX41284); the description is the same as that
provided on the Historic England List.
Public Rights of Way
2.22 There is a network of Public Rights of Way (PRoW) across the wider landscape including
the Study Area, which is shown on Figure 1. These include PRoW 36_17, which runs
east/west along the road known as Easton Lodge/Park Road, and PRoW 36_29 which
extends broadly north-east/south-west, west of the RPG. PRoW 36_29 comprises, in
part, a National Trail/Long Distance Walk.
2.23 Two further PRoWs extend across the former airfield, south of the RPG: PRoW 36_18
and 36_19.
2.24 There are no landscape designations within the Study Area.
Easton Park, Uttlesford Planning Policy
15576-A5-HLCA 8 May 2019
3.0 PLANNING POLICY
Local Planning Policy
Uttlesford Local Plan (January 2005) Saved Policies (Saved December 2007)
3.1 The Uttlesford Local Plan Saved Policies set out the strategic vision to guide spatial
development within the plan area. The policies of relevance to the Study Area are set
out below.
3.2 Policy S7 relates to the countryside beyond the Green Belt outside existing settlement
boundaries, and states: “Development will only be permitted if its appearance
protects or enhances the particular character of the part of the countryside
within which it is set”.
3.3 Section 5 of the Local Plan sets out the Council's policies on the built and natural
environment which are guided by a series of key objectives, including:
• "To safeguard the character of Uttlesford’s historic settlements.
• To conserve and enhance the historic buildings in Uttlesford and their setting.
• To protect the natural environment for its own sake, particularly for its biodiversity, and agricultural, cultural and visual qualities”.
3.4 In relation to listed buildings, Policy ENV2 states that “Development affecting a
listed building should be in keeping with its scale, character and
surroundings”, and "favourable consideration may be accorded to schemes
which incorporate works that represent the most practical way of preserving
the building and its architectural and historic characteristics and its setting”.
3.5 Policy ENV8 seeks to protect a number of landscape elements, including hedgerows and
tree belts from development. It states that development that would result in adverse
effects on these features would only be supported if "the need for the development
outweighs the need to retain the elements for their importance to wild fauna
and flora" and "mitigation measures are provided that would compensate for
the harm and reinstate the nature conservation value of the locality”.
3.6 Policy ENV9 seeks to prevent harm to historic landscapes. It sets out that “proposals
likely to harm significant local historic landscapes, historic parks and gardens
… will not be permitted unless the need for the development outweighs the
historic significance of the site”.
Easton Park, Uttlesford Planning Policy
15576-A5-HLCA 9 May 2019
Emerging Planning Policy
Emerging Uttlesford Planning Policy - Regulation 19 Local Plan
3.7 The emerging Local Plan, once adopted, will set out the decisi on-making framework to
guide all aspects of development in the District for the plan period to 2033. While still
in draft form, the emerging local plan may be given weight by decision-makers as set
out in Paragraph 216 of the NPPF. As such, the relevant policies relating to the Proposed
Development are set out below:
3.8 Policy SP 6 sets out that permission will be granted for the “Easton Park Garden
Community” and that the details will be set out in a Strategic Growth Development
Plan Document. The policy notes the following relating to the historic environment:
11) “…Incorporate measures to substantially conserve and enhance the Gardens of Easton Lodge in partnership with the Trustees of Easton Lodge and Garden.
12) Design principles should respect the open rural character of the site in design principles to avoid harm to heritage assets and their settings on or near the site.
13) Proposal shall:
a) Respond positively to the landscape character and significance of the historic environment including designated and non-designated heritage assets.
b) Conserve, and where appropriate enhance, the significance of heritage assets and their settings both within the site and the wider area including Easton Lodge and Park (Registered Park and Garden) Grade II listed.
c) Be informed by appropriate landscape / visual and heritage impact assessments, the latter to include the results of archaeological field evaluation as required by the local authority.
14) Conserve and where appropriate enhance the significance of heritage assets and their settings, both within the site and in the wider area. Close to the site, where mitigation is required measures, will have regard to the HIA and include:
a) Tree screening where appropriate reinforcing existing dense tree screens, for example in the area of Little Easton.
b) Appropriate buffer zones to the development, for example on the west side of the development and the flat plateau zone of river valley where tree planting is not extensive.
c) Greening and reinforce tree screening at the north of the site, where views into site are most marked and land rises beyond site giving views into the site.
Easton Park, Uttlesford Planning Policy
15576-A5-HLCA 10 May 2019
d) Maintain views to the Parish Church Tower to and from site in connection with the Little Easton Conservation Area…”
3.9 With regards to the natural environment the following is relevant: “Careful
consideration will be afforded to the improvement and restoration of
degraded landscape features, and new woodland/tree belt and structural
planting within and around the site. The sense of tranquillity within the site
should be maintained”.
3.10 Policy SP10 seeks to protect the intrinsic character and beauty of countryside. It states
that the "landscape character and local distinctiveness of the Countryside will
be protected and enhanced. Proposals for development will need to take into
account the landscape’s key characteristics, features and sensitivities" . The
‘Countryside’ is defined as land outside of development limits, beyond both the Green
Belt and the Countryside Protection Zone.
3.11 Policy SP12 states that the Council will support development which retains and
enhances the "character, appearance and setting of those areas, settlements
or buildings that are worthy of protection".
3.12 In relation to the quality of design, Policy D1 states that "proposals for new
development should seek to optimise the capacity of the site by responding
appropriately to the scale, character and grain of the existing built form.
Proposals should also demonstrate how they respond to the landscape, local
and longer-views, the environment and historic assets”.
3.13 Policy EN1 relates to the protection of the historic environment. It states that
"Development will be supported where it protects and enhances the
significance of any heritage asset and makes a positive contribution to the
street scene and / or landscape".
3.14 Policy C1 sets out the Council's approach to the protection of landscape character.
Development will be supported if it can demonstrate that:
• “Cross-valley views in the river valleys are maintained with development on valley sides respecting the historic settlement pattern, form and building materials of the locality;
• Panoramic views of the plateaux and uplands are maintained especially open views to historic buildings and landmarks such as churches;
• No material harm is caused to the historic settlement pattern, especially scale and density, and that it uses materials and colours that complement the landscape
Easton Park, Uttlesford Planning Policy
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setting and landscape character. Such development should be well integrated with the surrounding landscape;
• No material harm is caused to the landscape pattern and structure of woodland areas, hedgerows and individual trees and does not diminish the role they play in views across the landscape; and
• No material harm is caused to the historic landscape character of field patterns and field size, greens, commons and verges; No material harm is caused to the form and alignment of protected historic lanes”.
3.15 Policy EN 5 sets out that, with regards to Historic Parks and Gardens, “Development
will be permitted provided it sustains and enhances the significance of
Historic Parks and Gardens such as their principal or associated buildings and
structures, formal and informal open spaces, ornamental gardens, kitchen
gardens, plantations and water features”.
Easton Park, Uttlesford Landscape Character
15576-A5-HLCA 12 May 2019
4.0 LANDSCAPE CHARACTER
4.1 Landscape character is the combination of physical, perceptual, cultural and historic
features of a particular area which together create the unique and distinctive
experiential qualities of a given landscape.
4.2 Landscape Character Assessment is a descriptive approach that seeks to identify and
define the distinct character of landscapes that make up the country. This approach
recognises the intrinsic value of all landscapes, not just ‘special’ landscapes, as
contributing factors in people’s quality of life, in accordance with the European
Landscape Convention. It also ensures that account is taken of the different roles and
character of different areas.
4.3 Landscape Character Assessment typically focuses on the identification of areas of
landscape with relatively distinctive and cohesive landscape character types, resulting
in a series of Landscape Character Areas (LCAs). The extent of LCAs in the vicinity of
the Site, as featured in published assessments, is illustrated on Figure 1.
