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www.bristol.gov.uk/conservation
Conservation Area 5
Clifton & HotwellsCharacter Appraisal & Management Proposals
June 2010
Prepared by:
City Design GroupBristol City CouncilBrunel HouseSt. Georges RoadBristolBS1 5UY
www.bristol.gov.uk/conservation
June 2010
With special thanks to:
Clifton and Hotwells Improvement Society
CLIFTON & HOTWELLSCharacter Appraisal CONTENTS
1. IntroDuCtIon
2. PlannInG PolICy Context
3. loCatIon & SettInG
4. Summary of CharaCter & SPeCIal IntereSt
5. hIStorIC DeveloPment & arChaeoloGy
6. SPatIal analySIS 6.1 Streets & Spaces 6.2 views 6.3 landmark Buildings
7. CharaCter analySIS 7.1 overview & Character areas 7.1.1 Character Area 1: Pembroke Road 7.1.2 Character Area 2: The Zoo & College 7.1.3 Character Area 3: The Promenade 7.1.4 Character Area 4: Clifton Park 7.1.5 Character Area 5: Victoria Square & Queens Road 7.1.6 Character Area 6: Clifton Green 7.1.7 Character Area 7: Clifton Wood Slopes 7.1.8 Character Area 8: Clifton Spa Terraces 7.1.9 Character Area 9: Hotwells 7.2 architectural Details 7.3 townscape Details 7.4 materials 7.5 Building types 7.9 landscape & trees
8. tyPICal lanD uSe & Summary of ISSueS 8.1 overview 8.2 residential 8.3 Institutions & Churches 8.4 open Spaces & Community Gardens 8.5 Commercial
9. neGatIve featureS
10. manaGement ProPoSalS
11. Statement of CommunIty Involvement
12. loCal GuIDanCe & SourCeS of further InformatIon
13. GloSSary of arChIteCtural & PlannInG termS
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MapsMap 1: Clifton & Hotwells Conservation Area in local contextMap 2: Approximate Building AgesMap 3: Routes & SpacesMap 4: Views & Landmark BuildingsMap 5: Character AreasMap 5a: Character Area 1Map 5b: Character Area 2Map 5c: Character Area 3Map 5d: Character Area 4Map 5e: Character Area 5Map 5f: Character Area 6Map 5g: Character Area 7Map 5h: Character Area 8 Map 5i: Character Area 9Map 6: Building Types: Listed, Buildings of Merit, Negative & NeutralMap 7: Typical Land Use
Figure NumberFig. 1: Clifton from Cumberland BasinFig. 2: Victoria Square GardenFig. 3: Site of Clifton Down CampFig. 4: The original Manor of Clifton as surveyed in 1627Fig. 5: View down the Avon with Hotwells and Clifton c. 1825 by Samuel JacksonFig. 6: De Wilstar’s Map, 1746Fig. 7: Plumley & Ashmead’s Plan, 1828Fig. 8: First Edition Ordnance Survey Map of Clifton, 1885Fig. 9: Panoramic view south from Windsor Terrace towards the Mendip HillsFig. 10: View south from Royal York CrescentFig. 11: Glimpsed view of the Suspension Bridge from Princes BuildingsFig. 12: The ParagonFig. 13: Clifton Rocks Railway up to Avon Gorge Hotel from across the AvonFig. 14: The look-out point across Avon Gorge at the bottom of Sion HillFig. 15: Clifton CollegeFig. 16: Clifton RC CathedralFig. 17: Clifton ClubFig. 18: Worcester TerraceFig. 19: Two houses are reconciled into an Ionic temple, Buckingham ValeFig. 20: Pembroke RoadFig. 21: Upper Belgrave RoadFig. 22: Corner of Upper Belgrave Road and Worrall RoadFig. 23: Clifton RC Cathedral detailFig. 24: College FieldsFig. 25: Clifton CollegeFig. 26: The Promenade, looking eastFig. 27: The Mansion HouseFig. 28: The Engineers HouseFig. 29: Vyvyan Terrace
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Maps & Illustrations
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CLIFTON & HOTWELLSCharacter Appraisal Fig. 30: Worcester TerraceFig. 31: Cobblestone MewsFig. 32: Rear of Canynge Square villasFig. 33: Nos. 8-25 Canynge SquareFig. 34: Manilla RoadFig. 35: Worcester Terrace raised pavementFig. 36: Mortimer House, Clifton Down RoadFig. 37: Victoria SquareFig. 38: The Victoria RoomsFig. 39: Victoria Square GardenFig. 40: St Andrew’s Churchyard 1820Fig. 41: Bishop’s HouseFig. 42: Clifton Hill House 1747Fig. 43: Goldney House 1714Fig. 44: Clifton Wood houses facing southFig. 45: Ambra ValeFig. 46: Bellevue TerraceFig. 47: White Hart StepsFig. 48: Mardyke Public House, Hotwell RoadFig. 49: Entrance to Jacob’s Wells BathhouseFig. 50: Royal York CrescentFig. 51: Cornwallis CrescentFig. 52: Balconies nos. 1-2 Caledonia PlaceFig. 53: Clifton ArcadeFig. 54: Princess Victoria Street MewsFig. 54a: Carters Buildings, off Portland Street WestFig. 55: Clifton Spa Pump RoomFig. 56: The ParagonFig. 57: Dowry Square 1721Fig. 58: Dowry Parade 1763Fig. 59: Chapel Row 1725Fig. 60: The ColonnadeFig. 61: Chimney stacks and pots along the skylineFig. 62: A variety of white painted barge boards appear on later Victorian buildingsFig. 63: Early 6-over-6 timber sashes, Dowry Parade, flush with the brick facadeFig. 64: Victorian round-headed sashes with unusual glazing bar patternFig. 65: 6 panel door with ornate fanlight, Royal York CrescentFig. 66: Simple 2 panel door in Clifton WoodFig. 67: Unusual double bowed door, The ParagonFig. 68: Elaborate carved timber ‘shell’ canopy, no. 8 Dowry SquareFig. 69: Broken pediment and Ionic stone surround, Dowry SquareFig. 70: late Victorian terracotta and stone porch with double door, Manilla RoadFig. 71: Wrought iron ‘star’ fanlight, West MallFig. 72: Delicate ‘Bats wing’ fanlight with lanternFig. 73: Stone balcony, Victoria SquareFig. 74: Basket balcony, St Paul’s RoadFig. 75: Balcony railing between pilasters, Buckingham PlaceFig. 76: Stone balcony supported, Saville PlaceFig. 77: Bowed canopies, Sion HillFig. 78: Canopied balcony with highly decorative support, Landsdown Place
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Fig. 79: Group of canopied balconies that step with the terrace, Caledonia PlaceFig. 80-83: Various designs of cast iron footscrapersFig. 84-85: Original door pool and traditional door knockerFig. 87: Decorative barge boardsFig. 88: Twisted drainpipe, 29 Sion HillFig. 89: Traditional iron kerb edgeFig. 90: Pennant flag cross over to setted mewsFig. 91-95: Coal hole, drain, ornate gas & sanitary inspection covers, Royal York VillasFig. 96-99: Various railing designsFig. 100: Elaborate gate, Victoria SquareFig. 101: Stone gate post, Clifton ParkFig. 101: Stone gate post, Clifton ParkFig. 102: Repaired stone balustrade, Clifton ParkFig. 103: Original oil light fitting attached to wrought iron area railingsFig. 104: Tall arc lamppost, Caledonia PlaceFig. 105: Historic lamppost with no lanternFig. 106-107: Cast iron lamp standard basesFig. 108: Unusual ‘chin strap’ lanternFig. 109: traditional ‘Windsor’ lanternFig. 110-14: Various street signs in a variety of materialsFig. 115: Elaborate timber shopfront, Princess Victoria StreetFig. 116: Art Deco surround with mosaic forecourt, Queens RoadFig. 117: Character buildings in CliftonwoodFig. 118: Mews type building, no. 97 Princess Victoria StreetFig. 119: Unlisted building of Merit, no. 84 Queens RoadFig. 120: Mature trees and shrubs and private gardens, north of Cornwallis CrescentFig. 121: Lost boundary wallFig. 122: Unsympathetic replacements railingsFig. 123: Unsympathetic dormerFig. 124: Inappropriate modern door on a Grade II building with original fanlightFig. 125: Negative building, Dowry ParadeFig. 126: Negative building, Pembroke RoadFig. 127: Wisemans, negative building, Worcester RoadFig. 128: Negative Somerfield shopfront, Princess Victoria StreetFig. 129: Wooden fence used to plug gap in the railings to a community gardenFig. 130-31: Examples of boundary railings that have fallen into disrepairFig. 132: Inappropriate steel gate for Grade II houseFig. 133: Traditional garage in poor state of repairFig. 134: Satellite dishes on the sides of listed buildingsFig. 135: Large lorries on narrow streetFig. 136: This pennant paving in poor state of repairFig. 137: Mix of street surfaces, Princess Victoria StreetFig. 138: Unsympathetic modern replacement lamp standard Fig. 139: Grade II lamp standard in poor state of repairFig. 140: Wheelie bins cause an obstruction on the narrow pavementFig. 141: Unauthorised conservatory to the rear of Grade II listed Sutton HouseFig. 142: Volume of ‘A’ boards, Princess Victoria StreetFig. 143: Proliferation of estate agent’s boards, Buckingham Place
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CLIFTON & HOTWELLSCharacter Appraisal
1. IntroDuCtIon
1.1 A conservation area is ‘an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’ (Planning (Listed Buildings & Conservation Areas) Act, 1990).
1.2 Since the designation of the first conservation areas in 1970, Bristol City Council has undertaken a comprehensive programme of conservation area designation, extension and policy development. There are now 33 conservation areas in Bristol, covering approximately 30% of the city.
1.3 The statutory framework places Bristol City Council under a duty of care to recognise the significance of its built environment and positively manage change within it. The City Council is now underway with a comprehensive programme of producing a Character Appraisal for each conservation area.
1.4 The Conservation Area Character Appraisals follow recent national guidance set out in English Heritage’s Guidance on Conservation Area Appraisals (2006), which require detailed appraisals of each conservation area in the form of formally approved and published documents.
1.5 A character appraisal accounts for the need to make informed decisions about the special interest of conservation areas and provides a point of reference for the planning authority, developers and communities in managing change appropriately. The consultation and adoption process values the specialist knowledge of local groups and is intended to ensure that features that communities value about a place, or feel are under threat, are properly considered.
1.6 Once adopted a character appraisal provides a tool for development management officers, developers, residents and others to preserve or enhance the character and appearance of the area.
2. PlannInG PolICy Context
2.1 Planning Policy Statement 5 (March 2010) sets out the Government’s national policies relating to the historic environment. This document underpins the local planning policy framework and is the foundation upon which the local authority will assess schemes affecting the historic environment.
2.2 In exercising its planning functions in a conservation area, the local planning authority is under a duty to pay “special attention to the desirability of preserving or enhancing the character or appearance” of the area (s.72 Planning (Listed Buildings and Conservation Areas) Act 1990). Bristol’s conservation areas are the subject of policies in the Bristol Local Plan (1997). Once adopted, policies in the emerging Core Strategy, and any future Development Plan Documents, will replace those in the Local Plan.
2.3 The Core Strategy is a key document in the emerging Bristol Development Framework. Once adopted the Core Strategy will become the key overarching policy document within the Bristol Development Framework. It will include a Core Policy on Conservation and the Historic Environment.
2.4 Within the character appraisals, references to the Bristol Local Plan are highlighted within blue boxes in order to relate specific sections of the appraisal with relevant policies and guidance.
2.5 Clifton & Hotwells was designated as a conservation area on 26 September 1972 and extended on 16 February 1977 and 18 February 1981. Each adopted character appraisal will replace the relevant Conservation Area Enhancement Statement for that area.
2.6 The Clifton & Hotwells Conservation Area Character Appraisal was adopted by David Bishop, Strategic Director (City Development) on 14 July 2010.
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CLIFTON & HOTWELLSCharacter Appraisal
CLIFTON & HOTWELLSCharacter Appraisal
3. loCatIon & SettInG
3.1 The Clifton & Hotwells Conservation Area is located in the west of the city of Bristol, immediately east of the Portway, north of the Floating Harbour and west of the city centre. The conservation area centres upon the development of terraces, crescents and streets that rise from Hotwells in the south before meeting the open landscape provided by Avon Gorge and Clifton Down to the west and north. The area is characterised by its dramatic climb from 10m above sea level at the lowest point alongside the Floating Harbour, reaching up to 90m at the highest towards Clifton Park.
3.2 From its origins as an incidental development, Clifton’s boundaries on the south and west were historically established by footpaths, and on the north and east by estate boundaries. As the area evolved into a planned suburb, subsequent building developments followed these boundaries and faced the challenges of the enormous contour differences across the site. As a result, the four great developments of Windsor Terrace, the Paragon, Royal York Crescent, and Cornwallis Crescent, relate perfectly to the landscape.
3.3 Clifton & Hotwells is abutted on all sides by neighbouring conservation areas. Whiteladies Road Conservation Area lies to the northeast, beyond Pembroke Road. Park Street and Brandon Hill Conservation Area is to the southeast, east of Jacob’s Wells Road. The Downs Conservation Area wraps round the west and north; and the City Docks Conservation Area is immediately south of Hotwell Road.
map 1 Shows Clifton & hotwells in context of neighbouring conservation areas
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map 1 – Clifton & hotwells Conservation area in local context 3
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Clifton & Hotwells Conservation Area in Context of Surrounding Areas
KEYConservation Areas
LocalityBower Ashton
City Docks
Cotham, Redland and Gloucester Road
Park Street and Brandon Hill
The Downs
Tyndall's Park
Whiteladies Road
Clifton
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 10-037
0 150 300
Metres°Scale
4. Summary of CharaCter & SPeCIal IntereSt
4.1 The unique character of Clifton & Hotwells is directly influenced by the local topography and geology, which has produced a residential townscape of grand contrasts and memorable settings. The principal streets follow the contours of the steep slopes that rise above the River and Floating Harbour at Hotwells, with terraces exploiting the landform and firm rock bed to gain panoramas and views across and beyond the City.
4.2 When the conservation area was first designated, it was classified as being of ‘outstanding interest’ and considered to be of national significance.
4.3 The steep escarpments and cascading residential terraces of the southern edge provide a characteristic image of Bristol. Views of Classical crescents and coloured Victorian houses clinging to the hillside from the Avon and Baltic Wharf are instantly recognizable and significant for Bristol and the wider region. Views toward the Avon Gorge and Suspension Bridge are of international renown.
4.4 The formal communal gardens and informal green spaces with mature trees are a vital characteristic of the area, forming a setting for the buildings and adding immeasurably to their charm. 36 of Bristol’s 99 Locally Registered Parks and Gardens (NE9) are in the Conservation Area, including one nationally registered Grade II* (Goldney).
Figure 2: Victoria Square Garden
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4.5 Built fabric and the relationship between buildings, streets and spaces in Clifton and Hotwells clearly reflects an evolution from the earliest scattered settlements to the planned Georgian and Victorian squares and terraces, and the redevelopments and infills that sit within this context. There is an extremely high quality of built fabric and townscape with more than 1200 listed buildings, 31% of the total in Bristol (33% of the streets contain listed buildings).
4.6 Adding to the conservation area’s special sense of place is its village-like atmosphere. In the main, the area is composed of imposing formal Classical terraces, areas of grand Victorian villas, interspersed with intimate mews, artisan and shopping streets. These are built back from the scenic edges, which accommodated the most prestigious houses.
4.7 Within this context of contrasts an overall harmony is derived from a broad consistency in scale and the use of Bathstone for main elevations; local stone rubble with Bathstone dressings; or render and colour washes, with timber joinery. Adding to the interest of the area are the distinctive architectural details and traditional townscape features.
Figure 1: Clifton from Cumberland Basin
CLIFTON & HOTWELLSCharacter Appraisal CLIFTON & HOTWELLSCharacter Appraisal
5. hIStorIC DeveloPment & arChaeoloGy
5.1 Gaining an understanding and appreciation for the historic development of an area can be critical in establishing its significance. Marking key periods in a locality’s history, and highlighting the survival of historic buildings, streets, layouts or events, can help determine the form of the conservation area and any features that are worthy of protection.
Iron age & roman Period5.2 The earliest known settlement in Clifton
occurred just beyond its northern boundary, at Clifton Down Camp, an Iron Age promontory fort now marked by the Observatory. The hillfort stood on the east side of the Avon Gorge and forms one of three hillforts, with Stokeleigh Camp and Burwalls on the western side of the Gorge, all c. 350 BC.
5.3 There is some evidence to suggest that the hillfort was also occupied during the Roman period. Just beyond the current conservation area boundary, a Roman road crossed The Downs on the left hand side of Stoke Hill Road, within the historic parish boundaries of Clifton.
medieval Period 5.5 The Manor of Clifton followed the
boundaries of land grants in the Saxon period, the first reference to the boundary is in a charter of 883. When Clifton’s boundaries were surveyed in 1627, they followed fairly unchanging landmarks which remained well into the 18th century.
Figure 3: Site of Clifton Down Camp (© Crown Copyright & Landmark Information Group Ltd)
Figure 4: The original Manor of Clifton as surveyed in 1627, on modern OS map base, (© Crown Copyright & Landmark Information Group Ltd)
5.6 The whole area of Clifton on the hill was dotted with springs, and heavily wooded, though the lack of accessible raw materials limited its development. Clifton Wood is recorded as 30 acres of coppice demesne woodland.
5.7 The Domesday Book, completed by 1086, record the Manor of Clifton as amounting to three hides (approx. 900 acres), which belong to the provost of Bristol, with very few residents.
5.8 William de Clifton acquired the Manor of Clifton in the mid-12th century, which was a small hamlet surrounded by agricultural land. He granted the right to appoint clergy to the earliest known church in Clifton in 1154 (St Andrew’s Church) to the Abbey of St Augustine. The Abbey was later granted rights to the watercourses at Jacob’s Wells.
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5.4 The name Clifton derives from an Anglo Saxon origin, Cliff and tun (an enclosure).
CLIFTON & HOTWELLSCharacter Appraisal
5.9 Jacob’s Well was fed by a spring and used in the 11th century as a Jewish bath, known as Mikveh Bath, along Jacob’s Wells Road, it dates from as early as the 11th century when it was used by Jews for ritual bathing. Jacob’s Wells Road was historically a rocky and wooded valley with a lane beside that followed the Sandbrook Stream to the Avon.
5.10 By 1463 the Manor of Clifton had been split into three parts and was acquired by John Carpenter, Bishop of Worcester and Westbury. The boundaries of this manor are coterminous with existing parish boundaries.
16th & 17th Centuries5.11 Following the Dissolution of the
Monasteries, the Diocese of Bristol was created in 1542; one of the two manors of Clifton was attached to the church and college of Westbury-on-Trym. Henry VIII granted to Sir Ralph Sadlier the whole site including the Manor of Clifton. It was during the late Tudor period that the final stages of the enclosure of Clifton’s old open fields occurred.
Civil War 5.12 Royalist forces occupied Bristol in 1642,
in 1645 Prince Rupert ordered Clifton and all villages around the city be burnt to the ground, so not to provide shelter for the advancing Parliamentary army. The Manor House and Parsonage were ruined and all farmsteads destroyed. St Andrew’s Church survived but by 1654 had fallen into disrepair so it was largely rebuilt, except for the tower.
5.13 In the early 1600s the area along the banks of the River Avon and up into Clifton Wood was predominantly rural. Clifton’s population began to slowly grow after 1600 and doubled during the 16th century, increased again by three-quarters in the first half of the 17th century and trebled by the end of the century.
5.14 The building developments to house this growing community started in the mid 1640s, but they were piecemeal and uncoordinated, with small plots of land across Clifton Wood being purchased, leased, sublet and then built upon to accommodate individuals and their families. As such the houses that were built also varied in size and construction.
5.15 As the community expanded industrial workers also came to occupy these houses, including those who were employed to bottle water from the Hotwell spring to sell in other parts of the country. The growing recognition of the Hotwell water was to have a significant impact on the development of the surrounding area.
the Society of merchant venturers5.16 Towards the end of the 17th century, the
Society of Merchant Venturers became a significant Clifton landowner. In 1676 they purchased three-quarters of the larger of the two of the manors of Clifton, controlling its waste, water courses and quarries. Ten years later they successfully acquired the second smaller Clifton ecclesiastical manor and its associated rights, including the Hotwell which already had a reputation for its medicinal qualities.
the hotwell5.17 A spring of warm water bubbled through
the mud in the River Avon below where the suspension bridge now stands. Originally only accessible at low tide and via steep steps cut into the side of the rock, the Merchants granted a 90 year lease for a Hotwell House to be built with a pump to raise the water. A new road to the well was also built making access easier (Hotwell Road).
5.18 Hotwell House (built in 1696) included both a pump room and lodgings for visitors. The Hotwell became a fashionable location, attracting visitors throughout the summer for much of the 18th century.
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CLIFTON & HOTWELLSCharacter Appraisal
5.19 At this time those in society circles would visit the Hotwell before leaving to spend their winters at Bath. The increasing popularity of the Hotwell Spa put a strain on the limited local facilities. Into the 18th century building work intensified to provide accommodation and amenities for the seasonal society visitors.
5.20 From the 1720s onwards substantial houses were built in Dowry Square and Dowry Parade for letting to the spa’s patrons, whilst work on Clifton’s first real terrace, Albemarle Row, began in the early 1760s. Other buildings designed to cater for the seasonal community were also constructed, including a theatre, a chapel and assembly rooms. The Colonnade, a shopping arcade built into the cliff on the side of the River Avon, was also constructed in 1786 to service the spa.
5.21 The popularity of Hotwell Spa was not to last and in the 1780s a combination of factors led to its rapid decline. In an attempt to revive the Spa, the Hotwell House was demolished in 1822 and a new pump room was built behind it. This enabled a road to be built along the riverside and up to Clifton, by what is now Bridge Valley Road. In 1867 the new pump room was demolished and Hotwell Point removed to improve navigation of the river.
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Figure 5: View down the Avon with Hotwells and Clifton c. 1825 by Samuel Jackson. (© City of Bristol Museum and Art Gallery) Hotwell House sits on Hotwell Point on the distant right bank.
late 17th & 18th Centuries5.22 As the Hotwell Spa waned in popularity, the
small hamlet of Clifton started to expand. A few prosperous merchants built mansions on the steep escarpment in the early 17th century, favoring the cleaner air of the elevated position over the increasingly cramped and polluted city.
5.23 There were 450 people living in Clifton in 1712, most of them along the riverside and working in the limekiln, the dock-yards or making a living in trades associated with sea-faring. Richmond House in Clifton dates from 1701.
5.24 Over the following 100 years Lower Clifton and Hotwells was transformed and by the mid 18th century it had evolved into an artisan community, though building development was largely piecemeal and haphazard. A number of these artisans lived to the north of what is now Hotwell Road, on plots of land that extended up towards Clifton Wood.
5.25 De Wilstar’s Survey of the Manor of Clifton 1746 (Figure 6), shows the total area amounting to 984 acres, 184 of which belonged to the Merchant’s Hall. Roughly a dozen houses are scattered along the road running from St Andrew’s Church and Clifton Green to the Gully and St Vincent’s Rocks. At this time upper Clifton was essentially a farming community.
5.26 By the time of de Wilstar’s survey at least three wealthy merchant families (Goldney’s, Champions and Farrs) had moved to the cleaner air of Clifton-on-the-Hill. Tully had largely rebuilt Thomas Goldney II’s house. The Goldney estate was substantially expanded by Thomas Goldney III who acquired Clifton Hill Cottage and the pasture land to the east of Goldney House where Callender House (1744) and the Fry wing of Clifton Hill House now stand.
5.27 Opposite Goldney’s house was Clifton Court (1742), later the Chesterfield Hospital. Clifton’s most distinguished mansion, Clifton Hill House, was owned by a linen draper and ship owner, designed by Isaac Ware with Thomas Paty as the mason.
5.28 Building activity in the 18th century was influenced by the state of trade and frequency of war. Clifton in 1780 was essentially an area around the Green. Several larger individual houses were built along Clifton Down Road, from the isolated terrace of Boyce’s Buildings to Manilla
Figure 6: De Wilstar’s Map, 1746 - produced for the Society of Merchant Venturers and provides the first pictorial representation of Clifton (© BCC Historic Environment Record).
De Wilstar shows the new playhouses, opened in 1729 at the bottom of Jacob’s Wells Road; Hotwell House with its pump room, lodging house and billiard room; and Granby Hill with its steep climb up to Clifton. From Dowry Square (c. 1727) a road proceeds to the Hotwell and then stops. The Medieval church of St Andrew’s and Clifton Wood House by George Tully (1721) and Amherst (1738) are also shown.
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CLIFTON & HOTWELLSCharacter Appraisal
Hall. Sion Hill climbed up from St Vincent’s Rocks. Yet Clifton was still a village with footpaths linking the hill to the lower ground near the River Avon.
5.29 After 1782 building activity increased apace. Spectacular terraces changed the shape of Clifton from a village into the prosperous outer suburb of a great trading city. Sion Row, St Vincent’s Parade, Brimley Close, Rodney Place and the Mall were all constructed. Later came the most glorious building phase of the Royal York Crescent, Cornwallis Crescent and Windsor Terrace.
5.30 Thomas Morgan, who developed Sion Row, drilled a shaft down 250ft through the limestone to tap a spring, Sion Spring, and laid supply pipes to neighbouring houses. The water sourced a Pump Room, with hot baths and a reading room, later to become the St Vincent Rocks Hotel. The reading room is still called Spring House.
5.31 The economic crisis of 1793, due to the French Revolutionary wars, brought all building works to a halt; Bellevue a terrace of 19 houses was abandoned in various stages of incompletion and not finished until 1815. Cornwallis Crescent, which was begun in 1791, was completed in 1830. Little new development occurred until the surge of Victorian expansion in the 1840s.
19th Century5.32 By the mid 19th century Clifton was no
longer an agricultural community but one characterized by the existence of a large professional and wealthy community of fund holders and landed proprietors, living in large houses. It had become the desirable residential suburb of Bristol.
5.33 The population of Clifton expanded steadily during the 19th century, accompanied by bursts of house building. Landowners took advantage of rising land values by leasing land for development and charging ground
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Figure 7: Plumley & Ashmead’s Plan, 1828 (© BCC Historic Environment Record)
CLIFTON & HOTWELLSCharacter Appraisal
rents. The Zoo was established in 1835 and in 1861 ten acres were purchased by the Clifton College Company immediately south.
5.34 Development then began on a larger scale, speculative builders beginning to provide houses for the wealthier middle classes. Victoria Square was planned in 1837 but it took three builders, J Marmont, JA Clark and Archibald Ponton, to complete it by 1874; Vyvyan Terrace by Richard Pope was built 1842-44; Worcester Terrace, by Charles Underwood, was completed in 1853.
5.35 The period of speculative building from the 1850s to the 1880s shows a change from Classical and Georgian styles to the Victorian Italianate, new-Tudor and Gothic. The Bristol area was rich in grey and red rubble stone for building, with quarries on and near The Downs. Slate for roofs came by boat from Welsh quarries and clay from Bridgwater for double-Roman tiles.
5.36 The 1860s were characterized by a new
type of detached or semi-detached house as the speculations advanced towards The Downs. These new architect-designed villas were in the Italianate style. They were of local Brandon Hill rubble stone but used more costly stone in quoins, string courses and other details.
5.37 At the north end of Pembroke Road work began building on land called Gallows Acres in 1864 and building commenced next to All Saints Church at the junction of Alma Vale and Pembroke Road. New roads leading off Pembroke Road were named in 1868 as Beaufort Road, Miles Road and All Saints Road. In 1878 a number of first-class villas between Pembroke Road and Oakfield Road were erected.
5.38 Linking the high ground of Clifton and its wide variety of shops to the low ground of Hotwells in the 1890s was the Hydraulic
Lift Clifton Rocks Railway. Following bankruptcy and reopening in 1912, the Railway eventually closed in 1934. A condition set on George Newnes when building the railway was that he had to built a new spa (the Grade II listed Pump Room) to revive flagging trade in Clifton, and that the railway had to be built in a tunnel to avoid spoiling the beauty of the Gorge. The Avon Gorge Hotel and Hydro was opened in 1894, formed by the acquisition and reconstruction of the three end houses of Princes Buildings.
5.39 Lower Clifton had become an industrialised area in the 17th century with shipping trades, a brickyard and lime burners. There was a vast disparity between the life and society of the inhabitants of Clifton-on-the-Hill compared with the Hotwells area, where the rate of mortality was more than double that of Upper Clifton.
