easton park, uttlesford · 15576-a5-hlca 3 may 2019 the features within the landscape, such as...

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: [email protected] 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.

mailto:[email protected]

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


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


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

15576-A5-HLCA 4 May 2019

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,


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.


15576-A5-HLCA 6 May 2019

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.


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”.


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.


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


15576-A5-HLCA 11 May 2019

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

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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


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.”


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.


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.


15576-A5-HLCA 17 May 2019

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


15576-A5-HLCA 18 May 2019

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.


15576-A5-HLCA 19 May 2019

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


15576-A5-HLCA 20 May 2019

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)


15576-A5-HLCA 21 May 2019

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


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.


15576-A5-HLCA 23 May 2019

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.


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


15576-A5-HLCA 25 May 2019

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


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.


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


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


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


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


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


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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


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.


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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.


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.


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


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

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APPENDIX 1: HISTORIC ENGLAND LIST ENTRIES

Easton Park, Uttlesford Appendix 2: Visual Sensitivity Heat Map Definitions - Visual Sensitivity Scale

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APPENDIX 2: VISUAL SENSITIVITY HEAT MAP DEFINITIONS -

VISUAL SENSITIVITY SCALE

Easton Park, Uttlesford

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easton park, uttlesford · 15576-a5-hlca 3 may 2019 the features within the landscape, such as...

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