4.4 There are two relevant Landscape Character Areas:
• B10 Broxted Farmland Plateau; and
• A6 Upper Chelmer Valley.
4.5 The RPG is predominantly within LCA B10 Broxted Farmland Plateau, however, a small
part of the woodland, north of Perryfield Ponds, lies within the A6 Upper Chelmer Valley
LCA.
B10 Broxted Farmland Plateau
Key Characteristics:
• “Gently undulating farmland… • Large open landscape with tree cover appearing as blocks
on the horizon or as scattered trees along field boundaries, with intermittent hedgerows.
• Higher ground where plateau broadens and flattens is expansive and full of big sky views.
• Dispersed settlements and few villages of any size. • Some sunken lanes. • Moats, halls and historic farmsteads scattered over the
area.”
4.6 In addition to the above, the LCA description notes the proximity of Stansted Airport
that “juts into the area at the southwest”. In addition, it is noted that “Tree
Easton Park, Uttlesford Landscape Character
15576-A5-HLCA 13 May 2019
cover appears in blocks of mixed deciduous types and is often seen as a
distant framework on the horizon, or appears to link into a continuous
backdrop”.
4.7 Visual characteristics are summarised as:
• “Churches set on hills are visible in long views. • Telecommunications masts occasionally visible. • Stansted Airport and tower visible in long views from many
locations within the character area… • Commercial premises growing around airport”.
4.8 Historic landscape features are summarised as:
• “A significant proportion of ancient woodland, and many hedgerows which are also of considerable antiquity.
• Intricate, twisting and sunken roads, of ancient origins.”
4.9 Sensitivities to Change can be summarised as “The open nature of the skyline of
higher areas of plateau” and “several visible moats and halls (the pattern of
which is sensitive to change or new development)”.
Landscape Planning Guidelines
4.10 Guidelines, as relevant to landscape and visual impact matters.
• “Conserve the rural character of the area; • Ensure that any new development responds to historic
settlement pattern, especially scale and density, and that use of materials, and especially colour, is appropriate to the local landscape character; such development should be well integrated with the surrounding landscape;
• … avoid coniferous screen planting; and • Small-scale development should be carefully sited in
relation to existing farm buildings”
Land Management Guidelines
• “Strengthen and enhance hedgerows with hawthorn where gappy and depleted;
• Conserve and manage ecological structure of woodland, copses and hedges within the character area;
• Conserve and manage areas of ancient and semi-natural woodland as important landscape, historical and nature conservation sites; and
• Conserve historic lanes and unimproved roadside verges.”
Easton Park, Uttlesford Landscape Character
15576-A5-HLCA 14 May 2019
A6 Upper Chelmer Valley
Key Characteristics:
• “Narrow valley, with a restricted valley floor. • Small meandering river channel on the left side of the valley
close to the rising ground of the valley side. • Dense riverside trees. • Arable valley sides with a fairly open character. • Small linear settlements occupy the upper valley sides or
straggle down to a few bridging points… • Mostly tranquil away from Great Dunmow, Chelmsford and
the A120”.
4.11 Visual characteristics can be summarised as:
• “The church tower at Great Easton (St. John and St. Giles), Little Easton (St. Mary the Virgin)…form landmarks within views into and across the valley slopes.
• Generally open views from the valley sides into the gently meandering valley floodplain, which are framed in places by small patches of woodland.
• Enclosed and framed views along the valley corridor”.
4.12 The main historic landscape features include:
• “Several areas of Ancient woodlands, particularly in the Ter valley.
• A limited number of small historic parklands. • Occasional common fields, which has been later enclosed
piecemeal by agreement. • A number of parks or former parks including Easton Lodge
at Little Easton, which subsequently became a World War II airfield.
• The line of the Roman road from Chelmsford to Braintree, which effectively bisects the area”.
4.13 Sensitivities to Change: “The skyline of the valley slopes is visually sensitive ,
with open and framed cross-valley views and long views along the river
corridor”.
Landscape Planning Guidelines
• “Consider the visual impact of new residential development and farm buildings upon valley sides;
• Conserve and enhance cross-valley views and characteristic views across and along the valley;
• Ensure any new development on valley sides is small-scale, responding to historic settlement pattern, landscape setting and locally distinctive building styles.
Easton Park, Uttlesford Landscape Character
15576-A5-HLCA 15 May 2019
• Protect and enhance the role of the river valley in providing a network of informal open space and nature conservation sites.”
Land Management Guidelines
• “Conserve and enhance the existing hedgerow pattern, and strengthen through planting where appropriate to local landscape character;
• Conserve and manage areas of ancient and semi-natural woodland as important historical, landscape and nature conservation features;
• Conserve and manage the ecological structure of woodland, copses and hedges within the character area;
• Strengthen the recreational role of the woodland resource; • Conserve and promote the use of building materials, which
are in keeping with local vernacular/landscape character; and
• Conserve and enhance the green ‘natural’ character of the river valley through appropriate management of wildlife habitats.”
Easton Park, Uttlesford Site Appraisal
15576-A5-HLCA 16 May 2019
5.0 SITE APPRAISAL
5.1 The Study Area is described below with reference to Site Appraisal Photographs
(SAPs) A-I, which demonstrate the characteristics, landscape and heritage features of
the RPG and its immediate setting. The photographs are appended to this appraisal
with the locations of photographic viewpoints shown on Figure 3: Site Appraisal
Plan.
5.2 A full appraisal of the visual relationship between Parcels 1, 2 and 3 and the RPG are
described in Section 6.0: Visual Appraisal. However, the parcels are referred to
below where they assist with the description and analysis of the RPG and its setting.
5.3 This RPG is a multi-phase designed landscape. Its history and evolution is set out below
in the History of the Site section, paragraphs 5.17 to 5.47 however, an overview is
provided below to inform the Site Appraisal.
5.4 The RPG encompasses approximately 17 hectares of land and is set within a wider
agricultural landscape. Only a small part of the lodge remains in the RPG of the former
gardens and pleasure grounds of Easton Lodge, which has largely been demolished and
rebuilt as what is now known as Warwick House (See Figures 1 and 3).
5.5 The focus of the RPG is therefore the site of the former, more extensive, Easton Lodge.
The overriding character of the RPG is strongly influenced by stands of mature trees,
including prominent coniferous species which are present across much of the designated
area.
5.6 In the 1950s, the site of the former Easton Lodge house was planted as a silver birch
grove; the platform of the house is still legible in the landscape. To the south-west of
this platform is a series of terraced beds set in gravel, formerly comprising the lodge’s
front gardens. Parallel long borders, focused on the lodge platform and former lodge
entrance at one end, and a formal pool and pavilion at the other end, remain
approximately 100m to the south-east of the platform. Beyond these terraces, is a lawn
with box and yew sundial and 20 th century border garden.
5.7 Beyond the pavilion and south lawn is The Bosquet, which form the south-east corner
of the RPG. This is an area of ornamental shrubbery and woodland that occupies land
to the west of the access track leading to the coach park. The Bosquet’s designed tracks
and paths have been largely lost, however a single length remains that is now used as
access for the coach and car park.
Easton Park, Uttlesford Site Appraisal
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5.8 To the west of the platform is a series of buildings formerly associated with the lodge ,
now in separate ownership to Warwick House. The buildings include the former stable
yard cottages, stables, former coach house and washhouse, as well as the red-brick
water tower and a servant's house.
5.9 The RPG, where open to the public, is mainly focussed on the lodge’s former gardens
to the north of the platform. It comprises a combination of elements, including built
form and designed plant cover, as illustrated by SAPs A-I. These elements include the
Italian Gardens, formal lawns, croquet lawn and Japanese Garden. There is also clipped
yew hedges and a tree house.