5.40 In 1835, the Clifton National School was
built on the terrace above Hotwell Road and the Clifton Poor-Law Union workhouse on the lower terrace, becoming Clifton Industrial School in 1849; the same year, Hotwell Road was widened. A Training Institute for Females and Domestic Servants in Clifton Wood also appeared in this area by 1860 and by 1901, 53 trades were recorded between Dowry Square to Anchor Road, including 23 pubs.
10
CLIFTON & HOTWELLSCharacter Appraisal
Figure 8: First Edition Ordnance Survey Map of Clifton, 1885. (© Crown Copyright & Landmark Information Group Ltd) 11
Policy references
4.4.36 ‘Successful conservation relies on change as well as preservation. Its aim is not to create museum pieces but to recognise the substantial contribution made by old buildings and their setting to the local scene, and to integrate new development which responds to this character while giving new interest and variety.’
Policy B22 (I-II) ‘there will be a presumption in favour of preserving any archaeological features or sites of national importance, whether scheduled or not.’
20th Century5.41 After WWI the Merchants’ falling income
from ground rents in the Hotwells area caused them to sell property in St Vincent’s Place, Charles Place, Brunswick Place and the Colonnade. Christina Terrace, Sandford Road, Oldfield Road and Britannia Buildings were created at the beginning of the 20th
century.
5.42 Clifton continued to attract wealthy middle-class residents but the reduction in the number of servants and family size after WWI meant many Clifton houses were converted into flats and bed-sits. Royal York Crescent, Cornwallis Crescent, The Mall and Caledonia Place were divided into cheap flats at low rents. All over Clifton houses were sub-divided and let and, with very low rents, became very run-down during World War II.
5.43 Clifton largely escaped widespread destruction during the Blitz, though St Andrew’s Church was largely destroyed and damage was caused to Cornwallis Crescent, Sion Hill, Richmond Terrace, Regent Street, Granby Hill, Hotwell Road, Pembroke Road and Royal York Crescent. Bombs in the area of Percival Road led to Clifton College being evacuated to Bude Hill until the end of the War. A bomb also largely destroyed the Clifton National School and Mardyke House School. The lack of bomb-proof shelters in Clifton led to the Clifton Rocks Railway to be used as shelter, which was prepared for occupation in 1940. Throughout the bombing up to 200 spent the night there.
5.45 Since the end of WWII, the University of Bristol has been responsible for rehabilitating, for student use, the area of decaying late Georgian property to the south and west of Queens Road. The new Students’ Union building was built in 1965 by Alec French and Partners.
5.46 After WWII, the repeal of the Landlord & Tenant Act meant professionals and families began to move back into Clifton. Most of the houses began to be bought for owner-occupation, though often as flats rather completed houses, and many of the historic buildings began to be repaired.
5.47 The new Roman Catholic Cathedral of SS Peter and Paul in Pembroke Road was designed by Sir Percy Thomas and Son, commissioned in 1964 and completed in 1973.
5.48 Infill development from the 1960s has had has significant impact. Many developments are out of context with their domestically-scaled surroundings. Over-intensively developed sites have contributed to a population increase in parts of the conservation area.
5.49 Clifton & Hotwells was designated as a Conservation Area in September 1972.
map 2 shows approximate Building ages in the conservation area.
12
CLIFTON & HOTWELLSCharacter Appraisal CLIFTON & HOTWELLSCharacter Appraisal
6. SPatIal analySIS
6.1 Streets & Spaces6.1.1 The historic street layout, and the
relationship between built form and open spaces, define the framework of an area. The traditional pattern of development, building lines and plot sizes should be respected and used to dictate the scale and level of enclosure or openness appropriate to the conservation area.
6.1.2 The defining characteristic of southern Clifton is the high density of tightly planned terraces, which cling to the hillside and exploit the contours of the land. This area does not have any straight thoroughfare that pre-dates the mid 19th century; it is an area of irregularly planned squares, interspersed with profuse planting, and connected by obscure byways.
6.1.3 The overall street pattern represents the shift from early piecemeal development to more formal 18th century terraced housing, to the more informal villa development, seen north of Clifton Park, Hotwells and Clifton Wood. Its southern edge, one of steep escarpments and cascading residential terraces forms a striking urban edge to the city, whereas its western boundary forms a sinuous architectural backcloth to the wooded slopes of The Downs.
6.1.4 The street pattern to the north of the conservation area is more regular, and sits more comfortably on a grid pattern of cross cutting streets, with the Zoo and Clifton College at their heart. This area has largely arisen since the mid 19th century and thoroughfares are distinctly more intuitive compared to those in the southern portion of the conservation area.
6.1.5 The principal routes through the conservation area are Queens Road, Clifton Hill, Clifton Down, Clifton Park, Gloucester Row, Sion Hill, Pembroke Road, Granby Hill, Cornwallis Crescent, Clifton Vale, Jacobs Wells Road, Constitution Hill and Hotwell Road. These tend to follow the contour of the hill, except for Granby Hill, Constitution Hill, Clifton Vale and Jacobs Wells Road, which climb very steeply. South of Clifton Hill are the narrow, setted lanes that descend steeply towards the Hotwell Road.
6.1.6 Traditional plots on terraces such as Caledonia Place, West Mall, Sion Hill are long and narrow. Properties tend to occupy one side of their plots, taking advantage of long gardens and views extending west across the Avon Gorge or southwards to communal gardens and beyond to the Docks and Dundry; or north and west to The Downs.
6.1.7 The large semi-detached villas further north tend to sit centrally in a large garden with a boundary wall. The mews have a smaller scale of development, set behind the principle Georgian and Victorian streets. These are characterised by their sense of enclosure, with properties accessed via narrow routes and directly addressing the street.
6.1.8 At the heart of Clifton Village are Royal York Crescent, Princess Victoria Street, Gloucester Row, West Mall and Caledonia Place, which run parallel with each other. From these streets are the main access points to the intimate spaces of mews.
6.1.9 Many of the terraces and squares have formally conceived green communal spaces. Most are privately maintained but some are publicly accessible spaces such as Victoria Square and Canynge Square, Christ Church Green, and Argyle Place, the latter resulting from WWII bombing.
14
Policy references
Policies B5, B6, B7, B8 (i-x)‘the layout and form of development should seek to reinforce or create an attractive and distinctive identity, and establish a scale appropriate to its locality and use.’
‘townscape and landscape features that contribute to the character or appearance of streets and open spaces within the conservation area should be preserved or enhanced.’
15
6.1.10 Over the years infill development has taken place, particularly on some bomb and light industrial sites. This has disrupted the original layout and eroded the traditional street pattern, which it is desirable to preserve.
map 3 shows the hierarchy of routes and Spaces within the conservation area.
CLIFTON & HOTWELLSCharacter Appraisal CLIFTON & HOTWELLSCharacter Appraisal
6.2 views
6.2.1 The topography of the city is unique and views across it make an important contribution to Bristol’s townscape and character. The spectacular city-wide views enjoyed from the Clifton & Hotwells Conservation Area are fundamental to its special interest.
6.2.2 For the purpose of Character Appraisals, four types of views out of the conservation area have been identified:
Panoramas – are wide-reaching views that extend across the city and beyond.
long views – are long-distance views across the City, to key features or landmark buildings. Views into the Conservation Area fall within this category.
local views - these tend to be shorter and confined to a specific locality such as a Conservation Area. They include views to skylines, local landmarks, attractive groups of buildings, views into open spaces, streets and squares.
Glimpses – allow intriguing glances to intimate routes or spaces, they make an important contribution to local character.
6.2.3 The variety and quality of views in Clifton are a critical component of the area’s special interest. Clifton’s elevated position on the escarpment that rises high above sea level afford it exceptional views across the City and beyond, while local and glimpsed views lead towards key landmarks or townscape features.
6.2.4 Panoramic views extend west across the Avon Gorge or southwards to the Docks and Dundry, or to The Downs. The long views and panoramas to the south tend to be enjoyed from the top of Windsor Terrace, Royal York Crescent, Sion Hill, and Clifton Hill.
6.2.5 Long views are enjoyed to and from a number of Bristol’s landmarks, including the Suspension Bridge, Christ Church, SS Great Britain and Cabot Tower. Other more locally important views are to the Observatory, Clifton Cathedral and Clifton College. While glimpses of landmarks can be seen from many streets.
17
Figure 9: Panoramic view south from Windsor Terrace towards the Mendip Hills
Figure 10: View south from Royal York Crescent
Figure 11: Glimpsed view of the Suspension Bridge from Princes Buildings
Figure 14: The look-out point across Avon Gorge at the bottom of Sion Hill
6.2.7 Views into the conservation area are enjoyed from the south side of the Floating Harbour and Baltic Wharf; Southville and Windmill Hill; as well as from across the Avon Gorge and north Somerset. Distant views from Dundry and Bedminster Down are also a major aspect of Bristol and Clifton from the south.
Policy references
Policy B2 (i-v)‘Development should be designed with regard to the local context. Proposals which would impact negatively on the character or appearance of the Conservation area, or to the visual impact of historic buildings, views or landmarks will not be permitted.’
18
6.2.6 The steep escarpments and cascading residential terraces of the conservation area contribute to a characteristic image of Bristol. Views into the conservation area are also significant. Views of Royal York Crescent, The Paragon, Windsor Terrace; the coloured Clifton Wood Victorian terrace; the landscaped areas below clinging to the hillside; and the terraced gardens beneath the Avon Gorge Hotel, are instantly recognisable and significant for Bristol and the wider region. Views towards the Avon Gorge and Suspension Bridge are of international renown.
Figure 12: The Paragon
6.2.8 The preservation of views within and out of the conservation area is vital in protecting its character and special interest.
Important views in the Conservation area are identified at Map 4. (not an exhaustive list)
Figure 13: Clifton Rocks Railway up to Avon Gorge Hotel from across the Avon
CLIFTON & HOTWELLSCharacter Appraisal CLIFTON & HOTWELLSCharacter Appraisal
Important views in the Conservation area corresponding to map 4L = Long View P = PanoramaLC = Local View G = Glimpsed View
Character Area View View Point View End
Hotwells (9) P1 Albermarle Row DundryHotwells (9) LC1 Albermarle Terrace Albermarle RowClifton Spa (8) L1 Beaufort Buildings The DownsClifton Spa (8) L2 Caledonia Place West to Avon GorgeClifton Spa (8) LC2 Caledonia Place East to Clifton ClubHotwells (9) P2 Clifton Vale DundryHotwells (9) P3 Cornwallis Ave (east) DundryHotwells (9) LC3 Cornwallis Ave (west) Polygon GardenClifton Spa (8) P4 Cornwallis Crescent South to DundryHotwells (9) P5 Freeland Place Dundry, Cumberland BasinClifton Spa (8) L2 Gloucester Row The DownsHotwells (9) P6 Hinton Lane DundryHotwells (9) P7 Hope Square DundryClifton Spa (8) P8 Princes Buildings DundryClifton Spa (8) L3 Princess Victoria Street Leigh Woods (from top of street)Clifton Spa (8) P9 Royal York Crescent Dundry and Docks
Clifton Spa (8) L4 Sion Hill The Downs, Suspension Bridge, Avon Gorge & DundryClifton Spa (8) L5 Sion Lane North to The DownsClifton Spa (8) L6 Sion Place North to The DownsHotwells (9) P11 St Vincent’s Road DundryClifton Spa (8) L7 The Mall North to The DownsClifton Spa (8) L8 The Paragon Avon GorgeHotwells (9) LC4 The Polygon Cornwallis Crescent and lots of treesClifton Spa (8) P12 Victoria Terrace DundryClifton Spa (8) P13 Wellington Terrace The Paragon, DundryHotwells (9) L9 Windsor Court DocksClifton Spa (8) LC5 Windsor Place Paragon Gardens & Royal York CrescentClifton Spa (8) P14 Windsor Terrace DundryClifton Wood (7) P15 Ambra Vale Docks and DundryClifton Wood (7) L10 Ambra Vale Ashton CourtClifton Wood (7) LC6 Bellevue Exceptional open views inc. Pleasure Gardens;
University Gardens; Clifton Hill House; Gardens; Brandon Hill, Cabot Tower; QEH, views to Avon and beyond
Clifton Wood (7) L11 Clifton Wood Road South BristolClifton Wood (7) P16 Constitution Hill DundryClifton Wood (7) L12 Glentworth Road Brandon HillClifton Wood (7) L13 Goldney Avenue Ashton CourtClifton Wood (7) LC7 Goldney Road Goldney HouseClifton Wood (7) LC8 Ambrose Road West to Granby Hill and Windsor Terrace 19
Character Area View View Point View EndVictoria Square (5) L14 Dover Place Cabot Tower/Brandon HillClifton Wood (7) L15 Bellevue Crescent South Bristol
Clifton Wood (7) L16 Church Lane DocksClifton Wood (7) LC9 Crosby Row Holy Trinity Church (including clock face)Clifton Wood (7) P17 Southernhay Avenue DundryClifton Wood (7) L17 Southernhay Avenue City CentreClifton Wood (7) G1 Worlds End Lane White Hart Steps Clifton Wood (7) L18 Worlds End Lane St Mary RedcliffeClifton Wood (7) P18 Worlds End Lane Bath Hills
The Promenade (3) L19 Camp Road The Downs from the southClifton Spa (8) L20 Clifton Down N The Downs and PromenadeThe Promenade (3) LC10 Harley Place Across Christ Church Green towards Clifton VillageThe Promenade (3) P19 Litfield Place The Downs and as far as Dundry when trees bareThe Promenade (3) LC11 Litfield Road “New field” at east endThe Promenade (3) L21 The Promenade The Downs and PromenadePembroke Road (1) L22 High Street North to The DownsPembroke Road (1) P20 High Street South to BathPembroke Road (1) L23 Pembroke Road N Open vistas onto The DownsPembroke Road (1) L24 Upper Belgrave Road The DownsPembroke Road (1) P21 Upper Belgrave Road DundryClifton Park (4) LC12 Belgrave Place Christ ChurchClifton Park (4) LC13 Christ Church Road West to The DownsClifton Park (4) LC14 Christ Church Road East to Vyvyan Terrace, Christ ChurchClifton Park (4) LC15 Clifton Park West to GreenClifton Park (4) LC16 Manilla Road West to ChapelClifton Park (4) LC17 Mortimer Road Christ Church Primary SchoolClifton Park (4) LC18 Royal Park Christ Church Primary SchoolClifton Park (4) LC19 Vyvyan Terrace Across gardens to Clifton Park beyondThe Promenade (3) LC20 Cecil Road West to The Downs
The Promenade (3) LC21 Cecil Road East to Zoo, Christ ChurchClifton Park (4) LC23 Clifton Park Road South to Christ ChurchZoo & College (2) L25 College Road North to The DownsZoo & College (2) LC24 College Road ‘The Close’ playing fields, including cricket pitchPembroke Road (1) LC25 Downside Road West to The DownsPembroke Road (1) LC26 Guthrie Road Zoo and playing fieldsZoo & College (2) LC27 The Avenue The DownsPembroke Road (1) G2 Pembroke Road Clifton College cricket groundClifton Park (4) G3 College Road Cobblestone MewsVictoria Square (5) G4 Victoria Square Boyce’s AvenueClifton Green (6) P22 Saville Place Docks, south Bristol, DundryClifton Spa (8) G5 Princes Buildings Suspension BridgeClifton Park (4) L26 Clifton Park Road The DownsClifton Park (4) L27 Canynge Road (lower) The DownsClifton Spa (8) P23 Princess Lane South to Leigh Woods, DundryClifton Spa (8) L28 Princess Lane Avon GorgeClifton Wood (7) P24 Constitution Hill Landsdown Hill, north of Bath
20
CLIFTON & HOTWELLSCharacter Appraisal
Character Area View View Point View EndClifton Spa (8) L29 Hensman Hill Ashton Court EstateClifton Spa (8) G6 Princes Buildings Suspension BridgeClifton Spa (8) G7 Princess Victoria Street Christ ChurchClifton Spa (8) L30 Green at the Mall Boyces BuildingsClifton Spa (8) LC28 Regent Street Goldney HouseClifton Green (6) P25 Clifton Hill Bedminster, Docks & DundryClifton Green (6) L31 Clifton Wood Road Brandon Hill & South BristolThe Promenade (3) LC29 Clifton Down Road (s) Christ Church
Victoria Square (5) G8 Victoria Square Christ Church
Victoria Square (5) P26 York Place Bedminster
Hotwells (9) LC30 Granby Hill The Paragon, Windsor Terrace
Hotwells (9) LC31 Hotwell Road SS Great Britain, Royal York Crescent, Windsor Terrace, The Paragon, Suspension Bridge
Figure 15: Clifton College
21
Figure 16: Clifton RC Cathedral
6.3 landmark Buildings 6.3.1 Landmark Buildings are those that due to
their height, location or detailed design stand out from their background. They contribute to the character and townscape of the area and provide navigation or focal points and key elements in views.
6.3.2 Clifton contains some buildings that are crucial landmarks nationally and on Bristol’s landscape, as well as in the smaller context of the conservation area. These include:
Clifton Suspension Bridge (beyond CA • boundary)Observatory (beyond CA boundary)• Clifton College• Bristol Zoo• Roman Catholic Cathedral• Victoria Rooms• Royal West of England Academy• Christ Church•
6.3.3 Other landmark buildings of more local significance include:
Clifton Arcade• Clifton Club, The Mall• All Saints Church, Pembroke Road• Avon Gorge Hotel & Pump Room• Clifton Library, Princess Victoria Street• Clifton Rocks Railway• Clifton Wood House• Buckingham Chapel, Queens Road• Lord Mayor’s Mansion House• Merchants Hall• Pro Cathedral• Hope Chapel• Stoneleigh House, Jacob’s Wells Road• St Vincent’s Priory• Dance Centre, Jacob’s Wells Road• Holy Trinity, Hotwell Road• Clifton Court• Clifton Hill House• Goldney House• Bishop’s House• The Students Union, Queens Road• Haberfield Almshouses, Hotwell Road• Queen’s Court• St Peters House & Brandon House, Jacob’s • Wells Road
6.3.4 Given the topography of Clifton and historical development, many of the terraces and squares were designed as ‘set-pieces’ and function as landmarks in some local views. These have been identified as local landmark groups and include:
The Polygon• Royal York Crescent• Vyvyan Terrace• Worcester Terrace• Windsor Terrace• Dowry Square• The Colonnade• The Paragon• Victoria Square Terraces• West Mall• Caledonia Place• Bellevue• Buckingham Place• Harley Place• Gloucester Row•
Figure 17: Clifton Club
Policy references
Policies B2 (I – Iv) ‘Development should be designed with regard to the local context. Proposals which would cause unacceptable harm to the character and/or appearance of an area, or to the visual impact of historic buildings, views or landmarks, will not be permitted.’
22
Figure 18: Worcester Terrace
Landmark Buildings are identified at Map 4.
CLIFTON & HOTWELLSCharacter Appraisal
7 CharaCter analySIS
7.1 Overview & Character Areas7.1.a The Clifton & Hotwells Conservation
Area is defined by the quality and range of historic buildings within it, reflected in the number of listed buildings, many of which are Grade II or II* (53 streets have grade II listed and 14 have II* listed buildings). There are two Grade I listed buildings, Clifton Hill House and The Grotto, Goldney Gardens. The local topography has produced an essentially residential townscape interspersed with trees, impressive buildings, characterful streets and memorable settings.
7.1.b The southern edge, one of steep escarpments and impressive terraces which rise from Hotwells and form a striking residential edge to the city. The western boundary forms a sinuous architectural backcloth to the wooded slopes of The Downs, of nationally recognised merit.
7.1.c There is considerable variation between portions of the conservation area, the character of which relate very much to its topography, developmental and architectural history. For example, the central Clifton Green area (Character Area 6) relates to the earliest medieval settlement and historic land ownership; while the Clifton Spa Terraces (Character Area 8) reflect the late Georgian building boom in fashionable upper Clifton.
7.1.d The villas of Pembroke Road and The Promenade often have a large driveway leading to the house and large gardens, many are semi-detached. The listed terraces, particularly in Clifton Spa and Clifton Park, are very impressive often on raised pavements and share a communal garden. The lower terraces, of Hotwells and Clifton Wood, tend to have narrower doors leading straight onto the street.
7.1.e In order to more fully examine and understand its character and appearance, the Conservation Area has been divided into 9 distinct but related areas:Character Area 1:• Pembroke Road
Character Area 2:• The Zoo & College
Character Area 3:• The Promenade
Character Area 4:• Clifton Park
Character Area 5:• Victoria Square & Queens Road
Character Area 6:• Clifton Green
Character Area 7:• Clifton Wood Slopes
Character Area 8:• Clifton Spa Terraces
Character Area 9:• Hotwells
Character areas across the whole conservation area are identified at Map 5.
Policy references
Policies B2, B5, B6, B8, B10, B11, B13, B14, B15, B16, B17, B22‘Development should be designed with regard to the local context. Proposals which would cause unacceptable harm to the character and/or appearance of an area, or to the visual impact of historic buildings, views or landmarks, will not be permitted.’
‘Building exteriors and elevations which are designed to a high standard and pro-vide visual interest, particularly adjacent to public routes will be welcomed’.
Policy advice note 17
24
CLIFTON & HOTWELLSCharacter Appraisal
25
l
TYNDALL'S
Clif ton College
Durdham Down
CLIFTON WOOD
VICTORIA
Bristol Zoo Gardens
Clif ton Down
HOTWELLS
College Close
Multistor
ey
TA Centre
SS Great Britain
All Saints'
Bristol
Clif ton Hill
Litf ield Place
Albion Docks Boatyard
Victoria Rooms
College
of Bristol
Plim
soll
Brid
ge
Victoria
Queen Victoria House
City of BristoI College
Car Park
Unive
rsity
of B
risto
l Unio
n
RC Cathedral
Clif ton Club
Holy Trinity
Prince's
All Sain
ts
Chr
istin
a Te
rrace
Observatory Hill
Tuffleigh
Clif ton High School
Brittania Buildings
(and Multistorey Car Park)
Car
rick
BBC West Region
St Peter's
Chatham Wharf
Litf ield House
St Vincent 's Rocks
Que
en E
lizab
eth'
s H
ospi
tal
St Paul's ChurchElderly
Library
Beacon House
Victoria Reservoir
Trinity
University
and Clinic
Fitzroy
Terra
ce
Playing Field
Friends'
Bapt ist ChurchC
lif ton Hill C
ott
Harley Place
Chesterfield
Preparatory School
Baltic Wharf
Sout
h Te
rrace
Apos tolicBeaufort Buildings
Jacob's
St Angela's
Clif ton Down Station
Sluice
Brandon H ill
Haberf ield House
Royal West of England
Heights
Congregat ional
Cornwallis House
Dov
er P
lace
Cot
tage
s
Wellington Terrace
(Unive
rs ity of B
ristol)
Oakfield
Downfield
Clif ton Suspension Bridge
Hillside
Old Vic Theatre
Dorset
Grenvill
e Chapel
Windsor Court
Allotment
Rosebery Terrace
Clif ton Suspension
Mer
chan
ts C
ourt
Poole's
Bristol Zoo Gdns
University of Bristol
Dove
r Plac
e
St J
osep
h's
Totte
nham
Pla
ce
Meryl Court
Whiteladies
Canynge Hall
Engineers
Pannell House
Shorland
Hotwells
Barley
Heritage
Health Centre
Emily P
lace
Bridge House
Worral Place
St Joseph's Home
Melville
CIifton Pavilion
Gloucester Row
(Nature Conservancy Council)
The Polygon
Sanatorium
Bridge
Bristol Gram
mar School
Jet ty
The
Bris
tol N
uffie
ld H
ospi
tal
Natwest
Swing-bridge
Air Shaft
Tropical Bird
Art Gallery
The Villa
Plimsoll
Hall
The Clifton Pavillon
Queen's Court
Elm Court
Cloisters
River Light
Stafford
Clif ton Metro
Clif ton C
lose
Goldney House
Police S
tation
Hawthorns
Community Fores t Path
Gra
nby
Cou
rt
Pavilion
Avon Gorge
Goldney
Christian
Toll Gate
Pillengers
Royal Promenade
The Clifton
Trafalgar
Grav ing D
ock
Garden Court
Hill
Wapping Railway Wharf
Twilight World
El
Percival
Clif ton A
rcade
Station
Thorton House
St Catherine's
Dowry Place
Triangle
Royal York Mew s
Almshouses
Telephone
Worrall
Burlington
Clif ton Observatory
VittoriaH
ospital
Downsview Court
(Path)
Alison
l0
Deerhurst Priory
Piers
Miniature
Rownham Court
Edgecombe Hall
Brandon Villas
Miles Court
Clif ton
Roc
ks R
ailw
ay
Sinclair House
Villas
Cornwallis
Dockyard
Jack's Hole
Dowr
y Pa
rade
Chapel
Livings tone Bat Enclosure
Grotto
Hillsborough
Works
Hop
e C
hape
l
Somerset House
Cot
ts
Stork
Manor
1 - 2
Shirreff
Bellevue Court
Bishop's
Grove House
Terrace Theatre
CIif
ton
Dow
n St
atio
n Ap
proa
ch
Church
Christ Church
Tennis Courts
Clif ton Down Tunnel
Pitville Place
Hostel
Hanbury
El Sub Sta
Beaufort
St James's Court
The Ja
cobs B
uilding
Gate
Capricorn Place
Giant 's Cave
Clinic
Clif ton Wood
Play Area
St George C of E
Terrace
Merchants Hall
Villa
ST PAUL'S ROAD
Beaconsfield
Sinclair
Compton Lodge
Maple Leaf Court
Gardens
North Hill
Old Vicarag
e
Highland Place
Vale
1 - 11
Reptile House
Manor Hall
SS Peter and Paul
Primary School
Pro-Cathedral Lane
Garage
1 to 2
to
The Lion
3 to 5
1 to 7
to 3
7 to 9
2 to 7
1 to 5
1 to 8
1 to 4
4 to
5
1 to 9
1 to
2 to 6
Path
(um
)
Guardian C
ourt
Court
Embassy House
The Berkeley
Conservat ion
VicarageThe Courtyard
Carlton House
Zig-Zag
Rectory
Theatre
Rutland
Track
Ston
elei
gh H
ouse
Elephant
North Contemporis
Rose Terrace
Parklands
Hom
e Gardens
Osb
orne
Wal
lis H
ouse
1 - 12 14 - 16
Hotwells H ouse
8 to 11
7 to
11
JACOB'S WELLS
Avon Court
The Crescent
Centre
Cottages
Sta
Kens ington
Tellisford
Howard
Wallace
York Ho
Ambra Terrace
Sorting Office
Ellenborough House
Hallwards House
Berkeley H
ouse
JAC
OB'
S W
ELLS
RO
AD
Royal Parade
Day Nursery
Sunningdale
Three Tuns
St Georges
Carter's
Rich
mon
d Ter
race
Weirs
Priory
(path)
Albert
Mortim
er House
Corner
Marina
School
1 to 24
1 to 30
1 to 90
1 to 62
8 to 14
9 to 16
1 to 10
1 to 12
8 to 22
5 to
10
1 to 21
1 to 31
2 to 10
1 to 64
2 to 12
1 to 491 to 28
2 4 6 8
6 to 23
7 to 12
1 to 18
1 to 22
1 to 14
1 to 1
6
QUEEN'S AVENU E
Clyde Arms
Cleve
Scout
Western Wharf
Arlington
WHITELADIES ROAD
ST GEORGE'S ROAD
Harbours
Dance Centre
Club
Haydon Court
Path
Clifton
Contemporis
Caisson
10 to 11
TRIANGLE SOUTH
TRIA
NG
LE W
EST
Buck
ingh
am P
lace
Gymnas ium
Royal P
ark M
ews
Day
Harper House
c d
Bollard
School House
Stones
60 - 80
12 - 14
to 20
20 to
2 4 6
26 toto 16
Refreshment
RCVC Primary School
Ham
pton Court
Counc
il Off i
ces
Harbour House
Tudor House
Win
kwor
th H
ouse
Hippo
Union
Hope
Kendal House
Milton Court
Dancing
Coulson
Lansdown Place
The Grove
Avondowns Court
111 to 115
Buildings
Museum
Bollards
13 to 18
49 to 60
70 to 78
15 to 19
17 to
48
13 to 19
14 to 17
82 to
88
14 to 19
25 to
32
29 to 33
31 to 35
33 to
38
39 to 44
51 to 56
57 to
63
10 to
18
19 to 24
40 to 58
35 to 39
71 to 78
31 to 62
23 to 41
40 to
43
25 to 34
20 to 24
Amberley
HILL
Quayside
Shel
ter
Leigh Woods
(Presbytery)
Public
Flat 1 to 10
Flat 1 to 14
94 to 110
Tower
Cabot
Mansion House
The First Ho
Cott
Shelters
Aquarium
1 to 37 odds
1 to 15 odds
Media House
Shakespeare
Emmanuel Court
(Clifton College)
SION HILL
Control
Monkey Temple
Glendow
er
The Coach House
BELGRAVE ROAD
HANOVER LAN E
Drinking Fountain
Deanery
Brandon
Watsons House
Tor
Waterfront
The Workshop
St Johns C of E
Albion
11.0m
11.9m
11.6m
11.3m
Redgrave
100 to 110
Elm House
Cambridge
Clyde M
ews
Hotel
Doron
HILL VIEW
Manor House
9 11
Albermarle Terrace
HOTWELL ROAD
101 - 104
Mardyke
Clif ton Park
All Sain
ts Court
Foot Bridge
Old Stables
Greyhound
Arcade Mew
s
Field
Burial Ground
Alfred
CLIFTON H ILL
Obelisk
Hankeys
9.8m
9.1m
9.4m
8.5m
8.2m
8.8m
65.2m
Block A
56.7mMonkey House
49.1m
13.4m
73.2m
67.1m
73.5m
72.8m
73.8m
78.6m
72.5m
72.2m
25.0m
74.1m
57.0m
71.9m
37.8m
71.3m
27.4m
71.0m
70.7m
74.4m
74.7m
98.1m
70.4m
70.1m
69.8m
69.5m
69.2m
68.9m
10.4m
96.9m
68.6m
68.3m
68.0m
67.7m
75.0m
96.6m
96.0m
78.3m
98.8m
66.8m
66.4m
65.8m
75.3m
64.9m
64.6m
64.3m
95.4m
64.0m
63.7m
63.4m
63.1m
94.2m
62.8m
93.9m
62.5m
93.3m
93.0m
91.7m
91.1m
62.2m
61.9m
61.6m
61.3m
60.7m
60.4m
59.1m
58.5m
14.6m
58.2m
57.9m
57.6m
57.3m
90.8m
15.2m15.8m
76.2m
77.1m
16.2m
28.0m
77.4m
77.7m
16.8m
56.4m
56.1m
55.8m
78.0m
54.9m
17.4m
85.6m
85.3m
54.3m53.6m
21.6m
90.5m
53.3m
90.2m
53.0m
52.7m
52.1m
89.9m
51.2m
89.6m
89.0m
50.6m
88.1m
87.5m
49.7m
78.9m
79.6m
48.2m
38.7m
47.9m
47.5m
80.2m
45.7m
84.7m
45.4m
44.8m
86.6m
80.8m
43.3m
82.3m
86.3m
82.6m
42.4m
39.6m
85.0m
39.0m
86.0m
83.2m
83.5m
87.2
m
67.4
m
39.3m
18.0m
101.5m
Masonic Hall
Tyndale Court
Meridian
Wisemans House
LADI
ES M
ILE
ANCHOR ROAD
ALL SAINTS' R
OAD
Harley
Bol
Hinton
1-11
Statue
Richmond
Roosevelt Cottage
Block B
VILLAS
Berkeley
1to6
29 31 33
Allotment Gardens
Whatley Court
SAVILLE
Alma
Coronation
Stratheden
LIME KILN ROAD
Ambrose
Chandos
LITFIE
LD R
OA
D
Bruton
Memorial Arch
Elm
Block C
BLACK
BO
Y H
ILL
7a & 7b
Polygon Cottage
Redland Villa
Emmaus
Belgrave
Jubilee
PRIN
CES
' LA
NE
Slop
ing
mas
onry
PORT
WAY
Southernhay Crescent
(dis
used
)
CONSTITUTION HILL
Elizabeth
Allendale
Steam Tavern (PH)
s
Nursery
Dyrham
Alma Court
Posts
Surgery
Post
Spring Gardens
Place
Mornington
Penrose Cottage
Southlands
15 23
50 48
84 82
1to25
CLI
FTO
N V
ALE
ST V
INC
EN
T'S
RO
AD
KING
'S RO
AD
Hereford H
ouse
ME
RID
IAN
VAL
E
St Brenda's Court
LOW
ER C
LIFTO
N HILL
LEYTON VILLAS
Bowling Green
Ambra
HENSMAN'S HILL
Stable Court
Cast le Bellevue
Playground
RO
YAL Y
OR
K V
ILLAS
111
Reflect ions Ho
ST J
OH
N'S
RO
AD
SIO
N L
AN
E
ELGIN
PARK
ARLINGTON VILLAS
Sub Sta
Sub
Car Pk
PRIN CESS VICTORIA STREET
Richmond Heights
BRIS
TOL
GAT
E
Retreat
Royal
72-73
81-8586-90
47-49
91-93
55-56
World's
Felixtowe
Dow
ery
Cot
tage
BAY WILLOW DRIVE
CLIFTO
N PA
RK
BUILDINGS
(PH
)
Memorial
Park
IMPERIAL ROAD
UNIV
ERSI
TY
LEIGH
SION
PLAC
E
Woodland Court
Burwalls
Felixstowe
Netley
Hardelot
War Memorial
St
Southleigh
Whitson
Polygon
401 402
TYNDALL'S PARK ROAD
ME
RID
IAN
PLA
CE
Downend
ST RONAN'S AVENUE
Grosvenor
Graveyard
Trafalgar House
G01 - G04
Goldn
ey L
ane
11
MELVILLE ROAD
RICH
MON
D H
ILL A
VENU
E
Crosf ields House
St Vincents Rocks
Stables
RICHMOND HILL
James P
lace
COLLEGE FIELDS
CECIL ROAD
Beresford Cottage
CLI
FTO
NC
LIFTON
PAR
K R
OAD
BRID
GE
VALLEY R
OAD
Tanks
Stone
Pembroke Vale House
VICTORIA S
QUARE
Gas Governor
COTHAM HILL
THE M
ALL
Clif tonbank House Nurses' Home
ALMA VALE ROAD
ELLISTON ROAD
The
Sta
ble
PERCIVAL ROAD
BOYCE'S AVENUE
6cMANILLA ROAD
9c
2c
Tank
1c
Arvalee
MILES ROAD
LEIGH RO
AD
JOH
N C
ARR
'S TER
RA
CE
PILLINGERS GARDENS
VALLEY
WESTFIELD PARK
ELM LANE
CLYD
E PA
RK
CALEDONIA PLACE
CLIFTON ROAD
OLDFIELD ROAD
113
116
11a
112
115
119
118
ROYAL PARK
PARK PLACE
VALE
Beaufort Lodge
FREDERICK PLACE
North
Adams
Ligh
thou
se
ST EDWARD'S ROAD
OAKFIELD ROAD
MansionsGroom's
Ormlie
Perton
York
VALE SOUTH
THE AVENUE
NAP
IER
RO
AD
ALMA STREET
Caprice
Underpass
17c
13c
96c
92c
19c
98c
10c
114a
OLD SCHOOL LANE
VALE WEST
Coniston
Chu
rch
Path
Ste
ps
Summer
Elton House
Linden Gate
Trinmore
ALMA R
OAD
AVEN
UE
OAKFIELD GROVE
QUEEN'S ROAD
BEAR YARD
D Fn
147c
Trigon House
PRIORY ROAD
Queen's Row
BELGRAVE PLACE
The Coach
KENS
INGT
ON
PLAC
E
WELLINGTON PARK
BERKE
LEY AV
ENUE
ANGLESEA PLACE
Grove
Crane
BUC
KIN
GH
AM VALE
Chertsey
Apsley
Chatford House
Thorndale
Sutherland House
Cottage
CIR
CU
LAR
RO
AD
CHARLES PLACE
ROYAL YORK
CORNWALLIS AVENUE
UPP
ER B
YR
ON
PLA
CE
CHARLOTTE STREET SOUTH
GUTHRIE ROAD
YORK PLACE
CLIFTO
N D
OW
N R
OAD
ROYAL YORK CRESCENT
APSLEY ROAD
WEST MALL
CUMBERLAND BASIN ROAD
Tunnel
ELTON ROAD
Courtyard House
CLIFTO
N DOW
N
SOU
TH G
REE
N S
TRE
ET
REDLAND PARK
WET
HERE
LL P
LACE
REDLAND
UPPER BELGRAVE R
OAD
Brunel House
Sutton House
CLYDE ROAD
CLIFTON WO
OD ROAD
The
Pro
men
ade
BEAC
ON
SFIELD
Freemantle
REGENT STREET
WEST PARK
VYVYAN TERRACE
SOUTHLEIG
H ROAD
COLLEGE RD
BENNETT WAY
RANDALL ROAD
FAR
ADAY
RO
AD
HIGHLAND
SUTHERLAND PLACE
BELL
EVU
E
PAR
K R
OAD
POLYGON LANE
REG
ENTS
STR
EET
BURLINGTON ROAD
Tk
ROWNHAM
HILL
CODRINGTON PLACE
HUMPHRY DAVY WAY
ALMA ROAD
EAST SHRUBBERY
Mud
52.4m
54.6m
47.2m
46.3m
59.4m
12.8m
35.7m
32.3m
41.1m
51.8m
29.0m
58.8m
10.1m
61.0m
18.9m
38.1m
36.3m
25.9m
66.1m
71.6m
50.3m
75.6m
34.4m
60.0m
79.2m
Grange
Garden
Cobblestones
19
9a
74
63
23
27
10
77
410
21
62
307
126
91
139
131
53
46
66
87
124
266
140
72
71a
67a
148
65
54
22
95a
287
177
144
195
372
16a
259
99 95
19b
109
31
107
189
98
55
127
71
15
262
27a
315
83
137
4a
89
8a
24
7
150
138
161
390
147a
36
59
51
101
12a
67
134
22a
77a
121
81
20a
27b
19a
46a
30
52
40a
153
156a
97
132
103
124a
84
83a
120
17d
188
889092
181
77b
13a
258
171
26a
92b
141
45
80a
29
1a
185
26
388
135
174
180
80
251
2857
12
215
50
82
143
2b
10a
2
167169
4347
256
105
5a
201
213205
161b
100
189a
166
25
76
6058
2a
21a
125
50a
59a
39a
133
42
163
70
380
302
73
306
3a
402
165
151
40
63a63b
64a
93
37
32
69
35
129
123
184
24a
33
271
1d
56
140a
181b
1b
32a
12b
15a
17a
94
275
130
286
323
140b
183
26b
89a
37b
104
199
265
94e
98a
18a
13
75
170140d
278
297
108
158
61
16
86
156
37a
35a
36a
3b
68
159
17
122
128
62a
79
9b
78
420
83b
96a
20
145
25a
38
7a
14
85
106
44
48
1e
64
3
49
6a
18
96
34
6
8
39
4
5
1
a
9
Worlds End Lane
KENILWORTH ROAD
MELROSE PLACE
VYVYAN ROAD
BER
KELE
Y S
QU
AR
E
CALEDONIA MEWS
The Blue House
EATON
CR
ESC
EN
T
CABOT WAY
GOLDNEY AVENUE
ELM
DAL
E R
OA
D
Worsley
ME
LRO
SE AV
ENU
E
GLOUCESTER STREET
STOKE ROAD
Woodland
The Olde
Auckland
DOWNFIELD ROAD
HU
RLE
CR
ESC
ENT
ALEXANDRA RO
AD
WATE
RLO
O STR
EET
Rodney C
ottages
HURLE ROAD
PLAC
E
SUN
NIN
GD
ALE
Orchard
QUEENS PARADE
Yew Tree
HAR
TING
TON
CORNWALLIS
SOUTHERNH AY AVENUE
CO
LLEG
E R
OA
D
WINDSOR TERRAC E
WOODFIELD ROAD
War Meml
CLIFTONWOOD TERRACE
HAMPTON PARK
WHATLEY ROAD
POO
LES W
HA
RF C
OU
RT
BEAUFORT ROAD
CHERTSEY ROAD
CHRISTCHURCH ROAD
Merchants
LOWER REDLAND ROAD
SHRUBBERY COTTAGES
OAKLAND ROAD
PARK
The Old Coach House
Avon View
CHANTRY ROAD
BELG
RAVE
Adam
and
Bank
Arch House
BRIGHTON MEWS
DOWNFIELD
DO
WN
SID
E R
OA
D
THE
ABERDEEN ROAD
ELMDALE
GLENDALE
WEST SHRUBBERY
HAN
BU
RY
RO
AD
Eaton House
WO
OLC
OT ST
REE
T
HANNOVER QUAY
HARLEY MEWS
Duncan
WESTBO
URNE PLACE
ABBOTSFORD ROAD
CAMP ROAD
WA
RW
ICK
RO
AD
POOLES WHARF
NO
RLAN
D R
OA
D
DUCHESS ROAD
YORK GARDENS
AUB
UR
N R
OAD
QUEE
NS R
OAD
WOODFIELD
QUARRY ROAD
COLLINGWO
OD ROAD
Pump House
65a&b
CAN
YN
GE
SQ
UA
RE
ALBE
RM
AR
LE R
OW
ROSEMONT TERRACE
COLLEGE
Tower House
SAN
DFO
RD
RO
AD
CANYNGE ROAD
The Lodge
Odlands
GROVE
RO
AD
HURLE
Auburn House
MORTIMERBEAUFORT
MERCHANTS ROAD
WORCESTER TERRAC E
HAMPTON ROAD
LITTLE
CAROLINE PLACE
PEMBROKE ROAD
ASHGROVE ROAD
CLIFTONWOOD
CHANDOS ROAD
Cave
Glenavon
GR
AN
GE
RO
AD
GREENWAY ROAD
COTHAM G
ARDENS
TER
RA
CE
PEMBROKE GROVE
THORNDALE
HUGHENDEN ROAD
Woodwell
RICHMOND
CRESCENT
Vyvyan
LANSDOW
N ROAD
The Bauhaus
CABOT
Monument
UPP
ER
Roxburgh
SOUTHERNH AY
WORCESTER ROAD
DO
WR
Y SQ
UAR
E
Chy
BELGRAVE HILL
Subway
26B
10A
CLIFTON VALE CLOSE
KING'S PARADE AVENUE
DO
WR
Y R
OA
D
WO
OD
LAN
D R
OAD
GORDON ROAD
COWPER R
OAD
Garaways House
War
GO
LDN
EY
CUMBERLAND
Coach House
NORTHCOTE
GRAN
BY
OLDFIELD PLACE
CANYNGEPromenade House
Sydney
Lodge
OAKFIELD PLACE
HINTON LANE
Meml
HIGH STREET
RO
DN
EY
KING'S PARADE MEWS
LB
SL
OSBORNE
HOPECHAPEL HILL
Butcombe
CLYD
E LAN
E
AvonDowry
WESTFIELD PLACE
WORCESTER
Woodbury
MEAD
GROVE
PO
Pembroke
Deepholm
TCBs
The
Rodney
Sundon
UPPER BERKELEY PLACE
PCs
Dower
Coach
House
FREELAND PLACE
VINCENT'S
Camp House
FS
FB
Cn
Ch
BELLEVUE COTTAGES
WESLEY PLACE
AVE
NO
RTH
GR
EEN
STR
EET
RICHMOND DALE
RICHMOND LANE
BYR
ON
PLA
CE
JOY
EVANS ROAD
QUARRY STEPS
CLYDE
OXFORD PLACE
SUNDERLAND PLACE
LAN
E
HAM
PTO
N LA
NE
CH
UR
CH
LAN
ERIC
HMOND
TER
RACE
GA
SFE
RR
Y R
OA
D
TCB
HO
PE
SQU
ARE
Ram
p
Oak
SP
ESS
WHATLEY
CROSBY ROW
PC
PH
BELL
EVUE T
ERRACE
GORSE LANE
Mews
Bellevue
DWsC
ROAD
GP
MORNINGTON ROAD
COBBLESTONE MEWS
WO
ODBURY LA
NE
34a
SM
MP
MS
DW
28a
PW
WAVERLEY ROAD
1 to 6
41
59
LB
27
1 to 14
53
14
20
1a
7
2
29
6
8
Track
Posts
37
APSLEY ROAD
19a
9
23
34
11
1
67
8
10
UPP
ER B
ELG
RAV
E R
OA
D
LB
1
84
56
5
HUMPHRY DAVY WAY
Harley
2
5
2a
TCBs
23
1
16
Bank
4a
Sub Sta
16
13
50
65.8m
17
18
3
28
10.4m
39
6
8
1
19
52
50
81
2
68.3m
65.2m
Shel
ter
58.2m
18
20
22
2
40
Bol
19
9
School
28
128
17
34
33
5
18
40
House
DWs
FB
10
Stone
70
21
15
Vicarage
19a
1
329
10
2
1
17
9
6
22
El Sub Sta
12
9
59.1m
HAM
PTO
N R
OA
D
13
59
3
10
3
1
86
2
38
Court
26
4
14
24
12
30
7
Shelter
66
1a
66.1m
13
21
1
8
2
65
10
15
SL
PH
2
Bollards
MS
3
24
97
LB
8
18
PH
14
Sloping masonry
DW
11
10
18
RANDALL ROAD
53
LB
70
12
WELLINGTON PARK
27
1
17
Shelter
FB
4
Clif ton Hill
7
145
26
LB
37
12
5
8
11
Sub
13
69
16
48
House
3
Nursery
72.5m
1
3
16
33
29
23
55.8m
10
14
Statue
9.1m
8
45
3
1
32
4
1
27
15a
PO
59.1m
6
Zig-Zag
7
67.1m
44
52
40
CIR
CU
LAR R
OA
D
1
8
Alma
2
GP
9
ELMD
ALE R
OA
D
Clif ton Down
15
PH
67.7m
23
12
1
1
5
28
1 to 6
5
8
29
Track
48
4
9
18
Posts
68.0m
115
Hall
36
10
Clif ton Down
1
1
67
13
13
Bollard
6
72.8m
46
15
6
Stone
4
14
9
48
3
El Sub S
ta
1
7
4
LB
MP
67
TCB
33
5
1
9a
27
23
83
44
8
2
16
28
ESS
4
Sub Sta
7
5
66
Statue
7
25
11
14
19
1
1
20
2
1
15
9
85.3m
18
58
MELVILLE ROAD
PEM
BRO
KE R
OAD
32
30
40
65
68.0m
16
21
7
12
Path
19
14
10
64.3m
SUNDERLAND PLACE
10
2a
20
Retreat
11
LB
19
19
MP
43
TCBs
Playground
1
25
5
401 402
28
23
CLIFTON
5
31
20
67.7m
16
37
9
39
23
27
Path
12
Lodge
48
47
15
HAMPTON PARK
1
1
Cottage
Brandon H ill
8
Clif ton Down
20
9
4
69.8m
23
3
Lodge
2
68.3m
22
LB
SION
HILL
1
10
83
20
1
52
9
1
1
75
20
Graveyard
42
BENNETT WAY
7
20
5
TCBs
SM
40
37
5
Stone
23
El
1
11
(disused)
1
54
13
9
15
5
29
40
6
13
25
4
8
LB
71.9m
12
25
LB
15
6
37
41
9
10
6
3
31
97
27
10
4
103
3
69.5m
10
38
8
112
LIME KILN ROAD
Avon Gorge
18
30
67
25
18a
10
11
1
30
Cottage
Bank
24
3
PH
15
22
24
118
12
10
1
BERKELEY SQUARE
1
TCB
TCB
HAN
BU
RY
RO
AD
40
13
8
60
7
9
14
29
9
1a
3
Path
2
25
11
3
15
61
28
21
2
11
Villa
12
Glenavon
18
7
1c
39
HOTWELL ROAD
CLIFTON D OWN
2
30
62.2m
3
Sloping masonry
11
13
7
67.4m 1
50
85
1
6
35
Stone
68.9m
22
21
62
Avon Gorge
169
1 to 14
PO
Vicarage
26
Bol
17
Villa
6
11
31
1
Stone
20
10
NO
RLAN
D R
OA
D
11
5
LB
15
El Sub Sta
12
8
13
13
21
5
6
23
House
12
4
57.0m
6
Playground
10
14
15
Surgery
17
House
Posts
4
7
TCB
39
PH
25
26
13
68.6m
ALMA VALE ROAD
1
38
56.4m
College
5
DOWNFIE
LD ROAD
28
27
50
6
8
36
48
22
21
44
24
28
1 to 14
24
SM
28
LB
Shelter
9
Clif ton Down
a
Garage
62
Shelter
El Sub S
ta
1
7
80
Path
5
19
65.2m
16
10
71.9m
PH
7
13
1
Path
8
16
63
8
63
5
Posts
Shelter
6
39
69
16
69
20
75
TCBs
HOTW
ELL
ROAD
36
CLIFTON
12
126
PH
8
1a
6
1
8
HOTWELL ROAD
40
24
30
83
6
14
21
El
PRIN CESS VICTORIA STREET
44
5
1
3
57
Statue
9
11
30
150
8
20
18
TCB
5
14
3a
33
1
20
14
1
54
1
15
12
22
13
TCB
12
Tank
14
1 to 7
7
6
16
FB
PH
CLIFTON
3
12
35
35
10
27
26
40
58.8m
1
19
67
4
9
1
Clif ton Down
1
College Close
22
13
75
1
57.6m
60
10
39.3m
381
32
71
HOTWELL ROAD
6
62
14
13
3
31
9
125
46
Coach House
28
39
19
26
11
8
Playground
24
LB
6
37
Clif ton Down
12
Surgery
28
46
1
40
77.1m
Posts27
64.0m
29
2
27
1a
5
27
31
49
78
123
LB
1
1
23
El Sub Sta
60
8
1
13
El Sub S
ta
43
42
GP
Lodge
60
11
70.4m
1
Shelter
3
6
29
1
22
62
1
31
19
2
19
47
28
57.3m
10
7
CRESCENT
1
22
1 to 7
20
CLIFTON DOW
N
Butcombe
2
2a
12
14
CLYDE PARK
16
1
23
Clif ton Down
13
1
26
Preparatory School
ALMA ROAD
70
59.4m
20
24
6
PH
1
8
3
19
17a
16
9
1
Clif ton D
own
Play Area
6
1
9
a
15
40
12
1
4
11
1
1
32
5
1
412
27
16
19
16
2
11
14
4
CLIFTON VALE CLOSE
1
8.8m
1 to 16
24
1
1
7
3
9
14
2
12
2
1
20
52
24
4
2
15
Path
1
4
39
9
52
13
41
4
73.8m
1 to 4
18
10a
2a
26a
8
Court
4
58.8m
16
2
6
9
19
26
5
1
1
1
9a
4
74.7m
1
1
12
18
11
Bank
10a
3
6
16
1
46
61
16
9
9.1m
24
16
6a
1
5
13
25a
19
VICTORIA SQUARE
11
PERCIVAL ROAD
34
32
12
2
43
67.4m
11
3
5
OLDFIELD PLACE
23
Path
13
LB
El Sub S
ta
10
64.6m
House
7
28
Path
20
11
1
35
13
26
65
3
18
Tunnel
Cave
14
2
32
19
75.6m
Sub Sta
5
36
60
3
1
17
4
35
Path
5
13
14
47.9m
1
22
9
12
1
28
6
62.5m
12
2
1 to
6
House
69.8m
75.0m
16
56
3
Clif ton Down
14
PH
9
20
10
5
11
4
13
26
14
13
7
25
12
44
Caisson
1
20
5
9
1
26
33
D Fn
6
1
7
19
5
Trac
k
4
33
14
RO
AD
55.8m
4
1
15
44.8m
15a
6a
6
SM
5
4
4
1b
17
2
WATE
RLO
O STR
EET
1
8
18
LB
37
18
SM
1d
75
139
88.1m
22
39
9
68
Bollard
35.7m
9
10
4
14
CLIFTO
N PA
RK
RO
AD
20
Sub Sta
35
181
18
33
10
Lodge
22
57.9m
Bollards
LB
36
Path
78.3m
10
Garage
Lodge
20
67.7m
Path
36
LB
62
1
36
12
19
Post
29
20
1
46
7
13
Posts
8
13
7
11
72.5m
12
11
6
44
15
13
37
13
24
72.5m
12
Trac
k
22
16
2
8a
9
7
1
11.9m
13
11
1
106
C
28
8
1
36
6
57
32
1
1
17
9
Path
4
7
2a
1
28.0m
12
59
13
13
1
20
COWPER R
OAD
11
9
10
Comm
unity Fores t Path
6
7
65.8m
27
8
3
12a
10a
TCB
21
11
24
5
74.4m
15
14
MP
Nursery
Lodge
12
25
15
2
104
42
5
11
8
6
7
5
3
9
17
48
16
1
94
23
Stone
13
PH
8
1
Bollards
12
2
2b
16
58.5m
16
Bol
19
9
11
17
22
9
11
7
8
61
55.8m
Bol
7
6
64.9m
11
Clif ton Down
33
64.6m
Sub Sta
2
16
2
46
43
73.8m
1
10
361
15
2
3a
8
90
1
8
LB
57.6m
PH
58.2m
4
1
6
43
5
66.8m
El Sub Sta
20
25
56
18
29
20
10
30
30
CIR
CU
LAR
RO
AD
3
D Fn
26
Works
69.2m
D Fn
SM
9
17
LB
29
12
5
16
Garage
22
1
2
1
14
15
13
TCBs
3
85
56.4m
ARLINGTON VILLAS
70.7m
Path
12
4
18
38
9
15
10
2
Mansion H ouse
2
HO
TWE
LL RO
AD
21
85.3m
PH
1
PARK
1
9
4
1
27
3
47
18
25
1
14
GP
12
9
60
73
4754
16
Clif ton Down
1
10
Shelter
1a
1
9
6
1
1
1
17
22
Hotel
St Vincent 's Rocks
42
4
The Prom
enade
11
19
1
Post
2
15
1 to 5
62
11
2
1
13
16
51
98
1
4
51
10
120
14
3
6
7
Trafalgar
16
Hall
111
1
Bellevue
El Sub Sta
89
135
CONSTITUTION HILL
LB
20
8
1
1
54
Path
28
2536
SM
15
2
10.4m
12
12
TCBs
El Sub Sta
PH
CLI
FTO
N P
AR
K
3
25
28
8.5m
29
15
9
5
54
37
Clif ton
20
58.8m
35
12a
4
42
6
21
15
26
35
Shelter
29
27.4m
2
El Sub Sta
ALMA ROAD
Subway
OLDFIE
LD R
OAD
58
15
74.7m
LB
1
to
44
13
Bollards