5.10 Near the eastern and north-eastern boundaries of the RPG is the sunken Italian Garden.
This comprises a formal, rectangular, garden of stone terraces, balustrades and steps
around a water feature, as shown in SAPs A, B and D. SAP A provides a view westward
from the top of the tree house towards the Italian Garden, which is set within the RPG’s
well-vegetated eastern boundary. SAP A illustrates the depth of the RPG’s boundary to
the north-east and east and extent of visual separation between the Ital ian Garden,
tree house and the RPG’s agricultural setting to the east (Parcel 1). Similarly, the extent
of tree cover to the north and north-east of the Italian Garden is shown in SAP B.
5.11 SAP B also shows the aspect, immediate setting and condition of the Italian Garden. It
provides a distinct and well-defined area within the RPG, offering containment and
enclosure around a central water feature. Existing built form within the Italian Garden
is typically in poor condition, with broken balustrade and steps. Furthermore, the border
planting is highly simplified compared to other known early 20 th century Italian gardens.
Views into the Japanese Garden beyond the Italian Garden to the north-west are
possible.
5.12 SAP C illustrates the relationship between the Italian Garden, to the right of the image,
the tree house and the setting of the RPG to the east (Parcel 1, to the left of the image),
including the vista that links the setting (Parcel 1) with the Italian Garden. A line of
yew trees lies to the north of the garden (SAP D).
5.13 The RPG extends to the north-east in a linear form (approximately 350m), from the
walled garden to Perryfield Ponds. This part of the RPG is identified as the Japanese
Garden2. There is a visual link between the Japanese Garden, walled garden, water
tower, and Shelley Pavilion, which lies immediately to the north of the walled garden
as demonstrated by SAP E. Also visible in SAP E are filtered views beyond the wooded
2 Historic England, List Entry Number: 1001484, January 2001
Easton Park, Uttlesford Site Appraisal
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boundary of the RPG to the west, into Parcel 2. Whilst the rising landform reduces the
extent of the view in Parcel 2 to some extent , Broxted Common Wood can still be
glimpsed to the west of Parcel 2, terminating the view.
5.14 SAP F shows the reverse view to SAP E, i.e. looking north-east along the Japanese
Garden from the north external side of the walled garden / Shelley Pavilion. The strong
sense of enclosure and separation provided by the planting of the Japanese Gardens is
well illustrated in SAP F, foreshortening and screening the view towards Perryfield
Ponds. However, glimpses of the open field to the west of the RPG (Parcel 2) are
possible through the generally well-vegetated western boundary of the RPG. The poor
condition of the Shelley Pavilion is also clearly visible .
5.15 The walled garden provides a strong sense of enclosure and physical separation from
within, as well as foreshortening views across the RPG, owing to its high walls. This is
clearly illustrated in SAP G, which shows the view south-east to south-west from within
the walled garden. SAP G also illustrates the relationship between the walled garden
and structures formerly associated with Easton Lodge: Warwick House is identifiable
with its distinctive pink render; to the south-west of the walled garden is the former
stable yard cottages and the red-brick water tower is visible adjacent to the cottages.
SAP G therefore shows how the RPG is well contained by structures to the south-west
corner of the RPG and is therefore influenced by built form. The south-west corner of
the RPG comprises a legible built-heritage focal point to the RPG, in contrast to the
wider designation which is characterised by enclosure defined largely by planting .
5.16 The strong containment and characteristic enclosure of the RPG is illustrated by SAP
H, which shows the view northward from Easton Lodge/Park Road towards the RPG.
Tree planting clearly defines the pleasure gardens in the landscape, separating it from
the surrounding agricultural landscape to the south, as it does to the east, west and
north. Physical delineation between the RPG and its setting is further emphasised by
the metal railings, brick ha ha wall and ditch to the south, as shown in SAP H. The ha
ha is in a poor condition and there is clear movement in the brick-work caused by the
trees on the higher RPG side.
5.17 Finally, SAP I shows the current condition of the Formal Lawn that is enclosed by
robust belts of vegetation. The lawn lies adjacent to the former Easton Lodge house
platform, now occupied by a stand of birch trees. The lawn is defined by a double
clipped yew hedge to the north and mature Lebanon cedar to the north-west corner.
The Formal Lawn includes built elements including brick-edged square beds with
planting and an assortment of architectural salvage displays around plant urns on
plinths.
Easton Park, Uttlesford Site Appraisal
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History of the Study Area
5.18 This section sets out the evolution of the Study Area with the RPG forming the primary
heritage asset at its centre. Whilst heritage assets associated with the RPG will be
referred to, it is the development of the RPG, and its setting, that are the focus of this
section.
5.19 The development of the RPG is set out in both the listing entry (List Entry Number:
1001484) and the Heritage Impact Assessments (HIA) produced by Donald Insall
Associates3. These documents are not duplicated here, however, are used in
combination with an interpretation of historic map progressions to summarise the Study
Area’s key development phases. The historic map progression is included on Figure 4.
Easton Lodge, Park and Pleasure Garden
5.20 The estate’s origins date back to the 16 th century, when lands and a hunting lodge were
granted to Henry Maynard by Queen Elizabeth in 1590; the lodge was demolished and
replaced by a large Elizabethan mansion early 17th century. The area around Great
Dunmow contained a number of Medieval deer parks (as shown on J Speed’s map of
16104), however, Easton Lodge is not shown at this time. No physical remains of this
phase of the estate’s development are known.
5.21 In 1640, Maynard was succeeded by his son “who surrounded the new house with
a park planted with a double avenue of trees aligned on the west front” 5. By
1742 Easton Lodge comprised a formal parkland with radiating avenues laid out in a
patte d'oie; these are recorded on the J Chapman and Peter André Map of Essex (1777)
as shown on Map A, Figure 4: Historic Map Progression. At this time, the designed
landscape extended to a clearly defined parkland pale or ha ha that encircled the estate.
There was a clear separation between the Easton Lodge parkland and The Manor at
Little Easton to the east; the separation between the park and the village is also shown
graphically on Map A by the change in road scale.
3 Donald Insall Associates, Uttlesford District Council Heritage Impact Assessments, January 2019 4 Donald Insall Associates, Uttlesford District Council Heritage Impact Assessments, January 2019 5 Historic England, List Entry Number: 1001484, January 2001
Easton Park, Uttlesford Site Appraisal
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5.22 To the south-east, the parkland extended to the northern edge of High Wood during
the 18th century (Map A); an avenue ran from the lodge to, and through, High Wood.
High Wood and part of the avenue is still identifiable in 2018 aerial mapping. To the
south, the three avenues of the patte d'oie dominated the 18th century parkland (Map
A). The park is likely to have comprised blocks of wood pastureland, defined by the
rides of the patte d'oie. Whilst the Map A suggests relatively low-density tree planting
to the south of the lodge, Image 1 (Engraving of park at Easton Lodge by Skynner and
Canot (1756)) suggests that there would have been significant visual and physical
containment in views south from the lodge, beyond the open pasture immediately south
of Easton Lodge/Park Road. The rides would have provided only tightly framed views
of the wider landscape to the south.
Image 1: Engraving of park at Easton Lodge, 17566
5.23 To the west, the 1777 parkland extended as far as (but not including) Brook End Farm,
which remains in situ today. To the north, the 1777 parkland encompassed what is
today Perryfield Ponds but extends no further north.
5.24 A pleasure garden is clearly defined around the house on the 1777 map; it is similarly
shown as a distinct space within the larger park on the Skynner and Canot engraving
(Image 1). The pleasure garden at this time is smaller than the RPG today. It includes
an oval waterbody to the north of the lodge, now removed, and to the south-east the
Bosquet, which remains in situ to some degree today; the latter is thought to be
6 Skynner and Canot, Engraving of park at Easton Lodge (1756)
Easton Park, Uttlesford Site Appraisal
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contemporary with the Elizabethan house. Further tree planting is shown on Map A, to
the eastern boundary of the pleasure gardens and north of the Bosquet.