6
14
1
18
11
9
SL
79
18a
11
12
67.7m
GUTHRIE ROAD
39
68
Allotment Gardens
33
34
Sloping masonry
1
St
40
68.0m
11.9m
Cn
25
1
6
6
1
7
30
11
PARK
68.9m
TCBs
94
6
59.4m
SM
13
6
12
1
PH
54.3m
54
Stratheden
6
8
1
24
HOTWELL ROAD
2
7
60.4m
2
5
4
13 56.7m
11
23
133
22
7
25
6
1 to 6
58
10
3
HOTWELL RO
AD
78.3m
8
14
LB
46
PH
FB
3
10
2
7
8
26
PH
11
3
6
71.6m
6
3
22
1
WHITELADIES ROAD
13
2
5a
1
29
9
6a
15
1
LB
El Sub Sta
4
6
2
10
11
18
90.2m
70.1m
6
14
TCB
74.7m
28
76
40
16
1
4
126
SM
1
3
6
30
58
15
67.1m 66.8m
26
9.1m
58
28
Posts
The
23
16
65
16
2
4
Garage
36
2
13
34
1
17
9
1
2
a
38
Bol
Bollard
11
31
70.7m
6
20
25
33
6
Tank
3
58
17
5
1
16
PCs
17
25
27.4m
61
2
11
1 to 6
TCBs
6
WH
ITELAD
IES R
OA
D
73.8m
39
3
1
13
1
Shelter
101
10
1
52
60.7m
PH
39
10
58
171
22
55.8m
50
12
61
40
PH
13
9
33
10
35
6
45
Statue
2
PERCIVAL ROAD
101
Bol
l
38
Bollards
36
20
68
Roxburgh
1
15
5
1
10
35
28
HO
TWE
LL RO
AD
61.0m
(PH)
64
26
7
BERKELEY SQUARE
25
Tanks
36
3
PH
32
15
69.5m
2
1 to
43
6
7
LB
27
6
9a
21
4
10
2
13
37
2
9
1
85
Avon Gorge
Sub Sta
16
61.6m
34
7
ROAD
38
Hall
65.8m
35
Posts
51
45
LB
3
10
Post
34
2
93
23
20
1
23
25
SM
CORNWALLIS
16
House
1
5
107
7
18
18
1
9
12a
15
2
67.7m
Pavilion
16
3
TCB
6
Brandon H ill
14
63
107
LB
FB
8
19a
22
13
8
62.8m
54
26
7
CAM
P R
OA
D
84
1
7
2
1
8
The
Pro
men
ade
13
83
6
1
7
51
95
El Sub Sta
5
17
67
215
7
Works
Tunnel
6
34
19
86.0m
8
6
12
6
70
11
30
Car Park
6
31
2
Path (um)
2
34
4
42
Stone
22
1
36
3
5
8
33
2
13
1
Shelter
2
34
4
33
6
26
14
Vicarage
House
GP
49
9
27b
34
66.8m
59
10
4
17
8
1
1
23
5
11
Stone
a
40
10
Cottage
72.2m
4
25
El Sub Sta
8
29
15
1
3
9
1
MP
59
1
19
Chy
5
D Fn
12
87.2m
16
El Sub Sta
Tanks
10
11
6 1
21
13
68
27
1 to
2
13
83.5m
12
ME
RC
HA
NTS
RO
AD
12
2
56.4m
5
5
3
34
Stone
LB
22
69
41
12
25
20
11
All Sain
ts
4
47
19
3
El Sub Sta
ALMA VALE ROAD
24
Bol
Path
2
12
44
1
64.9m
1
1
15
27
6
TCB
60
12
44
LB
PH
101
1
57.0m
2
28
18
15
14
12
House
59
33
1
130
44
31
5
32
4
28
24
1
16
Ramp
QUEEN'S ROAD
5
125
4
18
8
64
2
56
6
3057.3m
4
20
5
MP
1
Posts
El Sub Sta
1 to
30
1
61
94
17
85.3m
9
Tunnel
8
67
18
Southlands
1
27
6
68.0m
24
84.7m
5
Shelter
5
Belgrave
42
20a
37
47
17
El Sub Sta
8
90.2m
89.0m
18
9a
15
LB
12
42
SM
12
19
43
32
2
16
11
WH
ITEL
AD
IES
RO
AD
2
39
7
7
58
81
10
1
1
11
PRIN CESS VICTORIA STREET
517
5
12
DW
Garage
DO
WR
Y SQ
UAR
E
26
43
17
8
27.4m
76
10
Bank
6
34
422
Path
PARK
4
Path
2
10
61.6m
3
9
14
18
13
1
69
4
30
Court
Cave
124
7
8
1
CHANTRY ROAD
66
6
4
1
14
20
16
10
6
3
7
48
2
11
9
2
PEM
BRO
KE R
OAD
30
9
LB
17
58
4
Christ Church
ST PAUL'S ROAD
6
LB
18
28
5
10
12
45
2
Graveyard
19
61
1
ELLISTON
RO
AD
51
25
2
9.4m
7
CALEDONIA PLACE
13
11
19
48
2
68.3m
23
5
13
16
31
1
29
3
1
59
CLIFTON D
OWN
Garage
21
56
57.6m
4
3
13
24
5
18
HOTWELL ROAD
57.9m
22
1
60
1
Garage
Statue
DW
2
3
7
8
79
ESS
78
TCB
5
13
14
26
78.6m
7
PLACE
5
28
96
TCBs
6
67
TCB
10
74
12
18
2
12
30
11
The Lodge
7 to 12
21
34
Vica
rage
4
11
3
1
Clif ton Down
5
16
30
1
74.7m
32
AUB
UR
N R
OAD
65
63.1m
11
26
28
34
48
24a
6
64
15
LB
1a
1
20
15
6
2
27
3
33
LB
TCB
56.7m
3
75.0m
19
17
LB
36
16
4
PH
124
45
8
1
31
5a
Hall
24
3
17
21
1
25
89.0m
65.8m
14
2
26
7
4
68.3m
7
13
7
10.4m
40
116
27
7
1
22
63.1m
Richmond Terrace
House
81
30
62.2m
34
39
CLIFTON H ILL
21
39
Sub Sta
1
35
29
16
1
18
68.6m
13
TCB
El Sub Sta
31
1
47
27
WH
ITEL
AD
IES
RO
AD
71.3m
56
7
11
8
14
31
56
15
2
40
14
12
2
56
17
GROVE
RO
AD
16
77
49
5
85
21
27
Pavilion
43
1
31
25
House
1
Post
401 402
3
DW
10
1
2
Library
15
15
13
4
26
14
1a
38
27
63.4m
Tunn
el
20
El Sub Sta
Foot Bridge
36
El Sub Sta
5
30
COLLEGE ROAD
30
22
1
17
13
1
Chapel
Hall
10
1
9
9
LB
19
28
PORT
WAY
9
Hall
3
65.8m
24
10
21
5
5
9
LB
25
1
2
20
46
68.6m
1
21
CUMBERLAND BASIN ROAD
26
1
3
LB
8
14
9
39
20
Playground
7
29
1a
11
12
68.9m
12
6
76
12
6
19b
1
28
GP
Works
20
74
Surgery
1
Bank
44
3
39
5
9
26
17
DW
22
1
74.7m
4
12
25
5
43
5
40
6
71
48
63.4m
12
54
62
29.0m
1
45D Fn
7
5
8
1
21
7
4
5
GP
4
57.0m
2417
72.5m
1
Path
1
2
71
Path
(um
)
40
56.7m
26
1
Avon Gorge
Cn
116
1
8
15
65
14
Clif ton
9
65.2m
TCB
31
1
5
1
3192
9
21
20
25
SM
32
MP
Sloping masonry
28
1
10
1
1
11
2
28
TCB
9
57
1
18
FB
2
3
FB
PC
39
LB
6
1 to 4
17
14
5
THE AVENUE
House
23
1
27
72.5m
42
5
19
9
6
44
Pembroke
41
17
10
84
52
69
59
12
17
PC
33
19
11
52
1
ABERDEEN ROAD
Path
6
64
37
83
23
41
PLAC
E
7
25
104
7
9a
71.0m
34
9
9
1
Posts
ABERDEEN ROAD
LB
21
10
6
7
96SP
11
45
7
28
6
10
43
19
1
44.8m
21
5
El Sub Sta
12
7
29
BERKELEY SQUARE
9
21
1
13
18
15
7
4
2
27
Stone
ST JOH
N'S R
OA
D
18
15
92
31
LB
72.8m
BRID
GE
VALLEY R
OAD
7
10
5
27
8
Tower
6
12
89
44
1
ALL SAINTS' R
OAD
7
D Fn
2
PH
7
54
7
PH
4
15
1
72.2m
14
128
11
17
6
9
18
Surgery
10
Path
25
44
54.6m
56
22
7
COTHAM HILL
42
27
5
53
7
4
9
10
19a
6
3a
22
Sub Sta
32
28
42
5
2861.0m
18
5
4a
3
2
17a
16
1
21
19
13
1
19
2
15
18
2
SM
LADI
ES M
ILE
1
Bol
The Promenade
1
25
2
19
1
68.3m
4
2
2
14
34
28
6
62.5m
27a
13
11
22
2
8
89
18
9
1
68.9m
21
25
74.1m
Bol
16
Clif ton Down
PRIORY ROAD
TCB
LB
LB
100
12
21
1
CLIFTON D
OWN
35
16
18
11
32
14
4
1a
119
50
Posts
72.8m
50
6
91
15
1
40
18
5
39
12
1
5
126
5
5
25
9
12
Jacob's
DW
26
53
1
15.2m
38
11
1
21
12
89.0m
5
90
201 to 14
2
FB
YORK GARDENS
26
38
1
11
16
68
5
CLIFTON
62.5m
1
68.6m
1
1
7
6
31
81
1
15
2a
2
4
Stone
19
31
77.4m
4
GORDON ROAD
Field System
(site of)
(remains of)
Lead Workings
River
River A
von
Floating Harbour
Gridiron
River Avon
River A
von
Floating Harbour
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
1 PEMBROKE ROAD
2 THE ZOO AND COLLEGE
3 THE PROMENADE
4 CLIFTON PARK
5 VICTORIA SQUARE-QUEENS ROAD
6 CLIFTON GREEN
7 CLIFTON WOOD SLOPES
8 THE CLIFTON SPA TERRACES
9 HOTWELLS
Conservation Area Boundary
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 90 180
Metres°Scale
Clifton & Hotwells Conservation Area Character Areas
1
2
3
4
5
6
7
8
9
map 5 - Character areas
CLIFTON & HOTWELLSCharacter Appraisal
26
l
CLIFTON
Clifton Down
Clifton College
Clifton
VICTORIA
Bristol Zoo Gardens
College Close
TA Centre
Shopping Centre
PARK
All Saints'
Victoria Rooms
SS Peter and Paul
College
Vic toria
Queen Victoria House
Bristol
RC Cathedral
All Saints
Cl ifton High School
(and Multistorey Car Park)
Litfield House
St Paul 's Chur ch
Elderly
Libr ary
Victoria Reservoir
and Clinic
Fitzro
y Terr a
c e
Friends '
Baptist Church
Christ ChurchHarley Place
Preparatory Sc hool
Sout
h Te
rrace
Vil las
Clifton Down Station
Congr egational
Oakfield
Downfield
Old Vic Theatre
Poole's
Bristol Zoo Gdns
(covered)
Meryl Court
Whi teladies
Canynge Hal l
Ty ndale
Shorland
Barley
Health Centre
Emily Place
Wor ral Plac e
Sanatorium
Air Shaft
Court
Stra
thed
en
Tropical Bird
Plims ol l
Hall
The Cli fton P avil lon
Queen's Court
Cloisters
Elm Court
Chapel
Clifton Metro
Cl ifton Close
Vil la
Po lice S
tation
Pavil ion
Gar den Court
Church
Twilight World
Methodist Chur ch
Percival
El
Meeting
Thorton Hous e
School
Lead Workings
Telephone
Worrall
Burlington
Vittoria
Downs view Court
Alison
Deerhurst Priory
Garage
Lodge
Edgecombe Hall
Mi les C
ourt
Livingstone Bat Enclosure
Somerset House
Hotel
1 - 2
Mansions
Terrace Theatr e
CIi
fton
Do
wn
Sta
tion
Ap
pro
ach
Tennis Courts
Cl ifton Down Tunnel
Hanbury
El S ub Sta
Gate
House
Terrace
ST PAUL'S ROAD
Beaconsfield
North Hi ll
Old Vic ar
age
Highland Place
Harley
Vale
Reptile House
1 to
to
Exc hange
1 to 4
1 to 7
1 to 8
1 to 6
1 to 9
2 to 6
Academy
ConservationVicarage
The Courtyard
Carlton House
Theatr e
Belgrave
Elephant
Home G
ardens
Avon Court
Pembroke
Bank
Surgery
Centre
Place
Thorndale
Sta
Hallwards House
Playground
Weirs
Sub Sta
1 to 10
1 to 14
1 to 30
9 to 16
1 to 18
7 to 12
1 to 22
1 to 64
1 to 73
1 to 21
1 to 12
2 4 6 8
1 3 5 7
Pond
Clyde Ar ms
Arl ingto
n
WH
ITELAD
IES RO
AD
Chesterfie ld Build ings
Royal West of England
Club
Haydon Cour t
Path
10 to 11
Gymnasium
Royal P
ark M
ews
Day
Harper House
c d
School House
to 20
2 4 6
Refreshment
Coun
c il O
ffice
s
Hippo
Kendal Hous e
Mi lton Court
Dancing
Avondowns Court
31 to 35
35 to 39
31 to 62
40 to
43
Amberley
Sh
elte
r
(Presbytery)
Flat 1 to 10
Flat 1 to 14
94 to 110
Shel ter s
Aquarium
Emm anuel Court
Monk ey Tem ple
Glendow
er
The Coach House
Watsons House
Tor
St Johns C of E
Elm House
Cambridge
Retreat
Clifton Park
All Saints C
ourt
Foot Bridge
Old Sta
bles
Hankeys
77.4m
Monk ey House
64.9m
73.5m
61.0m
73.8m
73.2m
72.5m
71.9m
71.3m
70.7m
74.4m
69.2m
68.9m
68.6m
68.3m
96.9m
96.6m
96.0m
93.9m
93.3m
93.0m
91.7m
91.1m
90.8m
89.0m
74.7m
68.0m
63.1m
67.7m
86.3m
86.0m
67.4m
85.3m
66.8m
85.0m
66.4m
84.7m
83.5m
83.2m
65.8m
82.9m
60.7m
75.0m
80.2m
75.3m
64.3m
64.0m
63.4m
79.6m
59.1m
78.6m
78.3m
76.2m
78.0m
54.6m
54.9m
62.5m
55.8m
56.4m
77.1m
56.7m
57.0m
57.3m
57.6m
57.9m
58.2m
61.3m
58.5m
58.8m
87.2
m
Tyndale Court
PEMBR
OK
E RO
AD
Wis em ans Hous e
LADI
ES
MIL
E
ALL SA INTS ' R
OAD
Statue
Richmond
Roosevelt Cottage
VILLAS
Ponds
Founta ins
Alm a
Greenway
Memorial Arch
BLACK B
OY H
ILL
The
Redland Villa
Oak fie ld Court
Steam Tav er n (P H)
Nursery
Dyrham
Alma Court
Gantry
Posts
Post
Morn ington
Penr os e Cottage
Cottage
South lands
15 23
50 48
1to17
Herefor d Hous e
St Brenda 's Court
Stable Cour t
Castle Bellevue
111
Reflections Ho
ST JOH
N'S R
OA
D
ELGIN PA
RK
ARLINGTON VILLAS
Sub
Richmond Heights
BAY WILLOW DRIV E
CL
IFT
ON
PA
RK
BUILD
ING
S
(PH)
Memorial
IM PE RIA L ROAD
LEIG
H
Whi tson
Downend
11
Stables
RICHMOND HILL
COLLEG
E FIELD
S
CLIFTON
PARK R
OAD
Tanks
Stone
Pembroke Vale Hous e
Bellev ue
Northcote
ALMA VALE ROAD
PERCIVAL R
OAD
9c
Tank
Arvalee
MILES ROAD
LEIG
H RO
AD
WES TFIELD PA RK
ELM LANE
Swim
ming Pool
116
118
113
11a
115
11b
119
ROYAL PARK
Beaufort Lodge
OAK FIE LD ROA D
Perton
THE AV
ENU
E
ALMA ST RE ET
Underpass
96c
92c
19c
98c
10c
113a
ALMA R
OAD
AVENU
E
OAK
FIELD G
RO
VE
QUE
EN'S
RO
AD
D Fn
147c
BELGRAVE PLACE
The Coach
WELLIN
GTON PARK
ANGLESEA PLACE
Grove
BUC
KING
HAM
VALE
Chertsey
Apsley
Sutherland House
GUT HRIE ROAD
CLIFTON
DOW
N R
OA
D
APSLEY R
OAD
BEAC
ON
SFIELD RO
AD
Courtyard House
CLIFTON D
OW
N
RE DLA ND PARK
UPPER BELGRAVE R
OAD
BEAC
ON
SFIELD
VYV YAN TERRACE
SOU
THLE
IGH
RO
AD
HIGHLAND
SUTH
ERLA
ND P
LAC
E
ARLINGTON
Malvern
BURLINGTON ROAD
CODRINGTON PLACE
ALMA ROAD
PEMBR
OK
E VALE
EAST SHRUBBERY
67.1m
7
1
8
9
69.5m
62.8m
69.8m
70.1m
65.2m
75.6m
66.1m
59.4m
60.4m
72.8m
61.6m
71.6m
62.2m
72.2m
60.0m
2
5
79.2m
Garden
6
90
15
14
67
10
3
4
19
59
21
25
6a
31
18
26
13
38
23
1b
9a
34
29
16
62
71
24
33
22
12
84
28
30
3a
37
77
58
6361
2a
27
130
91
1a
92
139
131
20
68
126
8587
25a
52
56
17
78
70
15a
79
124
67a
148
39
64
80
36
51
32
40
95a
60
Lo
19a
74
75
195
83
9599
43
19b
53
10a
45
107
189
94
98
145
42
127
69
46
128
127a
50
47
135
137
147b
8a
150
65
35
96
132
12a
57
22a
41
104
46a
54
40a
2b
72
153
156a
161a
89
44
97
10b
27a
103
83a
5b
120
188
88
140a
181
18a
13a
171
92b
141
26a
106
49
147
173
180
174
176
172
40b
215
143
169
17a
167
125
105
5a
201
213
205
161b
189a
166
34a
76
50a
59a
163
133
73
165
151
63b
63a
101
93
123
140
26b
48
199
98b
100
98a
94e
81
170
108
158
86
156
3b
159
122
9b
37b
37a
83b
96a
66
109
MELROS E PLACE
VYVYAN ROAD
EATON
CRE
SCEN
T
Mews
SUNDERLAND PLACE
MELR
OS
E AVEN
UE
The Olde
DOWNFIE
LD ROAD
HUR
LE CRE
SCEN
T
ALEXAN
DRA R
OA
D
HURLE ROAD
Butcombe
SUN
NING
DALE
Orchard
COLLEG
E RO
AD
WHAT LE Y ROAD
BEAUFORT ROAD
CHE
RTSEY R
OA
D
CHRISTCHURCH ROAD
LOW
ER REDLA
ND ROAD
SHRUBBERY COTTAG
ES
OAK LA ND ROAD
CHA NTRY ROA D
BELGR
AVE
BRIGHTO N M EWS
DOW NFIELD
DOW
NSI
DE
RO
AD
EXETER
WEST SHRUBBERY
HA
NB
UR
Y R
OA
D
HA RLE Y ME WS
WES
TBOU
RN
E PLACE
CA MP ROA D
NOR
LAND
RO
AD
DUCHESS ROAD
AUBU
RN
RO
AD
HILL
WORRALL ROAD
QUARRY ROAD
65a&b
CAN
YNG
E SQ
UAR
E
COLLEGE
CAN
YNG
E RO
AD
The Lodge
NOR
THC
OTE R
OA
D
GRO
VE R
OA
D
HURLE
WORCESTE R TE RRA CE
HAM
PTO
N R
OA
D
COB BLES TONE M EWS
ASHGROV E ROAD
GRE
ENW
AY RO
AD
THO RNDALE MEWS
PEMBROKE GROVE
WOODLAND TE RRA CE
The Coach Ho
THORN
DALE
HUG
HEN
DEN
RO
AD
CRE SCENT
Vyvyan
Monument
UP
PE
R
WORCESTE R ROA D
BELGRAVE HILL
26A
10A
KING
'S PARA
DE AV
ENU
E
NOR
MAN
TON
RO
AD
PH
Garaw
ays Hous e
War
Coach House
PEMBROKE
OAKFIELD PLACE
HIGH STREET
LB
KING'S PARADE M
EWS
SL
OSBORNE
ROA D
WORCESTER
Woodbury
PO
Deepholm
TCBs
Dotcom
PCs
Dower
Coach
Haddy
FS
FB
KING'S PA RA DE
WESLEY PLACE
RICHMOND D
ALEEVANS ROAD
QUA RRY S TEP S
RED
LAND
TERR
ACE
HAM
PTO
N LA
NE
TCB
Ramp
ESS
WHAT LE Y
WO
OD
BUR
Y LA
NE
PC
ST
YORK STREET
Bow
GP
MORNING TON ROA D
LOW
ER R
ED
LAN
D M
EWS
TERR
ACE
MS
10
94
5
20
24
16
CHA NTRY ROA D
ST JOH
N'S R
OA
D
16
1
SUN
DER
LAND
PLACE
38
PA RK
18
85
Statue
97
2
4
54.6m
8
10a
21
Bank
Shel ter
3
The
19
12
1
5
74
45
19a
22
13
35
House
23
23
14
APSLEY R
OAD
Vicarage
6
25
28
22
LB
Harley
El
30
68.3m
23
14
123
18
28
Gar age
18
13
75
12
21
18
5
30
6
8
Clifton Down
15
83
62
10
1
15
3
9
TCBs
9
9
Alma
Preparatory School
32
19a
10a
CLIFTON
3
7
8
72.5m
7
1
5
25
14
26
15a
Sub Sta
18
Surgery
38
58.5m
1
19
1
23
OAK FIE LD ROA D
35
CRE
SCEN
T
1
El Sub Sta
70
12
73
9 to 16
6
11
46
2
85.3m
67.7m
TCBs
16
15
34
1
25a
21
7
House
44
31
COLLEG
E RO
AD
28
12
5
Sh
elte
r
2
61
27
5
9
8
7
9
1
3
12
LB
28
6
4
33
20
1311
433
65
9
LB
20
13
22
4
12
1b
14
27
El
15
El S ub Sta
5
Bank
LB
Bristol Zoo Gardens
2
27
21
75.0m
9
3
3
9
31
10
28
PH
22
5
4
Posts
1
26
1
56.4m
25
4
12
1 to 6
9
1
90
20
5a
20
2
67
66.1m
34
1
1
58.2m
Centre
Lodge
139
PAR
K
Belgrave
CLIFTON
PARK
2
1
60
74.7m
3
ALMA ROAD
9
PH
76
52
2
2a
16
2
28
13
14
20
2
4
AUBU
RN
RO
AD
8
25
26
67.7m
6
13
1
1
12
15
LB
ALMA ROAD
44
Bank
3
13
47
1 to 14
19
27
Hall
1
16
3
CLIFTON
PARK R
OAD
1 to 14
33
23
5
13
17
6
8
4
4
8
34
1
6
Garage
CLIFTON
60
1
14
Stone
4
2a
College Close
9
15
HAN
BURY
RO
AD
3
TCB
10
Garag
e
2
1a
18
4
1 to 4
6
Garage
36
35
4
12
19
1
1
8
98
ROA
D
1
ALL SA INTS ' R
OAD
Coach House
118
18
2
Gar age
3
10
9
Statue
26
6
9
18
53
71.3m
44
86
6
23
69.5m
13
3
2
2
22
40
69
25
Pond
LB
33
3
11
93
2
5
8
26
15
13
8
1
36
16
1 to 8
PH
67.7m
LB
2
26
8
CLIFTON PARK
3
56
27
69
13
29
6
LB
15
2
Bank
1
16
1
3a
12
WELLIN
GTON PARK
2
Pond
ALMA VALE ROA D
Emmanuel Court
3
12
Foot Bridge
2
8
68.6m
27
8
62
5
28
12
ST PAUL'S R
OAD
31
38
2
48
17
Cl ifton
36
TCBs
9
1
19
4
9
13
33
67.1m
LOW ER RE DLA ND ROA D
14
17
10
38
58
11
11
19
19
6
6
14
5
40
21
118
El S ub Sta
7
26
1
2
1 to
12
11
Pavilion
2
35
13
3
11
17
58.8m
32
5
59
TCBs
2
42
30
RE DLA ND PARK
Vic ar age
21
8
25
17
15
9
67
TCBs
10
57.6m
24
7
2
4
1
106
3
27
Shel ter
48
18
19
13
83
20
44
20
1
4
6
TCB
1
Gar age
17a
1
83.5m
6
1
32
34
16
56
1 to 10
12
El Sub Sta
9
14
26
14
23
27
2
2
68.3m
7
17
17
7
16
2
House
5
20
11
23
1b
LB
TCBs
1
Tanks
42
65
28
2
ARLINGTON VILLAS
12
33
68.0m
WH
ITELAD
IES RO
AD
1
Church
1
11
3
77.4m
1
68.0m
71
1
13
27
El Sub Sta
7
19
67.1m
62
2
28
5
El Sub Sta
37
34
13
8
39
7
20
12
1
10
11
8
4
18
Thorndale
19
12
6
LB
House
1
6
18
18
3
20
17
139
4
21
2
TCB
24
El
69.5m
7
54
7
130
14
6
15
10
13
19
8
9a
15
64
24
24
21
18
The Lodge
1
11
28
4
House
71.6m
67.7m
13
2
28
13
12
61.0m
22
1
25
El Sub Sta
LB
84
Path
6
3
25
38
43
PH
4
1
LB
19b
5
5
77.4m
TCB
3
46
13
3
1
57.6m
4
24
9
25
12
25
12
10
4
14
22
1
1
19
29
TCB
5
Cl ifton College
57.0m
Nursery
El Sub Sta
7
16
51
14
42 25
10
2
63.1m
54
8
5
11
25
10
1
LB
1 to 4
LB
7
84
Pond
4
PH
10
1
22
17
WH
ITE
LA
DIE
S R
OA
D
7
UPPE
R
5
Pembroke
1
26
22
1
33
1
13
6
60
67
1
1
1
GUT HRIE ROAD
14
7
12
Court
COB BLES TONE M EWS
11
12
4
23
1
PH
20
33
2
3
LB
11
19
5
PH
6
1
15
7
22
PH
9
30
10
1
1
19
8
59
71
Clifton Down
59
6
LB
2
72.5m
7
7
1
1a
9
7
4
16
Ramp
1
51
1
92
59
18
25a
1
1
52
26
28
11
14
Playground
61
Sub Sta
19
15
29
5
18
68.6m
4
63.4m
3
66.8m
13
68
58
Hall
7
1
6
10
UP
PE
R B
EL
GR
AV
E R
OA
D
1
56
TCB
1a
103
10
Post
61.6m
54
29
9
32
43
94
15
60
PEMBR
OK
E RO
AD
11
10a
4
1
1
60
61
15
House
ST J
OH
N'S
RO
AD
42
1
1
3a
36
20
FB
6
3
67.4m
Cottage
29
21
Shelter
18
TCB
4
79
37
32
8
19
3
LB
42
4
12
1
4
24
LB
ROA
D
RO
AD
El S
ub S
ta
DOW NFIE LD ROA D
12
9
23
16
1
66.8m
PH
2
77.4m
7
Shelter
68.3m
31
1
25
9
20
2
47
12
16
PC
23
2
10
9
10
31
11
14
3
23
18
69.8m
1
10
43
54
Tank
l
12
1
80
16
25
4
6
85.3m
MS
65
15
4
19
8
18
1 to 64
9
1
Bristol Zoo Gdns
65
22
59.1m
17
1
76
3
2
12
6
22
1
GUT HRIE ROAD
El Sub Sta
10
66.8m
16
72.8m
12
40
13
4
8
75
1
65.8m
20
Court
3
14
46
45
2
17
1
24
5
6
2
PH
37
14
9
1
1 to 6
Ponds
62.5m
15
2
49
D Fn
1
6
Court
11
WH
ITE
LA
DIE
S R
OA
D
Statue
16
12
11
Court
10
5
4
34
20
1
7
El Sub Sta
1
3
TCBs
6
2
1
6
LB
37
94
20
All Saints
13
26
1
26
22
24
53
24
1
9
58.2m
4
23
1
21
2
17
Posts
5
1
4
8
9
5
55.8m
84
107
2
8
18
1
6
1
College
22
4
62.2m
WES
TFIELD PARK
125
7
19
14
85.3m
4
73.8m
37
2
29
3
19
31
64
5
WH
ITELAD
IES RO
AD
32
Garage
Butcombe
Pond
2
16
10
Pond
2
TCB
Tank s
20
1
17
3
TCBs
1
11
Posts
12
Harley
10
13
16
15
24
67.7m
1
73.5m
Southlands
QUEEN'S ROAD
Surgery
59
Hotel
9
10
67
12
3
2
16
95
40
57.9m
8
75.0m
8
11
13
54
14
3
1
1
LB
44
18a
3
15
69
27
34
El S ub Sta
1
4
21
16
ALMA VALE ROAD
4
26
12
5
7
18
68.9m
25
19
15
24
14
1
1
9
85
Bank
3
29
30
12
6
124
37
1
28
58
3
107
68 TCB
5
1
1
63.4m
1
7
7
18
1
11
20
1
6
Stratheden
31
1 to 8
15
LB
69
Vil las
TCBs
5
18
36
11
19
21
30
11
68.3m
42
20
Shelter
17
39
PEMBROKE ROAD
1
18
House
9
2
16
Clifton Down
27
THE AV
ENU
E
8
10
15
12
11
7
4
1
5
16
72.5m
12
50
Club for
Hospital
Church
School
People
Gar dens
Education
Pembroke
Place
Sub Sta
1 to 37
1 to 18
Bramford
Coulson
Academy of
(C lifton College)
Clifton Cathedral House
a b
Redgr av e
9 11
Richmond
Playing Field
Primary S chool
Whatley Cour t
10 12
Sub
HQ
(PH)
South le igh
Kens ington
Kens ington
Grosvenor
Wes tbourne
Rooms
LE YTON VILLA S
128
147a
a
82
Mews
Mews
Mews
Haig House
Lyn
BBC West Region
89.9m
26B
War
NOR
THC
OTE
SQUARE
Meml
ROA
D
VINCE NT'S
HA MP TON PA RK
Beacon House
RED
LAND
80a
MEW S
24b
Pitville Place
Field System
The Workshop
COT HAM HILL
CHA
PEL GR
EEN LAN
E
Ri fle Range
Cornwor thy
WE
ST
BU
RY
RO
AD
St James's Court
CECIL RO AD
21
Harley
Coach
Cottage
HAM
PTO
N LA
NE
24
The
House
13
House
Coach
Cl ifton Down Tunnel
Court
PH
CLIFTON
91
12
25
7
29
49
Pond
1
Clifton College
House
Court
The
House
Cottage
Lodge
6
Villas
Bank
House
33
27
Mews
WO
OD
BUR
Y LA
NE
School
1 to 6
52
1to17
Cottage
Mansions
GROVE
ROAD
2319
3
House
Day
Court
3
House
5
9
NOR
THC
OTE R
OA
D
Church
House
ROA
D
HIGHLAND
46
House
17
House
House
ROA D
El
House
Nursery
Sub Sta
80
Bank
31
Sub Sta
CLIFTON DO WN
Court
Court
58.8m
6
House
26
House
El
House
105
15
6
ROAD
Court
El
Harley
House
1517
Pembroke5
Gate
Church
BELGR
AVE
ROAD
1
PH
El
Belgrave
2
Cottage
House
8
Court
65.8m
Lodge
3
4
1a
Whiteladies
ROA D
Old Vic ar age
2
37
House
1 to 12
Sta
21
1
House
Centre
Court
3
House
ROAD
CRE SCENT
Mansions
House
11
6
39
78.6m
2
18
House
2
Court
House
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
Clifton & Hotwells Character Area 1 - Pembroke Road
1
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 60 120
Metres°Scale
map 5a - Character area 1
CLIFTON & HOTWELLSCharacter Appraisal 7.1.1 Character Area 1 Pembroke Road
Predominant CharacteristicsScale
Large Victorian villas of 3 storeys, semi-• detached, two to three bays wideProperties set back from pavement with front • garden and low boundary wall, forming strong building line
Proportions & architectural treatmentPitched and gable roofs• Italianate style to the north, post 1850;• Classical style to the south, pre 1850• Round-headed windows• Stone detailing•
material PaletteMain facades: Pennant sandstone, limestone • rubble with Bathstone detailing; occasional stucco render; Limestone ashlarBoundary Treatments: Pennant with • Bathstone gate piers; wrought iron gates (most original wrought iron railings lost)Joinery: Timber sashes and panelled doors• Roof coverings: Natural slate; brick chimney • stacks with clay pots
7.1.1a Area 1 forms the northernmost portion of the conservation area and is centred on Pembroke Road. The area includes Upper Belgrave Road and Downside Road which face The Downs to the north. The eastern boundary includes Eaton Crescent and Arlington Villas. The west boundary includes the section of Clifton Park behind the Cathedral and Codrington Place.
7.1.1b Pembroke road has a split character between its northern and southern parts. The earliest development occurred in the south from 1820 onwards; here there is much Bathstone, and a predominantly early-Victorian style of Classical architecture. Nos. 27 - 57 (odd) is a terrace of 16 houses c. 1840 in a neo-
Classical style, with limestone ashlar and delicate balconies (Grade II). A number of paired villas, rendered with limestone dressings and set in garden plots, also characterise this portion.
7.1.1c Off south Pembroke Road is arlington villas (1840) containing tall ashlar-faced villas with pitched roofs with barge boards, and large basement lightwells. Properties sit behind low boundary walls, a mix of rubble, ashlar and occasionally with original railings with stone gateposts, and some distinctive square metal posts with pointed ends. Few properties remain in single occupation, many being divided for student lets.
7.1.1d Oakfield Road (1840), an attractive street of Grade II semi-detached houses in substantial garden plots.
7.1.1e eaton Crescent (1860) contains semi-detached Pennant houses with decorative barge boards, facing a private communal garden.
7.1.1f Buckingham vale (1847-50) has an extremely verdant and intimate character. With substantial semi-detached villas set behind low stone walls and gateposts with laurel hedges.
27
Figure 19: Two houses are reconciled into an Ionic temple, Buckingham Vale
CLIFTON & HOTWELLSCharacter Appraisal
7.1.1g Pembroke vale (1880) contains two storey, semi-detached villas, stone faced with canted bay windows. There is a quiet residential character and a number of mature street trees and traditional lamp posts.
7.1.1h Further northwards, Pembroke Road characterises the shift in Victorian architecture towards an Italianate style from the mid 19th century onwards. Here is one the most impressive streets of late Victorian villa development linking the terraces of lower Clifton with The Downs. Buildings are of local rubble stone with Bathstone dressings, all with a green setting and red rubble boundary walls. Figure 21: Upper Belgrave Road villas with
front gardens and rubble walls
Figure 22: Corner of Upper Belgrave Road and Worrall Road, with ornate stone carving
28
Figure 20: Pembroke Road. These substantial Italianate villas are set in generous landscaped gardens and largely retain much of their original character and appearance. These massive blocks of limestone rubble march confidently up the slope to meet The Downs above. Many have finely detailed Bathstone quoins and window surrounds
7.1.1i Pembroke Road was completed in 1870. Eight wonderful ‘arc’ cast iron lamp posts survive from late 19th century. The street is notably more leafy and houses, larger than towards the south. The verdant character of private gardens gives impression of wide green, tree-lined route, although there are no street trees.
7.1.1j upper Belgrave road (1860) faces onto The Downs and continues the trend of substantial Italianate villas of rubble stone with Bathstone details. Nos. 1-18 are detached villa with extensive gardens.
7.1.1k Downfield Road and Downside road have semi and terraced houses with some modern infill. Deerhurst Priory is Grade II listed; The Old Vic Theatre School is also sited here.
7.1.1l In parts insensitive post WWII infill has had impacted negatively on the special interest of this character area, particularly where predominant scale, materials and details have been ignored. In some of the side streets, there is excessive street parking during week days.
CLIFTON & HOTWELLSCharacter Appraisal
7.1.1m Clifton rC Cathedral. In 1965 architects Percy Thomas Partnership were commissioned to design and construct a new cathedral that would provide congregational space for up to 1000 around the high altar; the building was consecrated in 1973. Reinforced concrete clad, with panels of Aberdeen Granite and a concrete spire, which is one of Clifton’s most recognisable landmarks. The concrete boundary wall and approach means the boldly modern structure sits uncomfortably within its surroundings.
Figure 23: Clifton RC Cathedral
7.1.1n all Saints Church, Pembroke Road was founded in the 1860s by laymen, consecrated in 1868 and gained a nave in 1872. The fabric of the chancel and roof of the nave were destroyed by incendiary bombs in December 1940. In the 1960s a decision came to rebuild the church and include sound remains within a modern construction. The newly modelled church was consecrated in 1967.
29
CLIFTON & HOTWELLSCharacter Appraisal
30
l
CLIFTONClifton College
Clifton
Bristol Zoo Gardens
College Close
SS Peter and Paul
College
Bristol
Clifton High School
Litfield House
Playing Field
Christ ChurchHarley Place
Preparatory School
St Angela's
Dorset
Poole's
Bristol Zoo Gdns
Engineers
Pannell House
Shorla
nd
Emily Place
Sanatorium
Air Shaft
Tropical Bird
The Clifton Pavillon
Cloisters
Chapel
Clifton Close
Villa
Pavilion
Church
Twilight World
Percival
School
Alison
Miniature
Miles Court
Villas
Livingstone Bat Enclosure
Somerset House
Cotts
Hotel
Terrace Theatre
Clifton Down Tunnel
Clifton Down
Stables
Vale
Reptile House
1 to 8
Court
Conservation
Vicarage
Theatre
Elephant
Centre
Tellisford
Hallwards House
Playground
Weirs
1 to 14
1 to 64
2 4 6 8
Path
Gymnasium
Royal P
ark Mews
El
School House
Refreshment
Hippo
Milton Court
Coulson
Shelter
Mansion House
Aquarium
Emmanuel Court
Monkey Temple
Glendower
Drinking Fountain
Watsons House
Cambridge
9 11
Clifton Park
Foot Bridge
El Sub Sta
Hankeys
Monkey House
85.0m
73.5m
73.2m
71.9m
78.6m 73.8m
90.2m
88.1m
78.9m
80.2m
77.4m
75.0m
68.9m
PEMBR
OKE R
OAD
Wisemans House
Trafalgar
LADI
ES M
ILE
Harley
Statue
Roosevelt Cottage
LITFIELD R
OAD
Memorial Arch
The
Jubilee
Allendale
Posts
Penrose Cottage
Southlands
Hereford House
St Brenda's Court
Stable Court
Sub StaYard
Felixtowe
CLIFTON
PARK
Memorial
Felixstowe
Hardelot
Downend
11
COLLEG
E FIELDS
CECIL ROAD
CLIFTON PARK RO
AD
Tanks
Pembroke Vale House
Cliftonbank House
PERCIVAL R
OAD
Tank
MILES ROAD
116
118
11a
Perton
THE AVENUE
Underpass
17c
13c
Coniston
Trinmore
D Fn
Gate
Trigon House
Sutherland House
Cottage
GUTHRIE ROAD
APSLEY R
OAD
CLIFTO
N DOW
N
Brunel House
Sutton House
VYVYAN TERRACE
COLLEGE RD
7
66.1m
68.6m
68.3m
75.3m
78.3m
68.0m
69.8m
67.7m
70.1m
71.3m
67.4m
69.5m
67.1m
66.8m
71.6m
65.8m
60.4m
61.6m
62.2m
72.8m
72.5m
Garage
2
67
Cobblestones
6a
4
18
10
79
3432
36
50
40
95a
14
12
41
26
13a
55
84
28
1
135137
10a
1a
43
6
19
13
104
95
54
124
2b
7283
107
19b
83a
139
17d
6870
97
25
21
106
94
9
23
133
3a
37
80
62
49
123
2a
16
81
69
19a29
48
38
85
103
83b
8
42
73
61
5
30
33
20
109
24
15
1b
3
44
The Blue House
Auckland
Yew Tree
COLLEG
E RO
AD
Merchants
PARK
DOW
NSI
DE
RO
ADEaton House
HARLEY MEWS
CAMP ROAD
NOR
LAND R
OAD
CANY
NGE S
QU
ARE
CANYNGE RO
AD
The Lodge
Odlands
Auburn House
WORCESTER TERRACE
Glenavon
CRESCENT
Vyvyan
The Bauhaus
Roxburgh
WORCESTER ROAD
Coach House
NORTHCOTE
CANYNGE
Lodge
LB
Butcombe
WORCESTER
ROAD
Deepholm
Duncan
PCs
Dower
House
Coach
Camp House
TCB
Ramp
PC
GP
4
Clifton College
13
Clifton Down
6
1
El Sub Sta
El Sub Sta
2
1
8
26
Cottage
18
TCB
6
34
5
4
67.1m
1a
19
LB
12
6
LB
14
30
1
7
68.9m
11
College Close
2
77.4m
Tanks
5
7
2
10
The Lodge
68.3m
7
CLIFTON DOWN
69.5m
68.6m
1
2
7
10
1
3
18
Butcombe
1
1
LB
1
12
Shelter
5
16
NOR
LAND R
OAD
10
THE AVENUE
3
42
21
2
19
8
7
14
33
TCB
1
Cottage
71.6m
LB
5
72.5m
3
4
28
El Sub Sta
1
67.7m
1
1
1
5
1
El
2
10
Lodge
Court
72.8m
PERCIVAL ROAD
1
1a
9
Playground
71.6
m
1
2
Pavilion
9
2
1
Southlands
2
13
6
1
12
9
3
68.0m
67.7m
5
3
1
68.9m
6
Pavilion
8
2
9
GUTHRIE ROAD
15
6
Statue
11
Harley
67.7m
6
5
3
1
LB
10
3
COLLEGE ROAD
6
Posts
Foot Bridge
GP
4
LB
2
68.3m
CLI
FTO
N P
AR
K
2
69.5m
Glenavon
2
1
7
12
13
1
13
10
Clifton Down
19
Lodge
CLIFTON DO
WN
6
6
3
CLIFTON DOWN
CLIFTON
CAM
P RO
AD
Tanks
Roxburgh
Lodge
6
El Sub Sta
2
4
9
66.8m
2
3
Vicarage
1
12
1
69.8m
4
9
75.0m
8
Field SystemLead Workings
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
Clifton & Hotwells Character Area 2- The Zoo & College
2
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 40 80
Metres°Scale
map 5b - Character area 2
7.1.2 Character Area 2 The Zoo & College
Predominant CharacteristicsScale
Domestic buildings: large victorian villas • of 3 storeys + basement, up to 4 storeys, detached semi-detached, two to three bays widelandmark Buildings: large, detached • Properties set back from pavement with front • garden and low boundary wall, forming strong building line
Proportions & architectural treatmentPitched and gable roof• late victorian, Italianate style• round-headed windows• Stone detailing•
material Palettemain facades: limestone rubble, Pennant • sandstone, with Bathstone detailing; occasional stucco render; limestone ashlar; brick infillBoundary treatments: Pennant sandstone • with Bathstone gate piers; wrought iron gates (most original wrought iron railings lost)Joinery: timber victorian sashes and • panelled doorsroof coverings: natural slate, clay tiles; brick • chimney stacks with clay pots
7.1.2a This character area is distinctive in its own right from the rest of the conservation area, owing to the two significant institutions, the Zoo and Clifton College, that own the majority of land and buildings. Set among the large villas lying between The Promenade and Pembroke Road, these two large institutional uses are characterised by well maintained landscaped space responding to their late Victorian period.
7.1.2b The combination of formal Victorian Gothic architecture and mature planting are an essential focus of this part of the conservation area. The liberal use
of rubble limestone and Bathstone dressings on both building and walls also predominates, and creates a consistency between buildings and their settings.
7.1.2c College fields (1870) faces the College sports field and consists of two storey, semi-detached or double-fronted properties in Pennant sandstone with Bathstone details, all Italianate style. Rubble boundary walls capped with railings, with stone gateposts, some original, are a particular feature.
Figure 24: College Fields
31
7.1.2d College road (1850-1890) contains substantial semi-detached and terrace properties in red-rubble stone with Bathstone details, facing the imposing Clifton College and grounds opposite. There are many examples of decorative barge boards and stone decoration and some original ornate railing with stone gateposts.
7.1.2e Worcester Crescent (1870) is an attractive crescent of semi-detached Pennant houses facing a communal garden. The properties are set behind large, well-maintained front gardens, and low boundary walls and stone gate posts.
7.1.2f Worcester road (1870) contains large detached and semi-detached properties, three storeys, facing a communal garden. The character of this street is marred by Wiseman’s Clifton College building.
CLIFTON & HOTWELLSCharacter Appraisal
CLIFTON & HOTWELLSCharacter Appraisal
7.1.2g Guthrie road (1865) is largely in the ownership of the Zoo and Clifton College who have succeeded in introducing high quality new buildings with the existing surroundings, particularly at the west end, and restored the music school. Emmanuel Court (1960) is a sensitive development, incorporating remains of a church tower.
7.1.2h northcote road (1870) is in College ownership on the east and Zoo to the right. College buildings, many sympathetic early 20th century, are Pennant with slate roofs, with some stone gateposts. A large tennis ground exists in the middle.
7.1.2i Clifton College, Guthrie Road, is an active and successful institution that lies in the heart of this character area; it constitutes a major landowner and employer of over 500 people on site. As such the College own and control a significant number of buildings and land within the conservation area. Charles Hansom designed the first buildings, the Big School, Headmaster’s House and Chapel in the 1860s. Other extensions in the Gothic style were made until the 1920s.
Figure 25: Clifton College
7.1.2j the Bristol Zoo Gardens opened in 1836 by the Bristol, Clifton and West of England Zoological Society. It was set up as a scientific institution devoted to popular culture and is one of the oldest zoos in Europe. By the 1920s the Zoo’s popularity declined and the gardens were improved and modernised; by the 1930s the Zoo formed links with the University of Bristol, which forged its reputation as a centre for breeding endangered species. The Zoo, which occupies a 12 acre site, is now one of Bristol’s main attractions which has over 600,000 visitors each year.
32
33
l
Clifton
Litfield Place
Observatory Hill
Litfield House
Playing Field
Bristol Zoo Gardens
Harley Place
St Angela's
Dorset
Engineers
Pannell House
Clifton Down
Emily Place
Tropical Bird
The Clifton Pavillon
Cloisters
Clifton C
lose
Villa
Pavilion
Trafalgar
Percival
Miniature
Somerset House
Cot
ts
Merchants Hall
Stables
1 to 8
Court
Conservation
Vicarage
Theatre
Trac
k
Elephant
Centre
CLIFTON
Tellisford
Hallwards House
Playground
Weirs
1 to 14
Path
Gymnasium
El
School House
Coulson
Mansion House
Monkey Temple
Drinking Fountain
Watsons House
Foot Bridge
El Sub Sta
78.6m
95.4m90.2m 89.0m
86.0m
85.0m
84.7m
80.2m
82.3m 77.4m78.9m
Harley
Statue
Coronation
LITFIELD
RO
AD
Memorial Arch
The
Jubilee
Allendale
Penrose CottageCottage
Hereford House
Stable Court
Yard
Felixtowe
Felixstowe
Hardelot
11
Crosfields House
COLLEG
E FIELDS
CECIL ROAD
Cliftonbank House
PERCIVAL ROAD
VALLEY
17c
13c
Coniston
Trinmore
Trigon House
Chatford House
GUTHRIE ROAD
CLIFTON DOWN
Brunel House
Sutton House
The
Prom
enad
e
COLLEGE RD
7
68.6m
74.1m
67.4m
75.3m
60.7m
68.9m
67.7m
69.5m
78.3m
68.0m
69.8m
71.6m72.8m
73.8m
68.3m
2
67
8
Cobblestones
3
6a
4
10
18
32
36
50
34
30
40
1a
12
41
26
13a
55
28
1
43
21
6
19
13
54
Lodge
17d
25
9
23
37
62
49
16
29
48
38
4261
5
33
24
15
44
The Blue House
Auckland
Yew Tree
Merchants
Eaton House
HARLEY MEWS
CAMP ROAD
NOR
LAND
ROAD
CA
NY
NG
E SQ
UA
RE
CANYNGE ROAD
Odlands
Auburn House
Glenavon
The Bauhaus
Roxburgh
CANYNG
E
Promenade House
LB
Duncan
PCs
Dower
House
Camp House
TCB
PC
GP
MS
Path
Path
Path
1
68.9m
El Sub Sta
Path
2
PERCIVAL ROAD
CLIFTON DOWN
90.2m
12
Path
33
CAMP R
OAD
Clifton Down
34
2
Cottage
Foot Bridge
LB
426
CLIFTON DOWN
Roxburgh
8
3
10
Lodge
Playground
5
GP
9
19
68.6m
1
1
6
1
Cottage
5
1
28
The Promenade
7
19
6
9
2
9
1
1
89.0m
Clifton Down
68.3m
Lodge
Glenavon
68.0m
7
LB
The
Prom
enad
e
LB
LB
The Promenade
13
Cottage
2
39
71.6
m
2
NOR
LAND
ROAD
CLIFTON DO
WN
68.9m
26
3
PERCIVAL ROAD
1
7
2
9
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
Clifton & Hotwells Character Area 3 - The Promenade
3
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 30 60
Metres°Scale
map 5c - Character area 3
CLIFTON & HOTWELLSCharacter Appraisal
Predominant Characteristics
Scale & ProportionsDomestic buildings: large detached and semi-• detached villas of 3 storeys + basement, up to 4 storeys + basementdetached, up to five bays wide• landmark Buildings: large, detached• Subsidiary mews developments 2 storeys• Properties set back from pavement with front • garden and low boundary wall, forming strong building line
architectural treatment
Pitched and gable roofs• late Georgian, neo-Classical style, some late • victorian Baroque styleround-headed windows• Stone detailing•
material Palettemain facades: limestone rubble, Bathstone • ashlar; Pennant sandstone with limestone details; occasional stucco renderBoundary treatments: Pennant sandstone • with Bathstone gate piers; wrought iron gates (most original wrought iron railings lost)Joinery: timber sashes and panelled doors• roof coverings: natural slate; brick chimney • stacks with clay pots
7.1.3a This character area includes the arc of grand villas lining The Promenade and Clifton Down, which face west across The Downs. Along the edge of The Downs, grand terraces give way to palatial villas of monumental scale, and Bathstone gives way to rubble limestone, as the century proceeds. Behind these lie the subsidiary scaled mews buildings of Camp Road and an area of rubble limestone villas facing Canynge Road, with a pocket of early 20th century development of Norland Road between.
34
7.1.3c harley Place (1788-93), is a Grade II* Georgian terrace in a neo-Classical style. The limestone ashlar group sits on a raised Pennant pavement, and has fine townscape and architectural details details including 1 old gas fitting; footscrapers outside 3,4,6-9 and mass of door furniture throughout 1-9 and cast iron basket balconies.
7.1.3d the Promenade (1830-70) has an imposing line of residential mansions, all Grade II or II*, which have mainly been converted to office use. Properties have Classical facades, mainly stone-faced, set behind high laurel hedges and in well maintained gardens.
7.1.3e the mansion house, The Promenade is the official residence of the Lord Mayor of Bristol. It was presented to the City and County of Bristol in 1874 by Alderman Thomas Proctor.
7.1.3b This area is characterised by its grand properties and verdant feel, owing to its proximity to The Downs and the volume of mature trees and planting in the substantial private and communal gardens. To the west, The Avenue is a magnificent line of beech trees – the route much enjoyed by joggers.
7.1.3 Character Area 3 The Promenade
Figure 26: The Promenade, looking east
CLIFTON & HOTWELLSCharacter Appraisal CLIFTON & HOTWELLSCharacter Appraisal
35
Figure 27: The Mansion House
Figure 28: The Engineers House
7.1.3f the engineers house (1831) is Grade II* pedimented and double-fronted villa, by Charles Dyer, in limestone ashlar. Now in office use, there are unsympathetic alterations to gateway, hedge and railings; the very poorly maintained garden provides a poor setting for this heritage asset.
7.1.3g Clifton Down (1850), north of Cecil Road, contains four pairs of substantial semi-detached villas, all Grade II or II*. All Italianate in style and set in a substantial plot, accessed via a Pennant and limestone boundary and driveway.
7.1.3h Camp road has a number of mews buildings, many now converted to residential dwellings. The unconverted mews are now more rare, including no. 8, and should be protected.
7.1.3i Litfield Road has an intimate character and reflects its earliest origins as a subsidiary mews street to service the grand Clifton Down mansions. A number of modern houses have been introduced, which largely respond appropriately to the traditional scale, materials and character of the street.
7.1.3j The area bounded by Percival Road, Norland Road and Camp Road was formerly the park belonging to Norland House (in Canynge Road). This was sold off and developed in 1905-8 with Edwardian semi-detached brick and rendered houses, set behind front gardens and low boundary walls.
7.1.3k This character area has a particularly rich, high quality townscape, with many Grade II and II* properties, listed railings and street furniture. A number of Grade II listed ‘arc’ cast iron lamp posts are sited along Clifton Down, Harley Place and The Promenade. Historic street surfaces are retained at Harley Place.
7.1.3l The contrast between the main routes
and former mews areas is particularly important in this area, as it reflects the historic development and special interest. The character of the area is compromised where infill has failed to reflect predominant scale or materials. The 1960s flat block between Harley Place and Harley House is a particular eyesore. Commuter parking during the week is also disruptive here, notably along Clifton Down and The Promenade.
CLIFTON & HOTWELLSCharacter Appraisal
36
l
CLIFTON
Clifton College
College Close
SS Peter and Paul
College
Clifton Club
Clifton High School
Hall
Litfield House
Harley Place
Chesterfield
Beaufort Buildings
Villas
Emily Place
Bridge House
Gloucester Row
Sanatorium
Court
Cloisters
Chapel
Stafford
Clifton C
lose
Villa
Pavilion
The Clifton
Garden Court
Percival
Clifton A
rcade
Royal York Mews
Hospital
Somerset House
Mansions
Christ Church
HostelBeaufort
Clinic
Vale
Primary School
1 to 8
1 to 6
Guardian C
ourt
Vicarage
Theatre
North Contemporis
Surgery
Centre
Kensington
Sorting Office
Hallwards House
Carter's
Rich
mon
d Te
rrace
Albert
Mortim
er House
Library
School
1 to 1
6
9 to 16
7 to 12
1 to 31
2 to 12
1 to 14
6 to 23
Scout
Path
Clifton
Contemporis
Gymnasium
Royal P
ark Mews
El
School House
Dancing
Lansdown Place
Buildings
29 to 33
Shelter
(Presbytery)
The First Ho
Cott
Glendower
Watsons House
Tor
Albion
Hotel
Clifton ParkG
reyhound
Arcade Mew
s
Clifton D
own
El Sub Sta
Obelisk
86.0m
77.4m
65.8m
66.8m
73.8m
74.7m
77.7m
74.4m
73.5m
61.3m
72.8m
77.1m
89.0m
68.9m
67.7m
72.2m
68.0m
85.0m68.3m
74.1m
71.0m
75.0m
69.2m
78.3m
78.6m
63.1m
70.4m
82.6m
80.8m
80.2m
PEMB
RO
KE R
OAD
Wisemans House
Harley
Statue
Richmond
Roosevelt Cottage
29 31 33
SAVILLE
Memorial Arch
The
7a & 7b
Belgrave
Elizabeth
s
Dyrham
Posts
Penrose Cottage
KING
'S RO
AD
Hereford House
St Brenda's Court
Stable Court
RO
YAL YO
RK V
ILLAS
Sub Sta
PRINCESS VICTORIA STREET
Retreat
CLIFTO
N PAR
K
(PH)
Memorial
SION
PLACE
Netley
Graveyard
11
James Place
COLLEG
E FIELDS
Beresford Cottage
CLIFTON PARK RO
AD
Pembroke Vale House
VICTO
RIA S
QUARE
THE
MALL
PERCIVAL R
OAD
BOYCE'S AVENUE
MANILLA ROAD
1c
Tank
Arvalee
CALEDONIA PLACE
ROYAL PARK
OAKFIELD ROAD
Ormlie
York
Caprice
Elton House
Linden Gate
D Fn
BELGRAVE PLACE
KEN
SIN
GTO
N PL
ACE
BUC
KIN
GH
AM VALE
Sutherland House
Cottage
CLIFTO
N D
OW
N R
OA
D
ROYAL YORK CRESCENT
WEST MALL
Freemantle
REGENT STREET
VYVYAN TERRACE
PAR
K R
OAD
REGENTS STREET
CODRINGTON PLACE
ALMA ROAD
7
71.6m
67.1m
59.4m
60.4m
61.0m
62.2m
65.2m
67.4m
68.6m
69.5m
69.8m
57.9m
Garage
2
67
77
4
58
18
5052
18a
56
17a
47
90
49
10
79
71a
37
36
24a
14
60
12
8a
16a
24
1a
15
27a
1
34
10a43
6
134
57
19
13
41
20a
54
17
83
101
132
21
83a
25
6a
9189
26
20
9
15a
9a
3a
62
23
12a
12b
27
28
16
65
19a
81
69
38
39 35
5a
85
29
83b
97
48
8
42
66
73
61
5
30
22
33
7a
32
70
64
4a
4644
40
78
9b
3
VYVYAN ROAD
Worsley
GLOUCESTER STREET
WATE
RLO
O S
TREET
Rodney C
ottages
PLACE
CO
LLEG
E RO
AD
CHRISTCHURCH ROAD
PARK
Bank
Arch House
HA
NB
UR
Y R
OA
D
HARLEY MEWS
CAMP ROAD
YORK GARDENS
CAN
YN
GE
SQU
ARE
Tower House
CANYNGE RO
AD
The Lodge
MORTIMERBEAUFORT
WORCESTER TERRACE
GR
ANG
E RO
AD
PEMBROKE GROVE
CRESCENT
Vyvyan
LANSDOWN ROAD
WORCESTER ROAD
PH
Coach House
128
LB
WORCESTER
Pembroke
Deepholm
TCBs
Rodney
Dower
Coach
House
Ch
TCB
ESS
MS
PW
NO
RLAN
D R
OAD
2W
ATER
LOO
STR
EET
2
22
PH
1
Statue
14
6
Surgery
36
8
29
College Close
Bank
1
1
1
40
15
El Sub Sta
LB
3
2
5
6
LB
1a
Coach House
39
6
5
44
3
1
24
1
28
15
7
1
Shelter
10
Garage
25
1
5
El Sub Sta
22
17
4
10
11
4
42
7
5
LB
3
10a
2
9
1
1
37
5
11
8
1
4
11
1
19
6
8
1
18
2
10
7
1
34
3
44
2
40
42
5
TCBs
LB
2
7
18
66
2
9
LB
20a
16
26
5
74.7m
1
9
64
16
7
TCB
20
20
CLIFTON
The Lodge
LB
Shelter
22
16
24
13
4
7
15
9
12
7
20
TCB
COLLEGE ROAD
26 3
16
34
Kensington
16
Posts
19
1
2
67.7m
16
1
30
1
28
6
D Fn
26
El Sub Sta
5250
7
5
8
2511
1
5
23
PRINCESS VICTORIA STREET
48
14
Pembroke
16
13
1
2
7
42
11
34
ESS
1 to 14
1
7
Vicarage
1
28
2
4
22
1
13
2
1
LB
68.3m
9
9
32
23
6
15
7
22
6
30
63.1m
1
1
5
17
1926
1
3
6
28
12
3a
LB
25
68.0m
2
El Sub Sta
26
House
44
9
54
19
68.3m
7
4
9
25
10
16
6
26
40
12
9
13
18
14
CLI
FTO
N P
AR
K
22
14
70.4m
23
Harley
37
The
10
6
El Sub Sta
21
6
22
15
3
1
8
85
1
5
14
12
5
1
6
68.0m
8
1
27
12
3
14
2
1
10
12
33
VICTORIA SQUARE
30
6
10
281
13
6
43
15
LB
Posts
9
4
69.8m
74.7m
7
1
8
22
26
23
2
1
Graveyard
1
9
1
71.6m
34
4
Posts
73.8m
7
34
TCB
18
32
12
7
6a
13
House
1
40
14
10
17
Court
57
8
58
10
1
Posts
1
13
13
21
1
81
Graveyard
3
4
54
4
1
10
CRESCENT
9
19
17
12
14
LB
PH
7
3
Surgery
30
28
44
14
83
20
16
18
17
9
42
6
4
9
20
25
6
16
12
13
28
5
8
PRINCESS VICTORIA STREET
1112
5
3
1
22
TCB
1
74.7m
56
4
20
14
2
30
37
Court
7
1
26
11
1
CLIFTON
20
1
1
20
21
2
3
30
11
32
7
10
26
68.0m
12
1
23
Christ Church
2
79
43
1
7
2
19
10
1
11
38
3
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
Clifton & Hotwells Character Area 4 - Clifton Park
4
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 40 80
Metres°Scale
map 5d - Character area 4
CLIFTON & HOTWELLSCharacter Appraisal 7.1.4 Character Area 4 Clifton Park
Predominant Characteristics
Scale & ProportionsDomestic buildings: terraces, semi-detached • villas and occasional detached townhouses, mews2 or 3 storeys over basement plus attic• Properties tend to directly address the street • behind area railings or low boundary walls
architectural treatment
Pitched, gable or mansard roofs or roof • concealed behind parapetlate Georgian, Classical Style, some late • victorian Baroque styleWindow heights diminish up elevation• Stone detailing• fine ironwork details including balconies and • canopies
material Palettemain facades: limestone ashlar; Pennant with • limestone and terracotta detailsBoundary treatments: Pennant sandstone • with Bathstone gate piers; wrought iron gates (most original wrought iron railings lost)Joinery: timber sashes and panelled doors• roof coverings: natural slate; clay double-• roman tile, brick chimney stacks with clay pots
7.1.4a This Character area centres on Vyvyan Terrace and Clifton Park. A more urban area of Clifton, consisting of mixed terrace and villa developments formally laid out but informally linked to make up an attractive patchwork of buildings and spaces.