5.25 To the west of the house, Map A shows four rectangular spaces; the north two are
broadly located where the walled garden is today and was most likely a walled garden
during the 18th century too. The southern compartments indicate planting; these may
have been orchards.
5.26 The Elizabethan lodge suffered considerable fire damage in 1847; a new Victorian
mansion was subsequently built. The parkland and pleasure grounds, the latter
comprising today’s RPG, also continued to evolve through the 19 th century, as visible
on the OS Map of 1898 (Map B, Figure 4). The estate was generally more heavily
vegetated by this time.
5.27 During the 19 th century, the parkland was extended to the east along the south side of
Easton Road/Park Road, almost to the church yard of St Mary the Virgin. Three large
ponds were developed near to the extended east boundary of the park, one to the south
of Park Road and within the boundary of the late 19 th century parkland. This pond,
known as Horse Pond, remains in situ today.
5.28 Regular clumps of trees are shown either side of Easton Lodge/Park Road on Map B,
Figure 4, between the Glebe ’s (labelled as Rectory) access road and the pleasure
ground’s Bosquet to the west. This suggests an embellishment to the approach road
from Little Easton church.
5.29 To the south of Park Road, the parkland was more informal in its layout. Whilst the
patte d'oie is still legible on Map B the avenues are far less coherent; instead, extensive
informal tree planting has taken place across the parkland. New water bodies are shown
scattered across the park to the south on Map B.
5.30 To the west, the park was extended beyond Brookend Farm, increasing the wood
pasture and woodland cover within the estate boundary; the formal west avenue is no
longer visible on Map B and was presumably removed by this time. A cricket ground
was created immediately to the south of the house and Easton Lodge/Park Road during
the 19th century, and so remained as open space during this time.
5.31 The north-west corner of the park was planted as woodland (Broxted Common Wood)
by 1898 (Map B). This introduced strong enclosure to the north-west of the park and
defines Parcel 2 today. The woodland screened the north-west part of the parkland
(Parcel 2) from the open countryside to the north-west (Parcel 3), which remained
Easton Park, Uttlesford Site Appraisal
15576-A5-HLCA 22 May 2019
outside the park. To the north, Perryfield ponds were sub-divided and made more
informal in shape during the 19 th century.
5.32 The pleasure garden, by the late 19th century, provided a strong degree of containment
around the lodge, as shown on the OS map of 1898 (Map B). The Bosquet to the south-
east of the lodge was densified, with mixed evergreen and deciduous planting added to
provide year-round separation between the pleasure grounds and the parkland to the
east and south-east (Parcel 1).
5.33 To the south of the lodge, a clearly defined carriage circle was in situ. Planting defined
the outer edge of the track; however, no planting is shown to the centre of the circle.
5.34 To the west of the lodge and walled garden was a clearly defined mixed evergreen and
deciduous tree belt with access track running through it; the track remains in situ today.
Tree planting existed both sides of the track during the late 19 th century and so there
was a clear separation between the pleasure gardens and the open parkland (Parcel 2)
to the west. The tree belt wrapped around the south-west corner of the pleasure
gardens alongside Park Road, as it does today; it provided visual separation between
the pleasure ground and the open parkland to the south-west too. Tree planting was
also shown to the south side of Park Road.
5.35 The track to the west of the pleasure garden was likely a secondary, but designed,
circumnavigation of the pleasure grounds. The access route ran north of the walled
garden and lodge, through the Bosquet before re-joining Easton Lodge/Park Road. The
track ran through tree planting for its entire length, except to the north of the walled
garden and a short section to the north of the lodge. It is likely, therefore, that these
comprised designed, and tightly framed, vistas towards Perryfield Ponds and the
landscape park to the north-east (Parcel 1); the latter was likely connected to a view
from the garden facade of the now demolished Easton Lodge, into the landscape.
5.36 Immediately to the north-west of the lodge was an oval shaped network of paths,
defined by tree planting. The planting structure can still be identified in modern (2019)
aerial mapping.
5.37 Various improvements were made to the estate ’s built form during the late 19th century.
This included the former (grade II listed) stable yard cottages to the south-west of
Warwick House, built as servants’ quarters in 1896. The water tower was built to the
west of the cottages, 1902. The tower is still a notable vertical feature of the RPG and
wayfinder in the surrounding landscape to the west of the RPG.
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5.38 In 1881 Frances Evelyn Maynard inherited the estate. In 1902, Maynard (Lady Warwick)
commissioned the architect and garden designer Harold Peto to “create an elaborate
setting for the north side of the house” 7. The transition from a 19th century
Picturesque pleasure garden to an early 20 th century Italian revival pleasure garden is
visible in Map C, Figure 4. During the 1910s, Easton Lodge became famous for its
society gatherings, presumably utilising the newly finished gardens.
5.39 Peto made substantial changes to the pleasure garden, however, it remained a garden
characterised by strong visual containment and enclosure . He made no notable changes
to the parkland, albeit extended the pleasure gardens to the north -east through it. The
extension linked the walled garden to Perryfield Ponds, as it still does today, and
comprised part of the Japanese Garden. The Japanese Garden severed the parkland
into Parcel 1 and Parcel 2, as it does today; the severance is therefore well established.
The Japanese Garden comprised a formal double avenue of trees that terminated at
Perryfield Ponds; Peto enclosed the ponds east and west in tree planting.
5.40 The visual containment provided by the Bosquet and tree belt to the south-east and
east was retained and strengthened with new planting by Peto8. Similarly, the 19 th
century tree belt to the west of the house was retained by Peto, as was the 19th century
carriage track. Consequently, the framed view to the parkland to the south of the lodge
remained unchanged from the 19th century into the early 20 th century.
7 Historic England, List Entry Number: 1001484, January 2001 8 Historic England, List Entry Number: 1001484, January 2001
Image 2: View of the tree house, circa
1907, showing open views to Parcel 1,
beyond the tree house and prior to the
establishment of Peto’s lime trees.
Easton Park, Uttlesford Site Appraisal
15576-A5-HLCA 24 May 2019
5.41 Peto included vistas and views of the surrounding parkland landscape into his garden
design, though these were substantially different to those of the earlier 19 th century
landscape. Peto’s formal gardens to the north-east of the lodge, which include the
extant sunken Italian Garden, were framed by new lime tree planting to the north-east.
Though axial views to the north-east (Parcel 1) were designed in, views of the parkland
were designed to be more strongly filtered and framed than in the 19th century layout.
In Image 2 (above), the view to the north-east from the tree house is still as it would
have been in the late 19 th century, prior to Peto’s limes having established ; open views
of Parcel 1 appear to have been possible.
5.42 Peto’s Formal Lawn and Croquet Lawn are clearly visible in the OS map of 1920 (Map
C) and would have further established a character of enclosure and containment within
the pleasure ground.
5.43 In the early 20th century, the estate became a focus for military activity and the parkland
was used for training by the Essex Yeomanry during World War I . In 1918, parts of the
house suffered a further fire and this marked the beginning of the estate’s decline.
Parts of the grounds were sold off in 1919 and 1921 and the principal house was not
rebuilt: “Philip Tilden was commissioned to rebuild the west wing, constructed
as a separate building, and he is also thought to have been responsible for
additions to the Peto garden”9. Tilden’s alterations included beds in the Formal Lawn
and pavilion south-east of the lodge platform; this adds a further early 20 th century
phase to the pleasure garden’s development.
5.44 In 1937, a country nature reserve was established in the park; this would likely have
changed the character of the parkland to appear more ‘natural’.