7.1.4b This area is characterised by high quality townscape, consisting of mid to late Victorian terraces and occasional backland mews areas.
7.1.4c Christ Church Primary School occupies a large site bounded by Landsdown Road,
Figure 29: Vyvyan Terrace
37
Kensington Place and Royal Park. The new school was built to replace that in Princess Victoria Street (now the Library) and redeveloped a site formerly occupied by three substantial mid 19th century villas. The remaining boundary walls and many of the mature trees on the school site are remnants of this earlier landscape.
7.1.4d vyvyan terrace (1832-1846) by Richard Shackleton Pope, was named after the Tory MP Sir Richard Vyvyan, who won the 1832 parliamentary election by defying the Reform Bill & bribing 1200 voters. Nos. 14-17 were the first to be built and stood alone for many years before the rest of the terrace was completed. The group sits on a privately owned raised pavement and railings were replaced as a community project in the late 1970s.
7.1.4e Worcester terrace (1848-1853) by Charles Underwood, Grade II*, is a beautiful and well-maintained symmetrical terrace, with fine architectural details including stone carving, ornate balconies and stone gateposts. This group also has a raised pavement.
Figure 30: Worcester Terrace
CLIFTON & HOTWELLSCharacter Appraisal
Figure 31: Cobblestone Mews
Figure 34: Manilla Road
38
7.1.4f Cobblestone mews is a fine back lane, which originally serviced Worcester Terrace. The intimate street retains its traditional mews character and cobbled street surface. Many coach houses retain their original character and arched openings.
7.1.4g Canynge Square (1841) is a distinctive area developed in the first half of the 19th
century, starting with the terrace of the south end. The ashlar faced or rendered houses contrast with the limestone rubble on the north side of Percival Road. Upper Canynge Road, formerly Somerset Place, is earlier.
Figure 32: Rear of Canynge Square villas, formerly Somerset Place
Figure 33: Nos. 8-25 Canynge Square
7.1.4h Christchurch road (1890) 1-5) have stained glass above front door and nos. 6-12 stone mullion above doors. Many fine doors with door knockers, steps with handrail remain.
7.1.4i Christ Church, Clifton Down Road, was built to serve the growing population of the area and consecrated in 1841. Designed by Charles Dyer, architect of the Victoria Rooms, and added to by various architects; the tower is by John Norton and the spire is a prominent Bristol landmark.
7.1.4j Belgrave Place (1849-50) is an attractive Grade II listed terrace of 7 houses in limestone ashlar. A distinctive feature is their semi-circular arched doorways and first floor windows, which have stone balconies and cast iron railings.
7.1.4k Grange road has original doors (1-5), with stained glass above, and glass canopies to front doors. The profile of nos. 1-5 has been undermined by the creation of loft conversions.
7.1.4l manilla road (1890) is distinctive for its tall mansard roofs, porches and bays with buff terracotta details.
7.1.4m This character area also has a high quality townscape, with many Grade II and II* properties, listed railings, street lamps and boundaries. There is also an abundance of important un-listed street furniture; original gas lights survive in Cobblestone Mews and Canynge Square.
Figure 35: Worcester Terrace raised pavement
39
7.1.4m Historic street surfaces include the raised pavements to Vyvyan Terrace and Worcester Terrace and the original setted Cobblestone Mews. Vyvyan Terrace also has fine wrought iron and stone balconies, and stone Juliet balconies at nos. 3 & 19.
7.1.4n Vyvyan Terrace and Worcester Terrace stand opposite a private community garden, with many mature trees, which were integral to their original design.
7.1.4o The special interest of this area is undermined by the volume of rush-hour traffic that uses it as a rat run turning left into Clifton Down. The Grade II* listed Mortimer House, Clifton Down Road, stands empty and in a poor state of repair.
Figure 36: Mortimer House, Clifton Down Road
CLIFTON & HOTWELLSCharacter Appraisal
40
CLIFTON WOOD
VICTORIA
Multist
orey
TA Centre
PARK
Clifton Hill
Clifton
Victoria Rooms
SS Peter and Paul
Victoria
Car Park
Unive
rsity
of B
risto
l Uni
on
Hall
BBC West Region
Que
en E
lizab
eth'
s H
ospi
tal
St Paul's Church
Beacon House
Victoria Reservoir
Clifton H
ill Cott
of Bristol
Chesterfield
Royal West of England
Dov
er P
lace
Cot
tage
s
Oakfield
Hillside
Rosebery Terrace
Dove
r Plac
e
Totte
nham
Pla
ce
Barley
CIifton Pavilion
Sanatorium
College
The
Bris
tol N
uffie
ld H
ospi
tal
Court
Queen's Court
Stafford
Goldney House
Goldney
Royal Promenade
The Clifton
Clifton A
rcade
Thorton House
St Catherine's
Triangle
Vittoria
Brandon Hill
Garage
Edgecombe Hall
Brand
on Villas
Sinclair House
Villas
Grotto
Bellevue Court
Bishop's
Christ Church
The J
acob
s Buil
ding
Clinic
Clifton Wood
ST PAUL'S ROAD
Sinclair
Maple Leaf Court
Vale
Manor Hall
Primary School
Pro-Cathedral Lane
to
1 to 7
7 to 9
1 to 8
1 to 4
Embassy House
Vicarage
Rectory
Theatre
Ston
elei
gh H
ouse
North Contemporis
Rose Terrace
1 - 12 14 - 16
7 to
11
JACOB'S WELLS
Cottages
Kensington
Howard
York Ho
Sorting Office JAC
OB
'S W
ELL
S R
OA
D
House
Rich
mon
d Te
rrace
Albert
School
1 to 90
7 to 12
1 to 12
1 to 31
2 to 12
1 to 14
6 to 23
1 to 1
6
QUEEN'S AVENUE
Arlington
WH
ITE
LAD
IES
RO
AD
Club
Dance Centre
Path
Contemporis
TRIANGLE SOUTH
TRIA
NG
LE W
EST
Buck
ingh
am P
lace
Royal P
ark Mews
El
to 20
Kendal House
Dancing
Lansdown Place
70 to 78
25 to 32
33 to 38
39 to 44
57 to 63
Shel
ter
(Presbytery)
94 to 110
Tower
The First Ho
Cott
BELGRAVE ROAD
HANOVER LANE
Albion
Hotel
HILL VIEW
Manor House
Clifton Park
Arcade Mew
s
El Sub Sta
Field
Burial Ground
CLIFTON HILL
65.2m
70.7m
69.8m
63.1m
67.1m
66.8m
65.8m
67.7m
64.9m
64.3m
64.0m
63.7m
70.1m
63.4m68.3m
62.5m
70.4m
61.3m
60.7m
59.1m
58.8m
48.2m
58.5m
69.2m
58.2m
57.9m
57.6m
57.3m
57.0m
56.7m
55.8m
54.9m
54.6m
69.5m
52.7m
52.1m
75.0m
47.9m
44.8m
71.9m
43.3m
42.4m
74.7m
39.3m
37.8m
72.2m
27.4m
72.8m
73.5m
73.8m
74.1m
67.4
m
Masonic Hall
Meridian
Wisemans House
Statue
Richmond
VILLAS
SAVILLE
Stratheden
Bruton
York
Elm
The
7a & 7b
Emmaus
Belgrave
CONSTITUTION HILL
s
Dyrham
Posts
Surgery
Post
15 23
CLI
FTO
N V
ALE
KING
'S R
OA
D
ME
RID
IAN
VAL
E
LOW
ER CLI
FTON H
ILL
Bowling Green
Ambra
HENSMAN'S HILL
Reflections Ho
ARLINGTON VILLAS
Sub Sta
Richmond Heights
Retreat
CLI
FT
ON
PA
RK
(PH)
Memorial
Park
LEIGH
Netley
War Memorial
Southleigh TYNDALL'S PARK ROAD
ME
RID
IAN
PLA
CE
Graveyard
Grosvenor
Gold
ney L
ane
11
RICH
MO
ND H
ILL A
VENU
E
RICHMOND HILL
Beresford Cottage
CLI
FT
ON
Stone
Pembroke Vale House
VICTO
RIA S
QUARE
BOYCE'S AVENUE
Tank
LEIGH RO
AD
JOH
N C
ARR
'S TER
RAC
E
CLIFTON ROAD
115
ROYAL PARK
PARK PLACE
FREDERICK PLACE
OAKFIELD ROAD
Mansions
Caprice
Summer
OAKFIELD G
ROVE
QUEEN'S ROAD
D Fn
BELGRAVE PLACE
KEN
SING
TON
PLAC
E
BUC
KIN
GH
AM VALE
Cottage
UPP
ER B
YR
ON
PLA
CE
YORK PLACE
Courtyard House
WET
HER
ELL
PLAC
E
CLIFTON W
OO
D ROAD
REGENT STREET
VYVYAN TERRACE
SOUTHLEIG
H ROAD
RANDALL ROAD
BE
LLE
VU
E
PAR
K R
OAD
REG
EN
TS STRE
ET
CODRINGTON PLACE
ALMA ROAD
60.4m
71.6m
36.3m
61.0m
62.2m
52.4m
51.8m
75.6m
18.9m
50.6m
25.9m
50.3m
29.0m
34.4m
46.3m
45.7m
2
19
9a
52
36
61
8
1a
68
75
50
15a
79
37
83
22
10
17
29
9599
31
4
5645
35
6
28
46
27a
33
39
5
30
134
81
42
41
40
16
132
103
27
83a
4a
9288
90
9
77b
80a
a
1b
84
6a
10a
17a
23
76
19a
20
15
3a
101
2a
12b
12a
1214
26
65
57
69 67
18a
13
51
25
86
71
54
36a
5a
85
18
24
83b
66
73
25a
43
59
7a
21
32
38
1
34
60
77
49
58
44
3
7
VYVYAN ROAD
EATON
CR
ESC
EN
T
GOLDNEY AVENUE
ELM
DA
LE R
OA
D
LANE
ALEXANDRA ROAD
PLA
CE
Works
CO
LLEGE
RO
AD
The Old Coach House
Bank
Arch House
BRIGHTON MEWS
HA
NB
UR
Y R
OA
D
WESTBO
URNE PLACE
QUEE
NS R
OAD
The Lodge
MORTIMER
MERCHANTS ROAD
WORCESTER TERRACE
PEMBROKE ROAD
GR
ANG
E R
OA
D
PEMBROKE GROVE
Vyvyan
LANSDOWN ROAD
WORCESTER ROAD
Chy
26B
CLIFTON VALE CLOSE
GORDON ROAD
GO
LDN
EY
Coach House
128
Lodge
OAKFIELD PLACE68.0m
LB
Pembroke
Deepholm
TCBs
UPPER BERKELEY PLACE
PCs
Coach
FS
Ch
BELLEVUE COTTAGES
BYR
ON
PLA
CE
SUNDERLAND PLACE
RICHMOND T
ERRAC
E
TCB
Oak
ESS
1 to 6
CRESCENT
PH
BELLEVUE T
ERRACE
GORSE LANE
Mews
COBBLESTONE MEWS
SM
PW
27b
59.4m
12
6
12
68.3m
1
231
16
56
9
GORDON ROAD
6
1
13
9
10
5
14
13
26
15
25
1
1
2
7
WH
ITE
LAD
IES
RO
AD15
2
6
Court
27
LB
20
7
2
20
19
21
26
6
68.3m
32
LB
4
2
60
11
Sub Sta
74.7m
21
1
10
57.9m
74.7m
17
4
Lodge
6
Richmond Terrace
32
1
Graveyard
4
TCBs
1
1
8
2223
House
23
24
6
42
3
1
7
14
TCBs30
15
13
11
27
1
ST PAUL'S ROAD
1
Brandon Hill
41
81
House
6
8
12
8
12
1
1
15
6
1
9
PH
Post
13
10
2
1
3
1
58
El Sub Sta
1
1 to 14
PH
1
PARK
17
El Sub Sta
1
1
2
3
1
26
13
19
63.1m
Path
54
58
4
58.8m
59
PH
38
10
1
18
1
10a
4Villas
15
42
5
17
1
13
19 5
1
8
Path
25
8
PH
12
7
10
CLIFTON
16
1
3
4a5
1
7
39
2a
18
3
71
9a
10
4
13
9
Garage
CLIFTON HILL
2
LB
8
5
8
65.2m
12
10
3
5
19
House
27
75
5
3
14
1
1
1120
Lodge
2
31
4
34
11
10a
72.2m
17
LB
29
Posts
33
LB
69
52
1
58.5m
7
30
3a
7
22
1
CONSTITUTION HILL
1
5
4
40
5
18
34
8
6
31
1
1
25
65
4
13
8
11
14
39
55.8m
2
56
4
10
2
10
16
18
3
5
9
2
9
LB
2
22
68
35
33
4
7
16
1
SUNDERLAND PLACE
8
11
5
11
24
7
17
a
7
1326
Garage
18
46
8
3
40
9
PH
14
17
31
14
1
2
65.2m
1
SM
9
12
Hall
7
7
21
11
ESS
ARLINGTON VILLAS
25
22
El Sub Sta
18
10
8
44
LB
8
16
1
1
9
Pembroke
20
1Surgery
LB
11
21
LB
28
11
3
CLIFTON
The Lodge
Surgery
Path
LB
35
2
57.3m
9
14
6
14
13
1
1 to 6
16
7
Tower
7
63.4m
24
13
10
37
SM
HAN
BU
RY
RO
AD
12
13
25
16
21
15
11
28
1
7
10
2
PEMB
RO
KE R
OA
D
LB
11
9
10
1
15
1
5
12
15
1
6
59.1m
4
63.4m
7
13
2
42
7
6
22
31
23
3a
Sub Sta
7
Statue3
5
18
22
9
23
LB
1
15
83
30
1
9
20
El Sub Sta
31
67
6
19
5
34
5
1
17
12
55.8m
14
1
2
2
31
9
10
12
10
6
9
1
7
16
21
Clifton Wood
19
18
1
1
2
5
22
8
32
6
13
22
4
14
61
5
16
8
PARK
70.4m
11
13
6
9
Stratheden
6
39
1
14
10
17
14
9a
12
1
1
32
15
14
13
3
6
16
4
11
4
LB
11
29
20
El Sub Sta57.9m
37
29
44
15
PH
31
8
36
2023
25
1
9
1
2
68
46
14
22
6
9
1
Path
21
3
3
2
11
20
2
4
36
25
7
9
20
TCB
LB
TCBs
7
ELMD
ALE R
OAD
23
16
7
31
1
43
3
10
15
14
21
8
13
1
5
1a
16
2
13
Vica
rage
16
29
45
1
Surgery
20
1
1
63.1m
El Sub Sta
17
1
1
9
7
42
1
SM
17
3
VICTORIA SQUARE
178
26
17
2
1
10
30
Stone
1
28
57.0m
16
7
57
6
5
26
3
3a
12
1
2
Graveyard
7
1
Posts
58
3
10
El Sub Sta
4
6
18
10
6
1
Vicarage Shel
ter
9
40
1
2
19
20
59
Posts
1
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
Clifton & Hotwells Character Area 5 - Victoria Square & Queens Road
5
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 50 100
Metres°Scale
map 5e - Character area 5
CLIFTON & HOTWELLSCharacter Appraisal
7.1.5 Character Area 5 Victoria Square & Queens Road
Predominant Characteristics
Scale & ProportionsDomestic buildings: terraces, semi-detached • villas and occasional detached townhouses, mews2 or 3 storeys over basement plus attic• Properties tend to directly address the • street, some on raised pavements, some with basement lightwells
architectural treatment
Pitched, gable or mansard roofs or roof • concealed behind parapetlate Georgian, Classical Style, Some late • victorian Baroque styleWindow heights diminish up elevation• Stone detailing• fine ironwork details including balconies, • canopies and area railings
material Palettemain facades: limestone ashlar; Pennant with • limestone and terracotta detailsBoundary treatments: Pennant sandstone • with Bathstone gate piers; wrought iron area railingsJoinery: timber sashes and panelled doors• roof coverings: natural slate; clay double-• roman tile, brick chimney stacks with clay pots
7.1.5a This character area changes from Victoria Square to the Victoria Rooms. It is a more urban area of Clifton, consisting of mixed terrace and villa developments formally laid out but informally linked to make up an attractive patchwork of buildings and spaces.
7.1.5b It is the diverse combination of buildings of different periods that gives the Clifton townscape its distinct character and charm. Two major Victorian spaces linked by Queens Road form the focus of the area.
7.1.5c victoria Square (1840) is the largest of the formal spaces in Clifton and is contained by grand terraces on three sides in monumental style. Each terrace of the three-sided square was completed separately, though the group achieves harmony by the quality of architectural details, including stone balconies and cast iron, original foot scrapers, fanlights railings and the raised Pennant pavements. The Community Garden, is a formal green space, well used and loved by local residents.
Figure 37: Victoria Square
41
7.1.5d the victoria rooms (1839-41) by Charles Dyer, sits on the axis of the prominent intersection of Queens Road. The Grade II* former assembly and concert hall is now the property of the University of Bristol. Originally sphinxes stood on the forecourt but were removed at the beginning of the 20th century and replaced by the Baroque fountain and the statue of King Edward VII.
Figure 38: The Victoria Rooms
CLIFTON & HOTWELLSCharacter Appraisal 7.1.5e Buckingham Place (1843-5) is a Grade
II* listed Terrace listed set back from Queens Road behind ornate iron area railings and a small garden.
7.1.5f Opposite is Bristol university’s Student union Building, by Alec French. The boldly modern concrete and glass faced building occupies a massive site on Queens Road. Although it is a distinguishing building in its own right, it relates poorly to Queens Road. The frontage has deteriorated, and the concrete is tired and stained, making it out of character with the stucco and bright stone nearby.
7.1.5g richmond terrace (1791) is a grand Grade II listed terrace which rounds the corner onto Queens Road. Built, along with York Place, on open ground called ‘Colley Acre’, the building was marred by the economic crisis, though it was complete by 1828. The buildings have steps up to them, with richly varied facades and symmetrical fronts all in large grounds.
7.1.5h This character area is rich in a high quality townscape, with many Grade II and II* properties, listed railings and street furniture. A number of Grade II listed ‘arc’ cast iron lamp posts are sited in Queens Road and Westbourne Place. Dover Place (1790) has original railing ornate spear and cone, some finial cut and an old gas fitting. Unlisted townscape details are also significant; Victoria Square retains an original stone street sign for ‘Royal Promenade’.
7.1.5i Although distinctly built up, the urban edge of this character area is softened by the community and communal gardens that populate it.
7.1.5j The quiet mews areas are significant and
42
Figure 39: Victoria Square Garden
the gradual loss of characterful coach houses, subsidiary buildings and street surfaces threaten to undermine this.
7.1.5k The special interest of this area is compromised by some poor quality infill buildings, e.g 115 Queens Road, and inappropriate replacement doors and windows. The volume of estate agent boards, particularly around Victoria Square also undermines the quality of the Grade II* terraces. Traffic and commuter parking also create issues, particularly during the week.
CLIFTON & HOTWELLSCharacter Appraisal
43
CLIFTON WOOD
Clifton Hill
Hall
Holy Trinity
Clifton H
ill Cott
of Bristol
Chesterfield
Dov
er P
lace
Cot
tage
s
Hillside
Dove
r Pla
ce
Totte
nham
Pla
ce
Stafford
Goldney House
Goldney
Pillengers
The Clifton
Hill
Sinclair House
Grotto
Bellevue Court
Bishop's
El Sub Sta
Clifton Wood
Play Area
Villa
Sinclair
Maple Leaf Court
Manor Hall
to
1 to 5
1 to 6
1 to 7
The Lion
4 to
5
Court
Vicarage
Rectory
Track
Rose Terrace
Hotwells House
Surgery
Cottages
Cottage
York Ho
Ambra Terrace
Sorting Office
Ellenborough House
Rich
mon
d Te
rrace
Albert
School
8 to 14
1 to 14
1 to 12
1 to 31
2 to 10
2 to 12
1 to 28
1 to 16
Path
Contemporis
Clifton
El
Bollard
60 - 80
Harbour House
Lansdown Place
14 to 17
14 to 19
Tower
The First Ho
HANOVER LANE
Albion
Hotel
HILL VIEW
Manor House
101 - 104
Burial Ground
CLIFTON HILL
9.4m
9.1m
65.2m
Block A
70.7m
71.9m
38.7m
70.4m
69.8m
72.2m
28.0m
27.4m
48.2m
59.1m
14.6m
72.8m
74.7m
68.3m
63.1m
69.5m
70.1m
10.4m
63.7m
67.4
m
39.3m
Meridian
Richmond
Block B
SAVILLE
Ambrose
Elm
Block C
The
Emmaus
House
Southernhay Crescent
CONSTITUTION HILL
s
Posts
Post
84 82
MER
IDIA
N V
ALE
LOW
ER CLIF
TON HILL
Netley
War Memorial
401 402
MER
IDIA
N PL
ACE
Grosvenor
Graveyard
G01 - G04
11
Gol
dney
Lan
e
Capital Edge
Beresford C
ottage
CLI
FTO
N
VICTORIA S
QUARE
CLIFTON ROAD
115
VALE
ST EDWARD'S ROAD
VALE SOUTH
Caprice
OLD SCHOOL LANE
VALE WEST
D Fn
YORK PLACE
WET
HER
ELL
PLAC
E
CLIFTON WOO
D ROAD
RANDALL ROAD
BE
LLE
VU
E
57.9m
57.3m
34.4m
52.4m
51.8m
45.7m
47.2m
50.3m
50.6m
9
51
28
2736
37
6
39
5
46
48
21
4044
24
38
92
4
134
2512
13
29
132
18
8
185
2026
23
58
3a
16
9a
17
22
184
181b
2a
183
34
181
5a
31
30
45
15
98
19
35
7a
32
1a
10
3
a
2
71
GOLDNEY AVENUE
LANE
CLIFTONWOOD TERRACE
The Old Coach House
Arch H
ouse
TCB
QUE
ENS
ROAD
ROSEMONT TERRACE
MERCHANTS ROAD
CLIFTONWOOD
TER
RA
CE
SOUTHERNHAY
PH
GORDON ROAD
GO
LDN
EY
Sydney
128
LB
TCBs
FB
Ch
CH
UR
CH
LA
NE
RICHMOND T
ERRACE
ESS
CROSBY ROW
BELLEVUE T
ERRACE
Mews
SM
PW
14
7 to 12
1117
2
9
1
2
Richmond Terrace
7
1
14
5
14
1
4
11
12
14
1
4
6
1
16
SM
7
1
15
8
16
9
9
5
PH
51
Graveyard
28
10
1
3
5
19
1
14
11
to
1
31
BELLEVUE
9
30
2
7
39.3m
18
1
1
13
6
24
28
13
10
8
LB
6
5
12
31
1
5
1
13
8
18
23
1
25
10
LB
30
62
1
25
13
401 402
Graveyard
12
SM
13
4
22
21
28
9
10
CLIFTON HILL
TowerLB
5
5
8
15
5
19
PH
3a
7
Posts
1
6
3
2
9
9
36
1
Post
1a
1
4
26
21
5
3
1
11
12
GORDON ROAD
21
3
19
1
1914
5
10
1
30
4
22
Posts
RANDALL ROAD
1
25
2
2
14
31
28
16
26
1
5
1
1
House
6
8
17
5
8
11
6
2
3
6
1
6
6
House
Hall
13 17
11
CLIFTON
17
29
2
10
5
20
14
14
14
10
15
LB
1
Surgery
18
3
2
9
11
2
74.7m
31
9
4
21
3
3
30
1
Vica
rage
8
35
1
1
1
13
1
1
15
22
14
VICTORIA SQUARE
13
1
4
5
74.7m
24
12
1
25
16
LOW
ER CLIF
TON H
ILL
1
20
9
17
14
TCB
3
18
14
20 10
1
6
35
1a1
6
9
1
9
1
28
10
401 402
Posts
12
El Sub Sta
24
13
1
24
9a
26
7
28
6
13
2
11
7
1
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
Clifton & Hotwells Character Area 6 - Clifton Green
6
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 30 60
Metres°Scale
map 5f - Character area 6
7.1.6 Character Area 6 Clifton Green
Predominant Characteristics
Scale & ProportionsDomestic buildings: terraces and substantial • detached manor houses set in their own grounds2 or 3 storeys over basement• Properties tend to directly address the street • behind area railings or low boundary walls
architectural treatment
Pitched, gable or mansard roofs or roof • concealed behind parapetGeorgian Classical style, Some late victorian• Window heights diminish up elevation• Stone detailing• Substantial rubble or ashlar boundary walls•
material Palettemain facades: limestone ashlar, red brick, • Pennant sandstone with limestone dressings; occasional stucco renderJoinery: timber sashes and panelled doors• roof coverings: natural slate; clay double-• roman tile, brick chimney stacks with clay pots
7.1.6a This character area is centred on St Andrew's Churchyard, and some of Bristol’s finest Georgian mansions of national significance. This is a centre without a heart since the village church no longer exists. The area is now dominated by buildings owned and occupied by the University of Bristol.
7.1.6b On the north side of Clifton Hill is St andrew’s Churchyard. The parish church of St Andrew’s, stood on the summit of Clifton Hill, is first mentioned in 1154, and was partially rebuilt in 1654. The Regency Gothic church, by James Foster, 1819-22, was bombed and its tower pulled down in 1954 – only the foundations remain.
7.1.6c The railed footpath through the churchyard, popularly known as Birdcage Walk, has had its tunnel of lime trees since at least the 1860s. St Andrew’s Church and Churchyard were once the original focus of the medieval village, until grand houses were built in the 18th century, some with prestigious gardens, which re-defined the area. A few prosperous merchants built mansions here, wanting to move out of the polluted and cramped old city to the clearer air up on the Hill.
7.1.6d Bishop’s house, Clifton Hill (1711) is Grade II*, limestone ashlar in early Georgian style. Originally known as the Church House, the mansion later became the official residence of the Bishop of Bristol (now in private ownership).
Figure 40: St Andrew’s Churchyard 1820. Gothic wrought iron gate 1822 in Clifton Hill. Stone gatepost; early cast iron posts with lanterns above avenue of pleached limes
44
Figure 41: Bishop’s House
CLIFTON & HOTWELLSCharacter Appraisal
Figure 43: Goldney House 1714
Figure 42: Clifton Hill House 1747
CLIFTON & HOTWELLSCharacter Appraisal
45
7.1.6e Clifton hill house (1747), Clifton Hill, is Grade I listed and Clifton’s most impressive Georgian mansion. Built by Isaac Ware for Paul Fisher, a wealthy merchant, whose monogram appears in the pediment. The main front faces south, away from the road.
7.1.6f Goldney house, Clifton Hill (Grade II) Built in 1720, possibly by John Wood
of Bath, for Thomas Goldney, a Quaker merchant, and later remodelled in the mid 19th century. The 18th century gardens are the most famous feature of Goldney House with an orangery, canal, Gothic garden house and a bastion. The Grotto, a man-made cavern lined with minerals and shells, dates from 1739. The house is now a hall of residence of the University of Bristol.
7.1.6g Clifton Court (now Chesterfield Hospital) built c. 1742-3 for Nehemiah Champion, central to Bristol’s 18th century brass-making industry, and his wife who was Thomas Goldney III’s sister. Bathstone ashlar front but side walls of black slag blocks, a by-product of brass making.
7.1.6h Saville Place (1790-1838) is a short arced terrace of Grade II houses. Originally intended as a grand terrace, however, only 11 were started before work stopped and only nos. 1-5 are by the original plans by John Eveleigh; the remaining nos. 6-11 by Charles Dyer. The group is situated in an intimate enclave accessed via tall gateposts and driveway that circles a private community garden. The first floor tented balconies with wrought iron lattice railings add interest to the Classical stone facades.
7.1.6i The route north of Clifton Hill, towards Clifton Road, has a distinct character. A cluster of shops, a public house, and coach houses, are more intimate in scale and follow the line for the curving street. A number of attractive traditional shopfronts remain intact.
7.1.6j Green spaces, whether public or private are a critical component of this character area. Much of the open character is still contained within the gardens of Goldney House, Clifton Hill House and Emmaus House. The Green, off Clifton Hill, is a remnant of this area’s history of a village centre. Spectacular panoramic views to the south of Bristol can be gained from here. Rubble limestone walls are also more evident in this area of Clifton.
7.1.6k Set back from the former coach house on Clifton Road is the large Royal Mail Sorting Office. The building relates poorly in materials and detailing to its surroundings, the two-storey height makes it less obtrusive. Clifton Court currently stands empty, and the front garden is now a carpark, which detracts greatly from the setting of this Grade II* asset.
CLIFTON & HOTWELLSCharacter Appraisal
46map 5g - Character area 7
7.1.7 Character Area 7 Clifton Wood Slopes
Predominant Characteristics
Scale & ProportionsDomestically scaled 2 or 3 storeys, sometimes • with a basementterraces directly address street or set behind • low boundary wall or area railingslarger properties set behind front gardens • with boundary walls
architectural treatment
vertical emphasis• Window heights diminish up elevation• roofs concealed behind continual parapet or • pitched roofs with hips or feature roofs above bay windows
material Palettemain facades: Pennant sandstone, Stucco • rendered (painted) or red brick frontslow rubble boundary walls• Joinery: timber sashes and panelled doors• roof coverings: natural slate; clay double-• roman tile, brick chimney stacks with clay pots
7.1.7a This character area is located at Clifton’s south eastern edge, where Clifton Wood is distinct from Clifton but related to it, a little backwater full of cranky corners and wide vistas. Close packed, rubble and stuccoed terraces hug the contours of the steep slopes above the Harbour.
Figure 46: Bellevue Terrace
47
Figure 44: Clifton Wood houses facing south
7.1.7b Apart from the miscellaneous development along Jacob’s Wells Road and Hotwell Road, this is a remarkably homogenous area for architectural style. Clifton vale stands out and represents and extension of character to the Area 8 to the south. holy trinity Church sits at the end of Clifton Vale, Designed by C R Cockerell and opened in 1830.
7.1.7c ambra vale terraces follow the gentle contours of the land, which drops steeply to the south. Houses tend to directly address the street and are a modest Classical style, enlivened by painted render.
7.1.7d Bellevue (1792 - 1815) is an impressive Grade II listed terrace of 19 houses in a late Georgian style, by William Paty. There are steps up from the pavement to a raised ground floor. Many original railings and two original gas lamp fittings still exist. Notably, all doors are original with many fanlights.
Figure 45: Ambra Vale
CLIFTON & HOTWELLSCharacter Appraisal
CLIFTON & HOTWELLSCharacter Appraisal
48
7.1.7e Many little lanes and steep stepped alleys run down the hill towards the Harbour. The southern border of Crosby Row is formed by lengths of brick wall, stone wall and steel railings.
Figure 47: White Hart Steps
7.1.7f hotwell road and Jacob’s Wells road sweep round the southern and eastern edge of this area and are of a markedly different character. Buildings are largely commercial and occupy large plots directly addressing the street, which are heavily trafficked routes.
7.1.7g Jacob’s Wells road Bathhouse (now Dance Centre) Grade II by Josiah Thomas and opened in 1887 as a public baths. The water for the pool came from Jacob’s Well on Brandon Hill. The building is red Cattybrook brick with buff terracotta dressings, gable stacks and slate roof.
Figure 49: Entrance to Jacob’s Wells Bathhouse
Figure 48: Mardyke Public House, Hotwell Road. Regency Heights on upper terrace - built on the site of the Clifton National School, which suffered bomb damage during WW2
7.1.7h Green spaces, private and public, contribute greatly to the character of the area. The landscaped areas with mature trees below Cliftonwood Terrace, are very important in long views into the conservation area. Bellevue Community Pleasure Gardens to the west of Bellevue is an important green space, home to broad range of wildlife (including Sparrow-hawks).
7.1.7i There are many fine examples of railings, gate posts and architectural details, such as door canopies with barge boards along Clifton Wood Road. The 1970s flats on Clifton Wood Road detract from the mix of listed villas in the vicinity. The ruined listed coach houses belonging to Goldney House (Character Area 6) are a particular eyesore, in need of restoration.
49
CLIFTON
Litfield Place
Clifton Club
Holy Trinity
Prince's
Car
rick
Villa
Hall
Litfield House
Trinity
Hotel
Harley Place
Beaufort Buildings
St Angela's
Haberfield House
Cornwallis House
Wellington Terrace
Dorset
Windsor Court
Pannell House
Hotwells
Emily P
lace
Bridge House
Gloucester Row
The Polygon
Gra
nby
Cou
rt
Centre
Toll Gate
The Clifton
Clifton A
rcade
Royal York Mews
Almshouses
Hospital
(Path)
Rownham Court
Cornwallis
Dowr
y Pa
rade
Hillsborough
Hop
e C
hape
l
Stork
Grove House
Christ Church
Hostel
El Sub Sta
Beaufort
Clinic
Victoria
Primary School
1 to 4
1 to
to 3
1 to 8
to
4 to
5
1 to 6
Guardian C
ourt
Court
Vicarage
Zig-Zag
Rutland
North Contemporis
8 to 11
Surgery
Place
Cottages
Day Nursery
Carter's
Priory
Albert
Mortim
er House
Library
School
1 to 24
5 to
10
1 to 14
1 to 12
2 to 12
6 to 23
7 to 12
Scout
Path
Clifton
Contemporis
El
Dancing
Buildings
13 to 18
14 to 17
14 to 19
25 to 32
29 to 33
33 to 38
51 to 56
39 to 44
57 to
63
19 to 24
HIL
L
Shelter
Public
(disu
sed)
Cott
SION HILL
Glendower
Albion
Albermarle Terrace
HOTW
ELL
RO
AD
Clifton Park
Greyhound
Arcade Mew
s
Clifton D
own
St
Play Area
Obelisk
9.4m
9.1m
9.8m
8.8m
65.2m
Block A
49.1m
63.1m
80.8m
52.1m
80.2m
78.3m
31.7m
27.4m
64.3m
77.7m
25.0m
35.7m
64.6m
17.4m
82.6m
65.8m
67.7m
16.8m
45.4m
62.2m
15.8m
77.1m
90.2m
44.8m
15.2m
47.5m
14.6m
37.8m
68.0m
61.6m
39.3m
57.0m
85.0m
10.4m
75.0m
74.4m
74.1m
73.8m
59.4m
56.1m
72.8m
48.2m
39.6m
89.0m
72.2m
94.2m
71.0m
86.0m
70.7m
70.4m
69.2m68.9m
98.8m
Harley
Hinton
Statue
Block B
29 31 33
SAVILLE
Elm
7a & 7b
Polygon Cottage
Emmaus
PRIN
CE
S' L
ANE
Elizabeth
Posts
Sta
Penrose CottageC
ottage
CLI
FTO
N V
ALE
ST V
INC
EN
T'S
RO
AD
KING
'S R
OA
D
Hereford House
St Brenda's Court
HENSMAN'S HILL
Playground
RO
YAL YO
RK
VILLA
S
111
SIO
N L
AN
E
Car Pk
PRINCESS VICTORIA STREET
Dow
ery
Cot
tage
CLIFTO
N PA
RK
(PH)
SION
PLA
CE
Netley
Polygon
401 402
Trafalgar House
11
St Vincents Rocks
James Place
StoneVICTORIA SQUARE
THE M
ALL
BOYCE'S AVENUE
MANILLA ROAD
1c
2c
Arvalee
CALEDONIA PLACE
OLDFIELD ROAD
113116
119
ROYAL PARK
VALE
North
Adams
Ormlie
York
VALE SOUTH
VALE WEST
Elton House
Linden Gate
BEAR YARD
D Fn
Sutherland House
CHARLES PLACE
ROYAL YORK
CORNWALLIS AVENUE
CLIFTO
N D
OW
N R
OAD
ROYAL YORK CRESCENT
WEST MALL
CLIFTON DOWN
SOUT
H G
REE
N ST
REE
T
Freemantle
REGENT STREET
VYVYAN TERRACE
BENNETT WAY
POLYGON LANE
REGENTS STR
EET
Mud
2
5
77
a
3
4
24
36
57
58
18
307
23
85
5052
18a
56
17a
90
35
266
49
71a
1
37
24a
14
287
79
8a
66
372
259
16a
22
81
262
27a
315
34
390
6
16
121
20a
4645
38
39
48
47
4042
44
17b
101
54
7
2a
17d
100
258
388
251
6a
8991
256
26
9
380
15a
302
306
25
13
12
3a
9a
402
271
12b
12a
27
275
28
286
323
265
19a
62
43
278
297
5a
104
83
96
97
8
19
15
30
7a
20
70
4a
64
78
2921
9b
3132
33
1a
10
17
VYVYAN ROAD
CABOT WAY
Mews
LANE
Worsley
GLOUCESTER STREET
WATE
RLO
O S
TRE
ETR
odney Cottages
PLAC
E
CORNWALLIS
WINDSOR TERRACE
CHRISTCHURCH ROAD
Adam
and
Bank
Arch House
THE
GLENDALE
The
HARLEY MEWS
YORK GARDENS
ALB
ERM
AR
LE R
OW
Tower House
MORTIMERBEAUFORT
GR
AN
GE
RO
AD
TER
RA
CE
CRESCENT
LANSDOWN RO
AD
CABOT
DOW
RY
SQU
ARE
CLIFTON VALE CLOSEDO
WR
Y R
OA
D
GO
LDN
EY
CUMBERLAND
Coach House
HINTON LANE
LB
HOPECHAPEL HILL
WESTFIELD PLACE
GROVE
Deepholm
TCBs
Rodney
House
FREELAND PLACE
FB
AVE
NO
RTH
GR
EEN
STR
EET
JOY
TCB
HO
PE
SQ
UAR
E
ESS
PC
PH
74.7m
SM
MS
12
1
7
14
6
4
Stone
5
TCB
65.2m
1
11
PLA
CE
2
22
FB
14
14
Surgery
28
10
43
1
3
33
2
29
18
1
9
Shelter
7
17
27
El Sub Sta
3
38
15
14
9
11LB
TCB
18
37
8
10
CALEDONIA PLACE
27
9
36
20
3
50
27
2
26
PH
25
20
28
2
12
1
12
9
3
28
9
22
Court
Stone
5
8
5
15
10
6
14
22
23
1
46
2
1
10
6
4
33
14
16
5
10
1
Posts
6
28
2
9
HOTWELL ROAD
TCB
5
1
6
7 to 12
Court
30
54
16
15
37
6
9
52
9
12
16
20
14
5
11
LB
19
8
FB
10
6
13
4
2
9
11
48
71.0m
32
401 402
1
12
1
1
11
40
10
1
12
Harley
1
1
2
4
1
1
PH
15
13
11
25
44
15
7
4
19
LB
Clifton Down
1
5
5
34
39
11
13
Shelter
1
YORK GARDENS
5
TCB
12
1
2
9
6
5
2
5
Posts
1
FB
40
20
18
2
9a
36
15
26
12a
16
El
47
10
CLIFTON VALE CLOSE
20
19
5
13
9
FB
SM
16
12
28
8
2a
1
13
26
46
20
PLACE
40
2
5
21
56
TCB
401 402
90.2m
1
18
1
1
29
5
El Sub Sta
4244
16
7
6
10
6
SION
HILL
9
2
17
8
9
1a
18
13
40
16
72.8m
11
7
9
1
12
1
1
9.1m
14
14
20
HOTWELL ROAD
7
13
15
10
1
17
6
21
3
3
4314
11
30
11
D Fn
1
1
8
34
58
16
10
1
23
Christ Church
6
39
1
2
DOW
RY
SQU
ARE
3
42
16
22
44.8m
1
7
23
9.1m
Posts
11
14
19
20
16
8
9
13
12
5
20a
24
17
School
6
8
1
1
6
PH
3
1
1
5
1
18
11
2
7
8
48
8
3
1
El Sub S
ta
34
25
1
7
22
WATE
RLO
O S
TRE
ET
17
4
1 to 6
7
3
1
36
12
LB
25
40
7
1
TCB
House
FB
LB
LB
11
Bank
27
1
26
9
28
HOTWELL ROAD
12
15
18
16
3
13
9
5a
1
1
1
31
2
7
27
30
6
PRINCESS VICTORIA STREET
30
1
15
30
40
6
21
18
2
1
4
25
1
3
29
1
6
2
15
14
11
25
1
ESS
22
25
10
5
15
5
BENNETT WAY
11
1a
10
9
Posts
10.4m
1
1
1
20
10.4m
1
16
6
7
35
14
8
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
Clifton & Hotwells Character Area 8 - Clifton Spa Terrace
8
This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 30 60
Metres°Scale
map 5h - Character area 8
CLIFTON & HOTWELLSCharacter Appraisal CLIFTON & HOTWELLSCharacter Appraisal
7.1.8 Character Area 8 Clifton Spa Terraces
Predominant Characteristics
Scale & ProportionsDomestic buildings: terraces, semi-detached • villas and occasional detached townhouses, mews2 or 3 storeys over basement plus attic• Properties tend to directly address the • street, some on raised pavements, some with basement lightwells
architectural treatmentPitched, gable or mansard roofs or roof • concealed behind parapetregency, Classical Style, some late victorian • Baroque styleWindow heights diminish up elevation• Stone detailing• fine ironwork details including balconies, • canopies and area railings
material Palettemain facades: limestone ashlar; Pennant with • limestone and terracotta detailsBoundary treatments: Pennant sandstone • with Bathstone gate piers; wrought iron area railingsJoinery: timber sashes and panelled doors• roof coverings: natural slate; clay double-• roman tile, brick chimney stacks with clay pots
7.1.8a This character area centres on core of Georgian and Regency Clifton. To the north is the road to the Suspension Bridge; to the west Avon Gorge; and the south Cornwallis Crescent. Regent Street forms the eastern spine, linking Clifton Park with The Downs.
7.1.8b The terraced houses are composed either as groupings around informal spaces, or located as raised causeways facing the south slopes over the River Avon. All are simple four-storey, usually with attic floors and basements, below terrace decks.
7.1.8c royal york Crescent. This Grade II* terrace is claimed to be the longest in Europe. Building began in 1791 but the original developer went bankrupt in 1793 and the Crescent remained unfinished until completed in 1820.
Figure 50: Royal York Crescent
7.1.8e Windsor terrace (1782-1807) is a Grade II group of 10 houses that form a composed palace front. The limestone ashlar fronts and slate mansards (some now clay tile) sit on a massive raised retaining wall and form part of the visually very important view of Clifton from across the Avon.
7.1.8f the Paragon (1809-14) forms a sharp convex crescent of 14 Grade II* listed houses by John Drew. The buildings have their entrances, bowed single-storey porches, with unusual carved stone guttering, to the rear to allow the main frontage the spectacular views to the south.
7.1.8g Cornwallis Crescent (1791-1827) was originally called the Lower Crescent. This
Grade II* group and Royal York Crescent were planned to rival the Bath crescents. Affected by the building crisis of the late 18th century, building ceased until the 19th century; the establishment of a right of way during the interval meant that the original design was never completed.
50
Figure 51: Cornwallis Crescent
7.1.8h Caledonia Place (1833-40) is a Grade II* stepped terrace which, with nos. 14-34 West mall opposite, form a uniquely formal planned square for Clifton; which overlook the publicly accessible railed central gardens. Nos. 1-31 differ from nos. 32 onwards. The stone first floor balconies on cast-iron brackets, with wrought iron lattice sections and arched tops, are a particular feature. There is also a plaque to Lord Macauley, interesting Egyptian-style doors and Pennant mounting blocks.
7.1.8i Rodney Place (1872-85), is one of the earliest Clifton terraces, Grade II, by William Paty. Nos. 1-5 are set behind a curved drive a face a small community garden that separates the group from Clifton Down Road.
7.1.8j Along with the grand terraces that dominate this area, are the more modest subsidiary and service streets. These significant for providing the village-like atmosphere and intimacy that adds greatly to the charm and appeal of Clifton. There is a currently a dynamic mix of trades, shops and cafes in Princess Victoria Street, Boyces Avenue, The Mall, Waterloo Street and Regent Street. Maintaining the right balance between use classes is vital in allowing the area to continue to thrive.
51
Figure 52: Balconies nos. 1-2 Caledonia Place
Figure 53: Clifton Arcade
7.1.8k Princess victoria Street (1820- 1870) is of a distinctly more intimate scale with a mews-like character of 2-3 storey modest terraced buildings. The east end contains the shopping heart of Clifton, retaining a number of original shopfronts with a mix of independent shops adding to the charm. Further west are coach houses, the scale and character of which it is important to retain. The rubble stone walls with Pennant tops between nos. 88-78, 78-70 and 70-64 are old manure dumps, an important remnant of the street’s original function and character. These are a unique feature in Clifton and are currently gardens, which provide welcome open space.
7.1.8k Clifton library, Princess Victoria Street (Grade II). Designed by C Underwood, as one of a small number of pre-Board schools in Bristol in 1852. Limestone ashlar, Italianate style. 2 storeys and basement, set behind limestone ashlar wall and wrought iron railings.
7.1.8l Boyce’s avenue (1878) is a terrace with ground floor shops, some Grade II listed. Furniture Depository 1878 with upper gallery. Blind gothic wheel window. vaguely Moorish, successfully refurbished into shopping arcade.
7.1.8m regent Street was developed from the 1860s-70s as Clifton’s main shopping street; a number of original shopfronts, fine carving above windows remain. Nos 10-14 are shops by Foster & Wood c. 1883.
7.1.8n the albion PH is a 17th century Grade II listed coaching inn at the end of a cobbled courtyard. the Coronation tap was one of the very first properties in Clifton. It was originally Clifton Farm and surrounded by orchards, fields and common grazing land, it supplied locals with milk and vegetables. Over time it evolved into the famous ciderhouse.
7.1.8o the mall was originally laid out in the 1780s and is now much altered. The Clifton Club was originally built as an Assembly Rooms and Hotel and opened
52
in 1809. The architect was Francis Howard Greenway. The hotel wings are now shops and the Assembly Rooms a gentlemen’s club. The rest of the Mall is a shopping street with original shop fronts. Royal Oak, The Mall Pub and Brunel Wine Bar are in close proximity.
7.1.8p Carters Buildings (1790s altered 1850) is a complex of listed warehouse and workers courtyard housing off Portland Street West. This intimate space is unique and in Clifton, with an intimate character that is relatively unaltered. The original Pennant flagged street surface and Windsor lantern remain.
7.1.8q Clifton Spa Pump room, Princess Lane, was built in 1894 for Sir George Newnes. The Bathstone ashlar single-storey building has an ornate carved Classical front. The Spa, which was fed by a deep bore hole to the Hotwells 70m below, functioned until 1922. The room was then used as a cinema until 1928, then a ballroom until the 1974. Sadly this Grade II listed asset is in a perilous state and is Risk Grade 2 on the Buildings at Risk Register.
Figure 54: Princess Victoria Street Mews
Figure 54a: Carters Buildings, off Portland Street West
53Figure 56: The Paragon
7.1.8r This character area is rich in a high quality townscape, with many Grade II and II* properties, listed railings, street furniture and a number of raised Pennant pavements. Grade II listed ‘arc’ cast iron lamp posts are sited in Royal York Crescent, The Paragon, West Mall, The Mall, Caledonia Place and Princess Victoria Street.
7.1.8s Along with the listed features are numerous unlisted details of significance including street signs, coal hole and inspection covers, fine shop and pub fronts, street lights, drainpipes, footscrapers, and plaques to famous residents including Gertrude Hermes, Hannah Moore, Humphrey Davey, Vezelay, and John Lampton.
7.1.8t Alongside the outstanding townscape of the area are the integral green spaces, which contribute greatly to its character. Whether formal or informal, private or public, the various gardens and squares are vital. These provide a visual and community focus, as well as forming a green break with the otherwise stucco and stone backcloth. West Mall Gardens are publicly accessible and formal; while Royal York Gardens and Paragon Gardens are more luscious and informal, providing key features when viewed from the south.
7.1.8u This character has seen many of the original grand houses sub-divided. Coupled with the popularity of Clifton and the number of students living here, this has caused increased pressures on the public realm in accommodating the high population. Car parking is a problem for residents and shoppers; waste and recycling causes issues, particularly as bins are often left on busy pavements.
7.1.8v The quiet mews areas are significant and the gradual loss of characterful coach houses, subsidiary buildings and street surfaces threaten to undermine this.
7.1.8w The commercial side of Clifton Village is key to its survival and character. There are public realm issues when food bins are left out and tables and chairs or ‘A’ boards block the highway, impeding pedestrian movement. Late-night drinking and restaurants can conflict with local residents’ amenity, particularly on Princess Victoria Street and The Mall. The traditional shopfronts add immeasurably to the charm of the area. Where single units are lost, unsympathetically altered, or joined to create large restaurants, it can cause harm to the building as well as to the retail character of the wider area.
Figure 55: Clifton Spa Pump Room
CLIFTON & HOTWELLSCharacter Appraisal
54
CLIFTON
HOTWELLS
Plim
soll
Brid
ge
CliftonClifton Club
Holy Trinity
Prince's
Chris
tina
Terra
ce
Tuffleigh
Brittania Buildings
Carri
ck
Hall
St Vincent's Rocks
Trinity
Hotel
Sluice
Haberfield House
Cornwallis House
Wellington Terrace
Grenville Chapel
Windsor Court
Mer
chan
ts C
ourt
Hotwells
Bridge House
The Polygon
Bridge
(Swing)
Swing-bridge
Villa
Gra
nby
Cou
rt
Centre
Avon Gorge
Toll Gate
The Clifton
Clifton Arcade
School
Dowry Place
Royal York Mews
Almshouses
Hospital
(Path)
Piers
Clifton
Roc
ks R
ailway
Cornwallis
Dowr
y Pa
rade
Hillsborough
Hope
Cha
pel
Stork
Grove House
HostelBeaufort
Clinic
Plinth
1 to 4
1 to
to 3
1 to 8
1 to 6
Court
Zig-Zag
Rutland
Track
Car Park
North Contemporis
8 to 11
Place
Cottages
Cottage
Tunn
el
Day Nursery
Carter's
Priory
AlbertM
ortimer H
ouse
Library
1 to 24
5 to
10
1 to 12
2 to 12
7 to 12
Scout
Path
Contemporis
El
Buildings
13 to 18
14 to 17
25 to 32
29 to 33
33 to 38
51 to 56
39 to 44
57 to 63
19 to 24
71 to 78
HILL
Lock
Public
Wharf
Cott
SION HILL
Control
Albion
11.0m
Albermarle Terrace
HOTW
ELL
ROAD
Avon Quay
Greyhound
Arcade Mew
s
St
9.8m
8.5m
8.2m
8.8m
9.1m
9.4m
49.1m
13.4m
67.7m
74.4m
45.4m
68.0m
15.8m
65.2m
10.4m
47.5m
16.8m
94.2m
17.4m
65.8m
68.9m
52.1m
64.6m
64.3m
69.2m
15.2m
44.8m
62.2m
70.7m
61.6m
71.0m
39.6m
59.4m
74.7m
57.0m
25.0m
72.8m
27.4m
39.0m
77.1m
73.8m
37.8m
56.1m
77.7m
82.6m
35.7m
18.0m
MER
CHAN
TS R
OAD
Hinton
Bol
Statue
Vicarage
7a & 7b
Polygon Cottage
Pump House
PRIN
CE
S' L
AN
E
Sloping masonry
Posts
SurgeryPost
Sta
CLI
FTO
N V
ALE
ST V
INC
EN
T'S
RO
AD
KING
'S ROAD
HENSMAN'S HILL
Playground
ROYAL YO
RK VILLAS
111
SIO
N L
AN
E
Car Pk
PRINCESS VICTORIA STREET
BRIS
TOL
GAT
E
(PH)
SION
PLACE
Trafalgar House
11
St Vincents Rocks
El S
ub S
ta
James Place
Stone THE M
ALL
BOYCE'S AVENUE1c
2c
CALEDONIA PLACE
OLDFIELD ROAD
113116
119
North
Adams
Elton House
BEAR YARD
D Fn
BRUNEL LOCK ROAD
CHARLES PLACE
ROYAL YORK
CORNWALLIS AVENUE
ROYAL YORK CRESCENT
WEST MALL
CUMBERLAND BASIN ROAD
SOU
TH G
REE
N S
TREE
T
REGENT STREET
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HUMPHRY DAVY WAY
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68
410
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307
23
85
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56
17a
90
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50
266
49
8
59
71a
24a
287
8a
79
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372
16a
259
64
22
81
27a
262
315
34
390
20
121
20a
4443
42
45
46
47
48
37
40
38
39
13
101
54
2a
100
258
388
251
6a
9189
256
380
15a
302
306
9a
402
15
26
14
16
271
12b
12a
275
286
323
265
19a
278
297
5a
104
83
420
96
97
70
4a
78
33 32
9b
31 30 29
24
21
51
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9
17
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CABOT WAY
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LAN
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GLOUCESTER STREET
WATERLO
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CORNWALLIS
WINDSOR TERRACE
Adam
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PRINCESS VICTORIA STREET
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23
9
27.4m
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HUMPHRY DAVY WAY
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10
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17
5
10
1
10
16
27
22
54
11
14
3
1
1
13
2
1
71.0m
3
29
Playground
17
56
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19
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9
12
16
44
12
25
40
21
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7
4
20
42
28
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37
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26
10.4m
1 to
6
PH
HOTWELL ROAD
39
6
15
CALEDONIA PLACE
1
8
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5
20
9.1m
16
1
10
7
14
18
PH
22
21
HOTWELL ROAD
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PLACE
Posts
1
2
25
9
39
40
16
21
4
23
12
1
11
18
48
11
BENNETT WAY
31
10.4m
CLIFTON VALE CLOSE
25
40
7
25
4
FB
15
44
40
6
6
2
GP
2
FB
Cn
42
34
5
16
39
15
16
3
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14
9
7
44.8m
15
13
22
Hall
12
6
5
1
9
21
10
11
6
9
9
20
LB
Sloping masonry
5
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6
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4
1
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19
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5
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52
13
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58
9
SION
HILL
Bol
1
12
8
30
1
1
20a
4
27
14
33
LB
River
River Avon
Gridiron
David Bishop, Director.City Development
Brunel House, St Georges Road,Bristol BS1 5UY.
KEYCharacter Areas
Clifton & Hotwells Character Area 9 - Hotwells
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This map is reproduced from Ordnance Survey material withthe permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright
and may lead to prosecution or civil proceedings.Bristol City Council. 100023406. 2010.