5.45 During World War II, the estate was “requisitioned by the War office and the park
cleared of trees to make way for an airfield” 10. In 1942, approximately 10,000
trees11 were cleared from the parkland and airstrips laid out across the parkland south
of Easton Lodge/Park Road. Hardstanding was laid at this time for the airstrips and a
circular track and hardstanding added for dispersal storage12. Trees appear to have
been cleared from the parkland north of Park Road also, including Parcels 1 and 2 of
the Study Area; the pleasure gardens (and RPG) appear not to have been substantially
altered. The park immediately south of Easton Lodge/Park Road, where the cricket pitch
9 Historic England, List Entry Number: 1001484, January 2001 10 Historic England, List Entry Number: 1001484, January 2001 11 Donald Insall Associates, Uttlesford District Council Heritage Impact Assessments, January 2019 12 Donald Insall Associates, Uttlesford District Council Heritage Impact Assessments, January 2019
Easton Park, Uttlesford Site Appraisal
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was previously located, is also developed with numerous temporary structures and
tracks.
5.46 In aerial photography of May 1944, provided in the HIA, a track is visible adjacent to
the RPG’s current eastern boundary, leading to a large area of hardstanding located
east of the Japanese Garden and north of the Italian Garden; various small structures
can be identified. A small area of Parcel 1 was therefore developed at this time.
5.47 The parkland west of the RPG (Parcel 2) was extensively developed with tracks and
temporary structures, as illustrated in the same aerial photograph. The airfield closed
in 1958 and hardstanding removed 1965/66. The HIA sets out that:
“Very little of the aerodrome still exists except some single track agricultural roads remaining from the perimeter track and a blister hangar with a four Nissen huts and electrical generator shed near Easton Lodge.”
5.48 After WWII, what remained of the principal house was cleared, leaving only Warwick
House and outbuildings; the gardens were abandoned. From this time the estate ’s
ownership was further subdivided and its decline further hastened.
5.49 Some 20th century restoration of the gardens has since taken place as well as new
designed elements, introducing a mid-late 20th century design phase to the pleasure
gardens, however, generally the planting is far simpler across the RPG than it would
have been at its height.
Easton Park, Uttlesford Visual Appraisal
15576-A5-HLCA 26 May 2019
6.0 VISUAL APPRAISAL
6.1 A visual appraisal and photographic survey of the Site and its surrounding landscape
was carried out in March 2019 with the aim of providing a robust analysis of views in
and out of the RPG. The visual characteristics of the Study Area in relation to the
designated area are set out below with reference to the Site Context Photographs
(SCPs) 1-16 appended to this appraisal; the locations of photographic viewpoints are
shown on Figure 5: Visual Appraisal Plan.
Views from Outside the RPG
6.2 As demonstrated by SCP 1, open panoramic views of the wider landscape are available
from Park Road to the east of the gardens, with the view terminated by a wooded
backdrop to the north of the road. Woodland in the RPG is perceived as part of this
overall structure of trees, with mature deciduous and conspicuous coniferous species
forming a prominent component within the view. Built form within the RPG itself is not
visible. To the south of the road, the landscape is more open, with distant vegetation
largely screened by the broad rising landscape to the south of the RPG.
6.3 Similar views are available from the agricultural landscape to the north of the road,
however the prominence of mature trees within the RPG in the wider landscape is
substantially reduced by intervening remnant hedgerow as shown in SCP 2 and 3.
Further north and east from these locations, the visual relationship with the RPG is
further reduced by a combination of distance, landform and intervening field boundary
vegetation.
6.4 The prominence of mature trees is once again strongly perceived in views further to
the west within Parcel 1, as demonstrated by SCP 4. In this location the wooded
backdrop to the right of the view is comprised entirely of tree cover within the RPG. It
is of further note that the tree house within the gardens can be seen in distant filtered
views from this location.
6.5 SCP 5 demonstrates the view to the south of Park Road adjacent to the south-eastern
corner of the RPG, with the ha ha located behind the viewer. Expansive views across
the open landscape are possible from this location, however further north within the
RPG itself, views to the south are screened by substantial existing vegetation, including
evergreen trees. Similar open views to the south are available from the length of Park
Road, however further west, boundary vegetation on the southern edge of the RPG
becomes more sporadic, such that filtered and glimpsed views are possible from the
Easton Park, Uttlesford Visual Appraisal
15576-A5-HLCA 27 May 2019
residential properties that lie within the designated area, but outside the S ite. This is
demonstrated by SCP 6.
6.6 SCP 7 is located further to the west along Park Road, demonstrating the view to the
east, terminated by the wooded backdrop that includes mature trees within the RPG.
The Nissen Huts form a prominent component in the middle ground of the view, set
within the agricultural landscape to the south of the road. Residential built form within
the RPG can be seen in filtered, distant views with the water tower forming a prominent
feature on the skyline, rising above intervening vegetation.
6.7 Further to the north-west, within Parcel 2, open views across the landscape are partially
terminated by the backdrop of mature trees within the RPG, while to the right of the
view, the skyline is largely unvegetated. The water tower is a prominent feature
perceived within this landscape, rising above surrounding trees and houses as shown
in SCP 8. In the northern part of Parcel 2, the water tower is screened from view by
intervening vegetation as shown in SCP 9, however mature conifer trees within the
RPG are notable features in the composition of the view.
6.8 Two viewpoints, SCP 10 and 11 are located within Parcel 3 and demonstrate that due
to substantial intervening woodland and the undulating landform, there is no visual
relationship between this part of the Site and the RPG.
Views Inside the RPG
6.9 SCP 12 demonstrates the view eastwards from the current access track and parking
area on the south-eastern flank of the gardens. The view is filtered by vegetation on
the boundary, with the open landscape beyond perceptible, albeit not strongly
influencing the composition of the view.
6.10 Further north, the visual containment of the gardens becomes stronger due to
substantial woodland bounding the Site albeit there are substantially filtered views out
towards the open agricultural landscape in winter conditions, te rminated by woodland
on the eastern site boundary. These views are demonstrated by SCP 13, taken from
the tree house. Summer views are likely to be virtually screened.
6.11 SCP 14 demonstrates the narrow channelled view to the north-east from the Italian
Garden within the RPG. There is a visual connection with the adjacent agricultural
landscape due to the vista through trees bounding the north-eastern flank of the
gardens, with a framed view of the distant rising landform beyond.
Easton Park, Uttlesford Visual Appraisal
15576-A5-HLCA 28 May 2019
6.12 Views eastwards from the Japanese Gardens are filtered to an extent by boundary
vegetation, however the openness perceived adjacent to the Site is notable and has a
strong influence on the sense of tranquillity experienced within this part of the RPG.
Due to the undulating topography, the rising landform to the east of this part of the
gardens is seen as against the skyline, as demonstrated by SCP 15.
6.13 Similarly, there are filtered and glimpsed views from the Japanese Gardens looking
westwards over the northern extents of Parcel 2 as shown in SCP 16. Whilst these
views are typically more open than those demonstrated by SCP 15, the wooded
backdrop provided by Broxted Common Wood is closer to the viewer, leading to a
reduced sense of openness. Nonetheless, the open agricultural landscape to the north-
west of this part of the Site instils a strong sense of tranquillity on this part of the RPG.
6.14 The view northwards from the Japanese Gardens is shown by SCP 17, with the ponds
in the northern extents of the RPG forming the strongest visual component. These views
are truncated by substantial woodland around the ponds such that there is no
perceptible visual relationship between the northern extents of the RPG and the wider
landscape.
6.15 SCP 18 is located to the south-east of the RPG within the walled garden. The strong
visual containment of the western boundary of the RPG is palpable, with views curtailed
by the wall and subsequent woodland.
Visual Sensitivity Summary
6.16 In the majority of views from outside the RPG, substantial mature trees within the
designated area are perceived as a prominent component of the wider structure of
woodland that forms the backdrop to many views looking northwards, eastwards and
westwards. Nonetheless, views from locations outside the RPG are typically open and
expansive, taking in the wider agricultural landscape.
6.17 Contrastingly, views from within the RPG are typically screened or substantially filtered
by vegetation within the designated area, albeit there are some more open views and
designed vistas in places. Where such open, filtered or channelled views through the
wooded boundaries of the RPG are possible, there is a tangible visual relationship
between the interior of the RPG and the adjacent open agricultural landscape of Parcels
1 and 2.
6.18 The open character of Parcels 1 and 2 therefore make some contribution to how the
RPG is experienced, most notably in terms of increasing tranquillity. The substantial
Easton Park, Uttlesford Visual Appraisal
15576-A5-HLCA 29 May 2019
woodland to the west of Parcel 2 prevents any visual relationship between the RPG and
Parcel 3.
6.19 On the basis of the Visual Appraisal above, a visual sensitivity heat -map has been
established, shown in Figure 5: Visual Sensitivity Heat Map on a scale of very low
to very high. Full definitions of the “Visual Sensitivity Scale” are included as Appendix
1.
6.20 The overall visual sensitivity of the landscape surrounding the RPG varies greatly. The
strength of visual relationship and corresponding sensitivity is affected by the RPG’s
existing design qualities as well as the landscape qualities of the its setting. Generally,
visual sensitivity of land outside the RPG is judged to reduce with increased distance
from its boundaries, owing to reduced intervisibility.
6.21 Areas of Very Low Visual Sensitivity, where there is no to-nearly-no intervisibility
with the RPG, includes land to the north, north-east, and west. This includes all of
Parcel 3, to the west of Broxted Common Wood. To the north, the RPG has strong
containment owing to dense tree planting around Perryfield Ponds. To the north-east,
the landform falls by approximately 10m (85m AOD to 75m AOD) which, when combined
with existing hedgerow planting, substantially reduces intervisibility.
6.22 To the south, visual sensitivity is judged to be Moderate from approximately 120m
south of Easton Lodge/Park Road, where any glimpses of the RPG’s interior, or reverse
views from within the RPG, will be less likely owing to the well vegetated southern
boundary of the RPG. Visual sensitivity is judged to increase with proximity to the
southern boundary in a gradual fashion, increasing to High and then Very High.
6.23 A band of land with High Visual Sensitivity is judged to run around the RPG to the
east, south and west, increasing to Very High to the north of the Italian Gardens and
west of the Japanese Gardens. North of the Italian Gardens, there are designed, corridor
views towards Parcel 1. West of the Japanese Garden, planting is less substantial and
allows filtered views towards Broxted Common Wood. To the west of the RPG, a large
area of land is judged to be of lower visual sens itivity where the walled garden and tree
belt combine to provide a strong sense of enclosure and containment to the RPG.
Easton Park, Uttlesford Statement of Heritage Significance
15576-A5-HLCA 30 May 2019
7.0 STATEMENT OF HERITAGE SIGNIFICANCE
7.1 This appraisal sets out the significance of the RPG and the contribution its setting makes
to its significance, in accordance with the guidance set out by Historic England13. Where
other heritage assets contribute to the RPG’s significance and could be affected by
development within the its setting, these are also considered below.
Registered Park and Garden
7.2 No development is proposed within the boundaries of the designated area and it is
therefore its setting, and the contribution that this makes to the heritage asset’s
significance that is considered below.
7.3 The RPG is a grade II registered, multi-phase, pleasure garden. The loss of the garden’s
parkland setting has had a marked impact on its significance. It is no longer read as
the centre piece of a designed landscape but a small ‘island’ in an agricultural landscape
that retains only fragments of its previous parkland use. Notwithstanding the diminished
condition of the RPG’s setting it retains some heritage value.
Evidential Value
7.4 The outline of the RPG’s former parkland can still be read . Its setting therefore has
some value in its current condition, where evidence of the parkland’s extents can still
be found. Whilst the setting of the RPG has little aesthetic value that could be associated
with the RPG itself, it is possible to appreciate that there was once a large landscape
park across the Study Area.
7.5 Few elements of the RPG’s 17 th century origins and formal 18 th century design phases
remain within the designation boundary; however, these can be identified within RPG’s
wider setting, the avenue running through High Wood for example. These elements
therefore contribute positively to the significance of the RPG, albeit they are highly
fragmented and in a poor condition. Similarly, the former gate lodge and Stone Hall
remain, however, all are beyond the Study Area of this appraisal.
7.6 With regards to the RPG itself, its open setting informs remaining structures such as
the ha ha wall. The purpose of this element of the heritage asset in this case is
intrinsically linked with the open character of its setting, designed to allow
13 Historic England, Managing Significance in Decision-Taking in the Historic Environment - Historic Environment Good Practice Advice in Planning: 2, March 2015
Easton Park, Uttlesford Statement of Heritage Significance
15576-A5-HLCA 31 May 2019
uninterrupted views into the parkland to the south. The structure can still be read as
providing this function, notwithstanding the substantial boundary planting.
7.7 The open space to the east of the RPG makes it possible to read the evolving
relationship between it and Little Easton to the east. The parkland has expanded and
contracted, however, the relationship between the pleasure ground and the village has
changed little since the pleasure ground was developed in the 18 th century. However,
the character of the open space wil l have changed greatly, from formal parkland to
agricultural land. Interventions in the landscape, such as the creation of the ponds to
the west of the village will have increased the sense of demarcation between the village
and RPG. The contribution of the land to the east of the RPG is primarily evidential and
historic and relates to its openness as opposed to any more tangible aesthetic value.
7.8 The open setting to the north-east of the RPG provides evidence of how the its early
20th century phase was designed to work by Peto. The framed corridor views from the
Italian Garden, into the wider landscape, illustrate Peto’s design intent. Similarly, albeit
less dramatically, the openness east and west of the Japanese Garden contributes to
the RPG’s setting. However, it is understood that the planting in the Japanese Garden
is today much simpler that intended by Peto and it is therefore likely that these open
views were not intended to be experienced.
7.9 The RPG provides evidence of the works of Peto, an architect and garden designer of
national importance. The RPG is understood to be Peto’s only known work in the east
of England region14.
7.10 The setting of RPG is characterised by openness. This provides some evidence,
alongside the few remaining structures from the mid-20th century, of the landscape’s
function as an airfield in World War II. Similarly, the open space, south of the RPG,
reveals where there was once a local cricket pitch.
7.11 Whilst altered, the remaining access tracks around the RPG provide some limited
evidence of the Site’s former access arrangements and the status of different elements
of the landscape.
7.12 The strong tree planting to the RPG’s boundaries and woodland such as Broxted
Common Wood demonstrate the fashion for increasingly enclosed pleasure gardens of
the late 19th century.
14 Donald Insall Associates, Uttlesford District Council Heritage Impact Assessments, January 2019
Easton Park, Uttlesford Statement of Heritage Significance
15576-A5-HLCA 32 May 2019
Aesthetic Value
7.13 The aesthetic value of the RPG’s setting is primarily its openness and the tranquillity
that is experienced with that openness. The openness allows for some of the designed
features of the RPG to be read, however, it is of little intrinsic heritage value.
7.14 Whilst there may be some trees of merit, the landscape elements are generally
unexceptional. However, Broxted Common Wood plays a designed, aesthetic role in the
RPG’s setting. It screens the RPG from the open countryside to the west (Parcel 3); the
wood also provides a landscape structure that frames the RPG’s immediate setting to
the west and views westward from the RPG.
7.15 Whilst much of the RPG is well-screened from its setting by tree cover, the setting’s
openness provides the opportunity to view some of the RPG’s built form. Most notably,
the openness allows for the water tower to be readily viewed from the west. Some
filtered views are possible of the built heritage cluster to the south -west corner of the
RPG, outside the RPG.
7.16 The sense of arrival at the RPG is enhanced by its relationship with Little Easton, which
is an attractive village comprising typical rural elements. Its built form and setting,
positively contributes to the RPG’s setting. The bridge, ponds and treed verges provide
an attractive gateway to the RPG and its setting.
Historic Value
7.17 The RPG provides a clear link to, and assists an understanding of, the fashion for Italian
gardens in early 20 th century. Revivalism was a popular early 20th century movement
and Peto was a key proponent: “the true spirit of Italian Revival Gardens was
probably best expressed by Harold Ainsworth Peto.”15 As previously set out, the
RPG’s setting, in part, contributes to that understanding and experience of the designed
landscape.
7.18 The high status of society gatherings can be read and understood in the fabric , scale,
design quality and resulting significance of the RPG, which is partly informed by the its
open setting.
15 Historic England, Rural Landscape: Register of Parks and Gardens Selection Guide, March 2013
Easton Park, Uttlesford Statement of Heritage Significance
15576-A5-HLCA 33 May 2019
Communal Value
7.19 The RPG is likely to have some communal value for local communities, who may
understand its former status, worked on the estate at some time or enjoyed the RPG’s
design features in recreation. However, the estate declined post World War II and its
communal value is likely to be stronger with regards to more recent history, notably
the airfield.
7.20 The former airfield is still legible and evidential structures remain. There is also a strong
connection between the church at Little Easton, where there are memorials and a
commemorative window, and the RPG.
7.21 To the east, the parkland has been extended along the south side of Park Road, almost
to the church yard of Little Easton Church. Three large ponds have been developed to
the east, one to the south of Park Road within the boundary of the late 19 th century
parkland. Regular clumps of trees are shown either side of Park Road where it runs
between the Glebe (labelled as Rectory) access road and the RPG’s Bosquet to the west.
This suggests an embellishment to the approach road from Little Easton church.
7.22 After WWII, what remained of the principal house was cleared, leaving only Warwick
House and outbuildings; the gardens were abandoned. From this time the estate’s
ownership was further subdivided and its decline further hastened.
Statement of Significance Summary
7.23 The loss of the garden’s parkland setting has had a marked impact on the degree to
which the setting positively contributes to the significance of the RPG. Its contribution
is now much diminished, although its extents can be understood which is of some
positive evidential and historic value. The setting’s primary contribution to the
significance of the heritage asset is linked to these extents and comprises its open
character. The setting’s openness assists with reading some of the designed features
of the RPG itself, including the ha ha wall and the views from the Italian Garden.
7.24 The openness of the RPG’s setting maintains the relationship with the Little Easton
Conservation Area, which contributes historic and evidential value to the RPG’s
significance.
7.25 Significance stems from the RPG’s association with architect and garden designer Harold
Peto and the setting of the RPG informs that association ; Peto used the RPG’s setting
in the design concept of the Ital ian Gardens. The setting therefore contributes
Easton Park, Uttlesford Statement of Heritage Significance
15576-A5-HLCA 34 May 2019
evidential, historic and aesthetic value to the significance of the RPG in relation to
Peto’s design work.
7.26 Whilst not a feature of the former designed landscape, the use of the former parkland
as an airfield in World War II contributes some historic and evidential value to the RPG’s
significance. This notwithstanding, it is judged to contribute to a lesser extent than any
relict design elements relating to the setting’s use in conjunction with the estate of
Easton Lodge. The airfield included some limited communal value, given its link to the
parish church at Little Easton.
Easton Park, Uttlesford Design Strategy
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8.0 DESIGN STRATEGY
Strategic Development Principles
8.1 Following on from the landscape and heritage appraisals, a series of strategic
development principles have been developed to guide the emerging masterplan for
Easton Park, with the aim of sensitively addressing the heritage, landscape and visual
characteristics of the Gardens of Easton Park. An understanding of the contribution the
setting of the RPG makes to its significance has informed the design principles .
8.2 The provision of a considered strategic development principles spatial plan based on a
robust understanding of the Site, its characteristics and its context, allows the Proposed
Development to respond sensitively to its surroundings and thereby promote a strong
sense of place within the development itself.
8.3 The strategic development principles are set out in detail below and shown spatially on
Figure 7: Landscape / Heritage Development Principles Plan .
Open Space
8.4 To preserve the openness of long views to the north-east from within the RPG, most
notably in channel views experienced along the axial lines of the Italian Garden,
strategic open space has been proposed along the eastern flank of the garden. This
area of open amenity grassland would also serve to maintain the perceived sense of
openness and tranquillity experienced in filtered views to the east from the Japanese
Garden. The eastern edge of the open space would be planted with native canopy trees
in individual and clump arrangements to screen and filter views of new built form from
the west. Borrowed views of the open land to the east from the Italian Garden would
be maintained; the existing horizon line would not be broken.
8.5 Proposed strategic open space would also extend southwards along the eastern flank
of the gardens to meet Easton Lodge/Park Road, with naturalistic tree planting following
its eastern edge. At the lane it would subsequently extend further eastwards, creating
a tapering wedge-shaped area of open amenity grassland adjacent to the south-east
corner of the gardens and maintaining a break in built form. In combination, these
areas of open land to the east of the gardens, and development set-back from Easton
Lodge/Park Road, would help to preserve the physical and perceived separation
between existing settlement in Little Easton and the RPG.
8.6 In heritage terms, the hierarchy of experiences on approaching the RPG would be
maintained. From the east, the estate village would be experienced prior to joining the
Easton Park, Uttlesford Design Strategy
15576-A5-HLCA 36 May 2019
estate approach road (Easton Lodge/Park Road) to the RPG. The proposed open space
and development set-back north and south of the approach road would preserve the
sense of arrival to a designated heritage asset, whereby proposed development is
perceived as subservient to the RPG.
8.7 Strategic open space has been included to the south of Park Road in the immediate
vicinity of the Site to preserve the sense of openness around the gardens in views
eastwards and westwards from Park Road. This buffer of open space would also address
filtered views to the south obtained from residential properties in the southern extents
of the RPG. Proposed planting, in the form of individual and group arrangements of
native canopy trees would extend along the southern edge of the open space, filtering
and screening new built form perceived from the southern edge of the RPG.
8.8 Strategic open space to the west of the gardens has been proposed to preserve the
sense of openness perceived in filtered views to the west from the Japanese Gardens.
As shown on Figure 7: Landscape / Heritage Development Principles Plan ,
proposed tree planting would extend along the south-western edge of this open space
in clumps and individual arrangements, thereby screening and filtering views of
proposed built form from the east, notwithstanding that the walled garden greatly
curtails many views in and out of the RPG in any case. The proposed planting would
begin to restore the characteristically enclosed nature of the secondary approach road,
which historically screened views to the west as part of the designed circumnavigation
of the pleasure grounds.
8.9 A tapering wedge-shaped area of open space is proposed adjacent to the south-western
corner of the RPG to sensitively address views of the water tower experienced from the
west along Easton Lodge/Park Road. This will maintain the tower’s wayfinding
characteristics, marking the RPG in the landscape and ensuring that it retains its
prominence as a heritage asset.
8.10 When the extent of proposed open space across the Study Area is considered, it is
judged to offer the potential for some enhancement to the RPG’s setting. The RPG was
designed to be read within a parkland setting. The Proposed Development provides the
opportunity to reintroduce some of that lost parkland character, woven around
appropriately scaled residential development to provide a range of landscape
experiences. This would replace the RPG’s modern (post -war) agricultural landscape
that is largely devoid of tree cover and contributes little to the RPG’s significance other
than openness.
Easton Park, Uttlesford Design Strategy
15576-A5-HLCA 37 May 2019
Proposed Structural Planting
8.11 As shown on Figure 7: Landscape / Heritage Development Principles Plan the
south-eastern edge of the RPG would be reinforced with a belt of native trees to
enhance the visual containment of the existing access and car /coach park of the
gardens. This planting would also reinforce the existing wooded character of this part
of the gardens and screen proposed built form in views from this part of the RPG.
8.12 A belt of native trees is also proposed adjacent to the south -western edge of the RPG,
reinforcing the existing containment provided by the walled garden and adjacent
woodland. Proposed woodland in this location would provide a buffer between proposed
built form and heritage features within the gardens and assist with the assimilation of
new built form.
Development Set-Backs
8.13 To sensitively address the existing character of the landscape perceived from Easton
Lodge/Park Road, including long views towards the RPG and the sense of openness and
tranquillity of the landscape adjacent to the road, Proposed Development would be set
back a substantial distance from the road. This corridor of undeveloped land adjacent
to the road would assist in reducing the impact of proposed built form on the arrival
experience and, combined with areas of strategic open space, preserve the sense of
separation between the RPG, proposed built form and Little Easton to the east. The set-
back would provide sufficient space for the reinstatement of avenue tree planting ,
visible in historic mapping prior to the parkland becoming an airfield.
Existing Hedgerow
8.14 The existing remnant field boundary hedgerow within the landscape to the east of the
gardens would be retained and reinforced with species appropriate native planti ng in
order to enhance the screening effect of existing vegetation. This existing landscape
feature would be incorporated positively within the Proposed Development.
Development Parcels
8.15 Proposed built form within the development parcels nearest the RPG would be set out
in a low density within a parkland environment with substantial tree planting. Adjacent
strategic open space would be allowed to permeate areas of new development to allow
the creation of a sensitive landscape interface. This approach would reduce the visual
impact of new built form and create a strong sense of place informed by the surrounding
landscape, and thereby respect the setting of the Gardens of Easton Park.
Easton Park, Uttlesford Design Strategy
15576-A5-HLCA 38 May 2019
8.16 Proposed built form would also be set out with a series of key frontages designed to
positively respond the key landscape spaces around the RPG. The vernacular of
proposed built form would be strongly influenced by local context.
Easton Park, Uttlesford Summary and Conclusion
15576-A5-HLCA 39 May 2019
9.0 SUMMARY AND CONCLUSION
Summary
9.1 Barton Willmore Landscape Planning and Design were commissioned by Land Securities
in March 2019 to undertake a Combined Landscape and Heritage Capacity Appraisal at
Easton Park, Uttlesford.
9.2 The landscape and heritage appraisals are carried out with respect to emerging planning
policies that seek to allocate the Study Area, and beyond, for a mixed-use development
known as Easton Park Garden Community.
9.3 This appraisal focusses on the Registered Park and Garden (RPG) known as Easton
Lodge. It comprises a remnant pleasure garden associated with the now demolished
house of Easton Lodge, extending over approximately 17ha. The RPG is typically
characterised by strong enclosure and containment owing to its well vegetated
boundaries.
9.4 The RPG is located to the north-west of Great Dunmow and is approximately 2.7km east
of Stansted Airport, within a settlement pattern of dispersed villages. Nearby
settlements include Little Easton and Great Easton to the east and north -east,
respectively, as illustrated on Figure 1: Site Context Plan. The Study Area is located
to the north of the A120.
9.5 The Study Area for this appraisal includes the agricultural land to the east, west and
south of the RPG and the designated area itself.
9.6 There are no landscape designations that affect the Study Area and Site, however, the
following heritage designations are of note:
• RPG of Easton Lodge;
• Listed buildings within the RPG of Easton Lodge; and
• Little Easton Conservation Area.
9.7 A desk study considering relevant landscape planning policy and published landscape
character assessment has been carried out to inform the Development Principles Plan
(Figure 7).
9.8 In many views from outside the RPG, the designation’s vegetated boundaries are
perceived as a component of the landscape’s woodland structure.
Easton Park, Uttlesford Summary and Conclusion
15576-A5-HLCA 40 May 2019
9.9 Whilst views from some locations outside the RPG are sometimes open and expansive
these are in contrast with the screened or substantially filtered views typically available
from within the RPG. Where views through the RPG’s wooded boundaries are filtered,
or in a limited number of cases open, there is a visual relationship between the RPG’s
interior and the adjacent open character of Parcels 1 and 2. The strength of visual
relationship varies across the Study Area.
9.10 As the strength of visual relationship varies across the Study Area, a visual sensitivity
heat-map has been included to establish the degree of visual sensitivity on a scale of
very high to very low, shown in Figure 5: Visual Sensitivity Heat Map. The overall
visual sensitivity of the landscape surrounding the Site varies greatly. Sensitivity is
affected by the RPG’s existing design qualities as well as the landscape qualities of the
RPG’s setting. Generally, visual sensitivity of land outside the RPG is judged to reduce
with increased distance from its boundaries, owing to reduced intervisibility.
9.11 The open character of Parcels 1 and 2 makes some positive contribution to how the
RPG is experienced, including an increased sense of tranquillity; these characteristics
also make a positive contribution to the significance of the RPG, by comprising positive
aspects of the designation’s setting . The substantial woodland to the west of Parcel 2
prevents any visual relationship between the RPG and Parcel 3.
9.12 The loss of the garden’s parkland setting has had a marked impact on the degree to
which the setting positively contributes to the significance of the RPG. Its contribution
is now much diminished, although its extents can be understood which comprises some
positive evidential and historic value. The setting’s primary contribution to the
significance of the heritage asset is linked to these extents and comprises its open
character.
9.13 The openness of the setting assists with reading some of the designed features of the
RPG itself, including the ha ha wall and the views from the Italian Garden. As a result
of the Landscape, Visual and Heritage Appraisal, a series of development principles
have been established to reduce or avoid adverse effects on landscape character and
setting of the RPG. It is anticipated that these will inform the layout and design of the
Proposed Development through an iterative design process strongly founded on an
understanding of context, character, visual amenity and heritage significance.
9.14 The Proposed Development would lead to some beneficial effects on the RPG
designation and landscape setting of the RPG, where landscape elements can be
reintroduced. The development principles seek to enhance the designation’s setting by
strengthening the RPG’s vegetated boundaries in accordance with its significance and
Easton Park, Uttlesford Summary and Conclusion
15576-A5-HLCA 41 May 2019
established landscape character. Similarly, the development principles seek to enhance
the setting’s landscape structure. Sensitively designed and sited built form will comprise
primary mitigation.
Conclusion
9.15 The Proposed Development would introduce a new settlement, in accordance with
emerging planning policies that seek to allocate the Study Area, and beyond, for a
mixed-use development known as Easton Park Garden Community.
9.16 With respect to existing landscape character and heritage designations, i.e. the RPG
considered herein, there are a number of visual and heritage constraints. However,
constraints vary according to sensitivity of the landscape and the RPG’s setting across
the Study Area. It is therefore anticipated that there are development opportunities
within the wider setting of the RPG, where there would be limited visual and heritage
impact.
9.17 There are opportunities for the Proposed Development to reinforce the local landscape
character and the enhance the RPG’s setting through sensitive design based on a
thorough understanding of landscape character, visual impact and heritage constraints
and significance, as set out below.
9.18 The RPG was designed to be read within a parkland setting. The Proposed Development
provides the opportunity to reintroduce some of that lost parkland character, woven
around appropriately scaled residential development, to provide a range of landscape
experiences in accordance with the RPGs significance. This would replace the RPG’s
modern (post-war) agricultural landscape that is largely devoid of tree cover and
character and contributes little to the RPG’s significance other than openness.
Next Steps
9.19 It is recommended that further studies be considered. A full impact assessment on
landscape and heritage assets across the Site for the Easton Park Garden Community
would further inform the iterative design process and provide a full baseline from which
to develop a planning application.
Easton Park, Uttlesford Appendix 1: Historic England List Entries
15576-A5-HLCA 42 May 2019
APPENDIX 1: HISTORIC ENGLAND LIST ENTRIES
Easton Park, Uttlesford Appendix 2: Visual Sensitivity Heat Map Definitions - Visual Sensitivity Scale
15576-A5-HLCA 43 May 2019
APPENDIX 2: VISUAL SENSITIVITY HEAT MAP DEFINITIONS -
VISUAL SENSITIVITY SCALE
Easton Park, Uttlesford
15576-A5-HLCA 44 May 2019
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