Information Services GIS Support Unit Drawn by AR Job No 665-10
0 30 60
Metres°Scale
map 5i - Character area 9
CLIFTON & HOTWELLSCharacter Appraisal
7.1.9 Character Area 9 Hotwells
Predominant CharacteristicsScale & Proportions
terraces, 3 up to 6 bays wide, some double-• fronted2 or 3 storeys over basement plus attic• Properties tend to directly address the • street, some on raised pavements, some with basement lightwells
architectural treatment
Pitched, gable or mansard roofs or roof • concealed behind parapetearly-mid Georgian, Classical Style,• Window heights diminish up elevation• Stone detailing• fine ironwork details including balconies, • canopies and area railings
material Palettemain facades: red brick, stone details, Stucco • renderBoundary treatments: Pennant sandstone • with Bathstone gate piers; wrought iron area railingsJoinery: timber sashes and panelled doors• roof coverings: clay double-roman tile, • occasional slate, brick chimney stacks with clay pots
7.1.9a Hotwells lies at the base of the south Clifton slope, centred on Dowry Square and Dowry Parade and the terraces immediately north of Hotwell Road. This is the earliest portion of the conservation area to be developed, with buildings characterised by early Georgian brick architecture that relate to the Hotwells Spa period of the early to mid 18th century.
7.1.9b Dowry Square (1721), by Thomas Oldfield and George Tully, was the first significant development associated with the Spa. Dowry Square and its western extension, Chapel Row were begun about 1720, intended as visitor’s lodgings to serve
the popular Hotwell Spa. The Grade II* Square has an intimate character, three-sided around a garden with mature trees, which is a vital component of its composition. The central gardens have spear-headed railings, mounted in copper slag block coping.
Figure 57: Dowry Square 1721, with distinctive Queen Anne style ‘shell’ door hoods
Figure 58: Dowry Parade 1763
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7.1.9c Dowry Parade is a modest 1763 development of pleasant Grade II, red brick terrace houses. The group is ordered with alternating 5 and 3 bay houses. The larger 5 bayed properties were sub-divided in the late 18th century, resulting in the crowded pairs of front doors and blocked central windows. The original doors have heavy Gibbs surrounds.
7.1.9d Chapel row (1725-27) is the continuation of the west side of Dowry Square, also Grade II* listed. No. 262 is a double fronted house with grotesque window keystones.
CLIFTON & HOTWELLSCharacter Appraisal
7.1.9e hope Chapel, Hope Chapel Hill. This former chapel by Daniel Hague was founded by Lady Hope and Lady Glenorchy in 1786 and enlarged in 1838, with the intention of bringing salvation to the rich sinners at the Hotwells; now a community centre. Hope Chapel Hill (1788) contains the only community centre in the area apart from the library.
7.1.9f the Colonnade, Hotwell Road, is all that remains of the once fashionable Spa. Built in 1786, by Samuel Powell, to meet the need for a sheltered walk. It was designed with shops below and living quarters above; the north end originally joined the Pump Room. The Grade II* group has a gently curving brick front of 13 bays with shopfronts beneath a deep Tuscan colonnade supported by pillars. Built into rock at back with caves for storage.
7.1.9g Cornwallis Crescent is the boundary between Clifton and Hotwells, where from the Civil War to the turn of the 18th century the development had been undirected and piecemeal. These houses are older and smaller than in Clifton and at the bottom of the hill. Many relate to the maritime history of Bristol.
7.1.9h Granby hill is a steep, narrow street that follows an historic route from Hotwell Road northwards. nos. 48-58 (1822) is an attractive Regency rendered terrace that steps irregularly up the hill. Nos. 50 & 52 retain their original wrought iron lamp brackets; nos 48 &54 have shallow canted oriels; and no. 48 has a double height balcony.
7.1.9i Haberfield Almshouses (1889) by Pope & Paul is of a restrained design in orange and brick and terracotta with 2-storey porches. The group is separated by railings, and a well-maintained garden with trees and shrubs.
7.1.9j the Clifton rocks railway, an underground funicular railway, linked Clifton to Hotwells and Bristol Harbour at the bottom of the Avon Gorge. A tunnel cuts through the limestone cliffs to the upper station from the lower station. The busy Hotwell Road now detracts from the closed southern station, which has large concrete pillars put up in 1956, supporting and cutting into the facade and narrow pavement. The lower portion was employed by the BBC for transmissions during WWII.
7.1.9k Many little lanes run down the hill, historically for servants to get up to Clifton and down to the ferries at the dock side: including the Polygon lane access path, joining Cornwallis Crescent to Hope Chapel Hill and The Polygon; tiny alley to Hope Square; and Hinton Lane which leads to three houses, with no vehicle access.
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Figure 59: Chapel Row 1725
Figure 60: The Colonnade
7.1.9l This character area is also rich in townscape details, many listed, and may unlisted remnants of significance and historic interest. Many original footscrapers, railings and associated gates survive. South of Hotwell Road are a number of original shopfronts. Hope Square retains all its original doors, except one.
7.1.9m The quality of Dowry Square and most of Hotwells is downgraded by heavy through traffic using it as a mass route to the city centre. Granby Hill is also negatively affected by traffic; cars park on both sides of this steep narrow route, causing difficulties for traffic movement. Clifton Vale Close is a poor post-WWII pair of ‘T’ plan flats, which respond badly to the surrounding context and occupy a large plot south of Cornwallis Avenue. Chapel Row terminates abruptly with negative 1960s flats, which greatly detract from the terrace and wider area. The traditional shopfronts along south Hotwell Road are undermined in places by poorly designed and obtrusive signage.
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CLIFTON & HOTWELLSCharacter Appraisal
7.2 Architectural Details
7.2.1 The Clifton & Hotwells Conservation Area has a rich variety of architectural detail, reflecting the varied architectural styles and special interest of the area. The preservation, and appropriate reinstatement, of traditional details is vital, in order to preserve or enhance the area’s special character or interest. The variety of windows, doors and roofs enliven the area and give variety and interest to the street scene. Most commonly Classical details are used in porches, windows, door surrounds, cornices and parapets, which provide vital alleviation to the stucco or brick facades.
7.2.2 It is important that architectural details are protected and preserved, as it is often the factor that gives the plainer buildings their character. Particularly in terraces it is the overall consistency of design and detail that gives the character, and loss of detail on one house in a terrace can be damaging to the whole group
Roof Profiles7.2.3 Bristol’s hilly topography with
corresponding long views and vistas means that roof profiles form an important factor in local interest. In Clifton and Hotwells, roof profiles contribute greatly to the character of the area and are fundamental to the architectural integrity of a building or group. Alterations at roof level can consequently have a significant impact on an individual building and the wider context.
7.2.4 Chimney stacks and pots form striking features when seen against the skyline. Replacement or removal of chimney pots and stacks is discouraged, even when redundant.
Windows & Doors7.2.5 Windows and doors are crucial in
establishing the character of a building’s elevation. Original doors and windows, including their detailing, materials and method of opening make a significant contribution to the character of the conservation area.
7.2.6 Typically, Queen Anne and early Georgian windows in Clifton & Hotwells are single glazed, double hung, timber sashes, recessed within the window reveal and painted white. Sashes are usually six-over-six, though there are variations to this pattern. Victorian windows are heavier, one-over-one timber sashes with moulded window horns.
Figure 61: Chimney stacks and pots along the skyline
Figure 62: A variety of white painted barge boards appear on later Victorian buildings
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7.2.7 Doors and Bathstone surrounds are the most elaborately detailed element of the facades. In Clifton & Hotwells there are a variety of original 6-panel doors with traditional door furniture. These have a variety of limestone Classical surrounds and porches.
Figure 65 & 66: 6 panel door with ornate fanlight, Royal York Crescent; Simple 2 panel door in Clifton Wood
Figure 63: Early 6-over-6 timber sashes, Dowry Parade, flush with the brick facade
Figure 64: Victorian round-headed sashes with unusual glazing bar pattern
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Figure 67 & 68: Unusual double bowed door, The Paragon; Elaborate carved timber ‘shell’ canopy, no. 8 Dowry Square
Figure 69 & 70: Broken pediment and Ionic stone surround, Dowry Square; late Victorian terracotta and stone porch with double door, Manilla Road
CLIFTON & HOTWELLSCharacter Appraisal
Figure 71: & 72 Wrought iron ‘star’ fanlight, West Mall; delicate ‘Bats wing’ fanlight with lantern
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Balconies7.2.9 Clifton boasts a fine variety of decorative
iron and stone balconies, which add greatly to the character of individual buildings and are significant in adding interest to the wider area. Earlier examples tend to be simpler of wrought iron on stone plinths; later Victorian ones become more elaborate in design, being of stone or decorative cast iron.
7.2.10 Regular maintenance and appropriate restoration of balconies is essential to ensure their survival.
Figure 73: Stone balcony, Victoria Square
Figure 74: Basket balcony, St Paul’s Road
Figure 76: Stone balcony supported by decorative wrought iron brackets with figure of 8 railings, Saville Place
Figure 75: Balcony railing between pilasters, Buckingham Place
Figure 77: Bowed canopies, Sion Hill
Figure 78: Canopied balcony with highly decorative support, Landsdown Place
7.2.8 fanlights, a means of providing internal hallways with additional light, are generally semicircular and appear in various ornate styles.
Figure 86: Decorative brass door vent, Ambra Vale 61
fittings7.2.10 Adding to the interest and variety
of individual buildings and the wider area are the many small-scale fittings, including footscrapers, decorative rainwater goods, and door furniture.
Figure 79: Group of canopied balconies that step with the terrace, Caledonia Place
Figure 80-83: Various designs of cast iron footscrapers, many survive in the Clifton Spa terraces
Figure 84-85: Original bell pull and traditional door knocker
Figure 87: Decorative barge boards over porches or soffits adorn a number of late Victorian properties
Figure 88: Twisted drainpipe, 29 Sion Hill
7.2.11 Regular maintenance and painting of traditional doors and widows is essential to ensure that problems of decay are not allowed to flourish. Other architectural details of special interest should be retained, and specialist advice sought on repair, to protect the character and special interest of the conservation area.
7.2.12 Where wholesale replacement is needed, the detail of doors and windows must match the originals in terms of glazing patterns and method of opening. Poor quality replacement doors and windows have a detrimental impact on the integrity of individual buildings, and the character of the conservation area as a whole as can be seen above (see Negative Features).
CLIFTON & HOTWELLSCharacter Appraisal
7.3 Townscape Details
7.3.1 Other features and details in the townscape also contribute to a sense of local distinctiveness. These can range from distinctive boundary treatments and street furniture, to trees and hard landscaping. Individually and collectively they contribute to the overall quality of Bristol’s streetscape.
7.3.2 Clifton is rich in local townscape details that cumulatively give interest and quality to the street scene and make a positive contribution to the character and appearance of the area. Where they remain, these details must be preserved or replaced with their modern equivalents as their degradation and disappearance gradually undermines the quality of the area (see Negative Features below).
historic Street Surfaces7.3.3 Traditional surface treatments such
as setts and paving can be important elements in the townscape of an area. Paving, if well maintained and in high quality materials, contributes greatly to the character of an area, providing the backdrop to surrounding buildings. 30% of the streets still have Pennant paving, and historic driveways often still retain a traditional Pennant flag crossover; their maintenance and retention is essential.
7.3.4 A particular townscape feature of Bristol is iron kerb edging, used to prevent damage to vulnerable Pennant corner stones. Only four streets in the Conservation Area retain their iron edges (3 Clifton Spa streets, and 1 in Hotwells). 80% -100% of the remaining pavements in the conservation area have Pennant kerbs, except in Hotwells where the number reduces to 50%. This is a feature and should kept.
7.3.5 More than half the streets have cobbled gutters especially round by the Zoo and College.
7.3.6 The raised Pennant pavements around Clifton Green, Hotwells, Clifton Park and the Clifton Spa are also an interesting and unique feature, that unite the grand terraces and distinguish them from their setting. A number are privately owned and need regular maintenance to ensure their survival.
Coal holes & Drain Covers7.3.7 Many styles of coal hole, predominantly
in the earlier streets. If re-paving occurs these should be kept, preferably with pennant stone frame around. They are a feature of the area.
7.3.8 Although most drains are Bristol Water, some have Bristol founders marks such as this one by Avonside Engineers who made steam locomotives.
7.3.9 Schemes to restore the traditional street surface would greatly enhance the character of the area and promote its historic context. Continued maintenance of street surface, particularly setts, is vital as these easily become dislodged and can present difficulties to pedestrians and non-ambulant users.
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Figure 89 & 90: Traditional iron kerb edge; Pennant flag cross over to setted mews
7.3.10 A cohesive plan for the future of street surfaces, that reduces the hotchpotch treatments, whilst considering maintenance, would greatly enhance the local environment. Where the opportunity arises, a scheme to restore the traditional street surfaces would greatly enhance the routes where it has been lost.
railings and Boundary treatments7.3.11 Railings and boundary walls contribute
significantly to the character of Clifton. They add interest in the street scene and provide a sense of enclosure.
7.3.12 Early railings have a simple style and then became more and more ornate during Victorian times. Many were lost during WWII for munitions, those to basements were left to prevent accidents.
7.3.13 When railings are repaired, the posts should be lead soldered and individually let into the stone coping, to prevent corrosion of the foot and the original quality of workmanship. Stone should be left unpainted or rendered.
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Figure 91-95: Various coal hole covers; drain cover; ornate gas & sanitary inspection cover, Royal York Villas
Figure 96-99: Various railing designs
Gates & Gate Posts7.3.15 There are many designs of gate posts,
both iron and imposing stone, both for driveways, paths to the front door, and down to the basement. Limestone posts can erode, particularly with frost damage, and require regular maintenance to avoid irreparable damage.
7.3.16 There are two ‘sheep gates’ in the conservation area; one at the end of Gloucester Street, the other under the archway to Boyces Avenue (currently obscured by ‘A’ boards).
CLIFTON & HOTWELLSCharacter Appraisal
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7.3.17 Whether listed or unlisted, where they remain, traditional boundary walls, gates, gate piers and railings must be preserved, sympathetically restored or reinstated as and when the opportunity arises.
Figure 100: Elaborate gate, Victoria Square
Figure 101: Stone gate post, Clifton Park
Street furniture7.3.18 Clifton has a fascinating collection of
historic street furniture, some of which is listed. Street furniture, including letter boxes, lamp standards, and other details, enlivens the street scene but also reflects the history of the area. The retention and appropriate maintenance, or reinstatement, of traditional street furniture is vital to ensure the character or appearance of the conservation area is preserved.
lighting7.3.19 The first exterior gas lighting appeared in
Birmingham in 1802, Pall Mall in London was the first thoroughfare to be lit. Prior to this, streets were lit with oil lamps integrated into area railings. Owners of larger residences were often ordered to provide lanterns to help passes by see their way. Evidence of lamp holders are still to be seen, such as in Richmond Terrace, Cornwallis Crescent and The Mall.
Figure 102: This stone balustrade on Clifton Park has been expertly repaired
Figure 103: Original oil light fitting attached to wrought iron area railings
7.3.20 In 1815 a decision was made to form a company ‘for lighting the streets, shops and other buildings of Bristol with gas’; by the end of 1817 all the principal streets were supplied, with 1050 lamps
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in use by 1823. In 1824 a few gaslights and night-constables were established in Clifton as a result of the Lighting and Watching Act. By 1850 nearly 2,000 lights were in use; by 1881 there were 4,274, improved due to mantle development. The Victoria Rooms’ three lamp group were 300-candle power; the lamps to the top of Park Street were 60 candle-power.
7.3.21 The first public display of electricity in Bristol was in 1863 at the Victoria Rooms, to celebrate the marriage of the Prince of Wales to Princess Alexandra. In 1864 electricity illuminated the Suspension Bridge at its opening, but it was not used commercially until 1879. In 1892 an electric power station was built and in 1893, Bristol Bridge and the neighbouring thoroughfares were illuminated including up to the Victoria Rooms, with 93 arc lights in high columns at 1500 candle-power. They were more suitable for public lighting being so much brighter.
7.3.22 In 1897 200 more ‘arc’ lamps were erected; by 1898 they extended to main thoroughfares in Clifton. In 1900 there were 311, by 1911, 695. 48 of these tall posts survive in 17 streets, including two arc lights in the Mall (one a replica after an incident with a lorry). Clifton has 52 Grade II listed lamp posts (38 tall, 21 short).
7.3.23 Bristol City Council now owns and manages 31,000 street lights. In 2004, BCC produced a strategy for cast iron posts in conservation areas, which stipulates that existing cast iron street lights will be kept and maintained with appropriate lanterns and brackets and where lighting levels are to be raised, cast iron columns will be installed between existing columns and used outside listed buildings.
Figure 104-105: Tall arc lamppost, Caledonia Place; historic lamppost with no lantern
Figure 106-107:There is great variety between cast iron lamp standard bases
Figure 108 & 109: Unusual ‘chin strap’ lantern; traditional ‘Windsor’ lantern
7.3.24 Today, 64% of the streets and footpaths in Clifton have cast iron lamp posts with traditional lanterns, the majority of which were made in Bristol foundries. At the last count there were 242 Victorian short cast iron posts in 94 of the 173 streets, 21 being listed. The earliest examples are in St Andrew’s Churchyard and on Christchurch Green, which date from the 1860’s. Seven lamps are still lit by gas in Canynge Square and Cobblestone Mews.
CLIFTON & HOTWELLSCharacter Appraisal Street Signs7.3.25 There are many different street signs
from the different periods. Old signs should be kept.
Shopfronts and Public houses7.3.26 Shopfronts can be of great importance
in contributing to the character and appearance of both individual buildings and the conservation area as a whole, and can be of historic and architectural interest in their own right.
7.3.27 Clifton & Hotwells contains a number of small groups of significant shopfronts, many of which retain their small original frontage widths and timber surrounds. The principal concentration of shops in Clifton are in the vicinity near Princess Victoria Street, Regent Street and Boyces Avenue. Clusters of traditional shopfronts are dotted elsewhere, including south of Hotwell Road, Park Place, and Clifton Road.
7.3.28 Public houses are scattered throughout the conservation area, and are an important historic feature. These buildings enrich the local scene and merit thoughtful maintenance and retention.
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Policy references
Policies B1, B2, B10 i-iv, B14, B15 (i-iii), B16 (v), B17, B18 (i-vi), B19, B21, SPG 8 (food & Drink uses), S1, S2, S6
‘townscape and landscape features that contribute to the character or appearance of streets and open spaces within the conservation area should be preserved or enhanced’
‘applications for planning permission involv-ing material alterations to a listed Build-ing or its curtilage that fail to preserve the building, its features or setting will not be permitted.’
Figure 110-14: Various street signs in a variety of materials
Figure 115: Elaborate timber shopfront, Princess Victoria Street
Figure 116: Early 20th century Art Deco surround with mosaic forecourt, Queens Road
CLIFTON & HOTWELLSCharacter Appraisal
7.4 Materials
7.4.1 Characteristic building materials are an important factor in contributing to the quality and interest of conservation areas, which also give texture and interest to individual buildings. The strong material palette seen in Clifton unites the area and gives an indication of building ages and patterns of development. Where infill or new developments most successfully preserve or enhance the area, they respect their context and the dominant local materials.
7.4.2 Geologically, the Clifton & Hotwells conservation area mainly sits on a bed of limestone, known locally as Clifton Down Limestone. This oolitic limestone, which weathers to a warm honey colour, is similar in appearance to Bathstone would have been taken from quarries near Worrall Road. This is most widely used in quality building facades and in architectural details was the favoured building material for finer Georgian and early Victorian buildings.
7.4.3 Lying above the limestone bed is a layer of Triassic Dolomitic Conglomorate – a hard sandstone and limestone mix that ranges in colour from orangey red to pale yellow. This was ill-suited to precise cutting and dressing and is more widely used as a course rubble stone in boundaries, side and rear walls and quarried from local sources e.g Honeypen Hill (near lower Berkeley Place).
7.4.4 Other predominant building materials in the area are imported, albeit from local sources. Pennant stone, commonly greenish grey in colour, was also widely used for rubble walling, flagstones, and setts, would have been quarried east of Bristol, near Stapleton.
Policy references
B18 (i-vi)‘traditional materials should be retained, repaired and where necessary replaced, and not covered with paints or cladding which would be harmful to the appear-ance of the conservation area’.
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7.5 Building Types
7.5.1 In addition to listed buildings, many unlisted buildings in the Clifton & Hotwells Conservation Area make an important contribution its character. Others buildings clearly detract from the quality of the area and could be suitably replaced.
7.5.2 For the purpose of Character Appraisals, four building types have been identified other than listed buildings:
Character Buildings - Buildings that have value within the overall townscape context and contribute positively to the character or appearance of the Conservation Area
unlisted Buildings of merit - Key buildings that contribute to the special interest of the Conservation Area. These may have specific architectural qualities, or local historic or cultural associations and their demolition or unsympathetic alteration will normally be resisted.
negative Buildings - Buildings that detract from the special character of the Conservation Area, and which offer a potential for beneficial change
neutral Buildings - Buildings that make neither a positive nor negative contribution
map 6 Shows the Building types in the conservation area
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Figure 117: Character buildings in Cliftonwood
Figure 119: Unlisted building of Merit, no. 84 Queens Road
Figure 118: Characterful mews type building, no. 97 Princess Victoria Street
CLIFTON & HOTWELLSCharacter Appraisal
Policy references
PPS5 he7; B18 (i-vi); B21‘applications for planning permission which would involve the demolition of buildings, walls and other minor struc-tures which make a positive contribution to the character of a conservation area will not be permitted unless there are overriding environmental, economic or practical reasons.’
CLIFTON & HOTWELLSCharacter Appraisal CLIFTON & HOTWELLSCharacter Appraisal
7.6 Landscape & Trees
7.6.1 Trees and green spaces are vital to the quality of urban environments, in both visual and environmental terms. They contribute significantly to the character and appearance of conservation areas, and with the local townscape, providing a soft edge and important community focus.
7.6.2 Clifton has a very remarkable inheritance of trees in public parks, communal gardens, and in private gardens. There are relatively few street trees in Clifton, in just 18 streets. Despite this, the conservation area has a verdant and leafy character; this is largely due to the important contribution trees and shrubs from gardens makes to the wider area.
7.6.3 Planted green spaces, whether public or private are extremely important to the character and special interest of the area. They can add value to their immediate context; build a community focus; be of biodiversity value; be a focal point; or provide a green backcloth in views and vistas.
7.6.4 victoria Square was opened in 1837, named after the new Queen. The design is intrinsically linked to the three listed terraces that face it. It is a regular shape, though the planting and internal layout are informal, with a path dissecting it into two triangles. This public green space provides an important recreation area for residents and visitors, particularly those with young families.
7.6.5 The Cedar of Lebanon, on lawn; the Cut-leaf Beech, flanking the central path; and the Tree of Heaven in the south corner, are likely original to the early layout. Two most unusual trees on the SE side are the Italian Maple, which flowers in the early Spring, and the Hornbeam. The aged leaning Black Mulberry may also date well back, as these trees are notorious for collapsing with age. There is a Tulip Tree on the western corner and an old Laburnum on the SW side.
7.6.6 The local amenity society, CHIS, has recently planted five unusual oak species on the central pathway. A Cork Oak is sited near on the pathway. There is also a Tree of Happiness on the SW side. There are also several Bay trees around the perimeter.
7.6.7 the St andrew’s Churchyard runs from Clifton Hill to Queens Road, it is less well used as a public open space in comparison to Victoria Square. The pleached Lime avenue runs through it, popularly known as Birdcage Walk.
7.6.8 Some individual trees are clearly old, though the space is regularly replanted with young trees as older ones decay. A huge c. 1900 North American Red Oak stands on the west side with a girth of almost 3 metres. There is also a magnificent double Cherry; a fine tall Monterey Cypress; and a magnificent Witch Hazel. On the east side, by the Bishop’s House there is a rare specimen from North Korea: Neolitza Sericea.
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Figure 120: Mature trees and shrubs and private gardens, north of Cornwallis Crescent
7.6.9 vyvyan terrace Gardens has four original trees, two very large Horse Chestnuts, both around four metres in girth, a Cedar of Lebanon, and a magnificent Weeping Silver Lime (Tilia petiolaris) on the north east side.
7.6.10 the Zoo has a very fine collection of rare trees, some dating back to its foundation in 1837. Its Magnolia Kobus is very beautiful in early spring, and visible from outside, and it has an exceptionally fine Turkish Hazel, Dove Tree and a Crategus laciniata, a thorn tree that may be original.
7.6.11 The lime trees around Clifton College date from c. 1865, though their slow growth makes them appear younger. All trees within the ownership of Clifton College are maintained by them and are regularly pollarded in order to maintain their viability within the urban landscape. On the east side of the close, is a very early Dawn Redwood, planted 1950, which is taller than the limes planted nearly 100 years earlier. On College Road is a Sophora Japonoica or Scholar’s Tree, planted in 1980.
tree Species 7.6.12 There is a number of magnificent Beech
trees which are up to 200 years old. The largest is that in the forecourt of the Merchant Venturers’ Hall on The Promenade, and one of similar size stands in Clifton High School. There are others in private gardens in Canynge Road, St Paul’s Road etc.
7.6.13 The finest horse Chestnut is in the grounds of Clifton Hill House, and belongs to the University. It is a focal point, as from York Road you view it from half way up, it stands above a vertical wall some 20 feet high. Its size implies that it is at least 250 years old. Another is on Clifton Green, probably the oldest tree on the green, going back to 1850.
7.6.14 The holm oak was a popular tree in Victorian gardens, the oldest are in the grounds of Clifton Hill House and Cornwallis House, both dating back to before 1800. They have since spread into the wild, and are a serious threat to the natural wildlife of the Avon Gorge.
7.6.15 There is a magnificent specimen of turkey oak where Pembroke Road joins Clifton Park that may be 200 years old.
7.6.16 The luccombe oak is a fertile cross between a Turkey Oak and a Holm Oak. It is semi-evergreen, and was widely planted in the 1860s. There is a fine one at the foot of the Mall Gardens on the West Mall side that appears to be from this date.
7.6.17 A number of the landscapes within Clifton & Hotwells are protected as Town or Village Greens. These are areas of land within defined settlements ‘which the local inhabitants can go onto for the exercise of lawful sports and pastimes’. These areas have certain covenants placed on them, restricting aspects such as enclosure.
7.6.18 The conservation area has 36 designated landscapes of national and local importance (NE9). The Tree Forum was formed to bring together organisations interested in the management and maintenance of council trees in Bristol. The Forum aims to protect and enhance urban trees in streets, parks, gardens and all open space.
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Policy references
B15 (ii), ne2, ne3, ne9
‘historic parks and gardens and other de-signed landscapes of national and local im-portance... will be protected. Development which would adversely affect the character or appearance of historic landscapes and, in the case of nationally important sites, their set-ting, will not be permitted.’
CLIFTON & HOTWELLSCharacter Appraisal
8. tyPICal lanD uSeS & ISSueS
8.1 Overview8.1.1 Land uses can have a direct influence
on the make up of an area, its nature, atmosphere and character that goes beyond the building typology and historic development.
8.1.2 The Conservation Area had originally developed as a residential suburb, with pockets of commercial and green areas to serve the amenity of its inhabitants. Land values, institutional ownership and popularity of the Conservation Area have caused Clifton & Hotwells to become more of a mixed use inner city suburb.
8.1.3 Attributes that define the wider Conservation Area, and issues that undermine it, can broadly be linked to four categories:
residential• Institutions & Churches• open Spaces & Community Gardens• Commercial•
map 7 Shows the Predominant land use in the conservation area
8.2 Residential8.2.1 The residential portions of the
Conservation Area tend to be characterised by a high quality townscape, a large portion of listed buildings or character buildings. There is variety in the type of residences as Hotwells and Cliftonwood houses tend to be in single ownership, much of the grand Georgian and Victorian dwellings north of Clifton Village have been converted to flats.
8.2.2 Residential streets are quieter, especially
away from main routes, with some pockets of mews-type developments tucked well away from the public realm.
8.2.3 The character of residential areas is most under threat from neglect or unsympathetic alterations. The land values and popularity of Clifton has popularised the area for developers and private landlords who let to students. The conversion of single dwellings to flats can impact on the integrity of the individual building and cause an increased pressure on the public realm for public and waste and recycling provisions. A high turnover of tenants and absentee landlord can lead to maintenance issues of houses and gardens.
8.2.4 The conservation area lacks community facilities, with only partial use of the Library available for community functions. Based on the formula for community provisions per dwelling, 6 buildings would be required for Clifton and Clifton East Wards.
Main Issues Affecting Residential Areas
Unsympathetic alterations & loss of • traditional architectural detailsUnsympathetic replacement doors and • windowsLoss of trees• Loss of boundary treatments and gardens • to infill/off-street parkingNon-traditional materials• Unsympathetic extensions or alterations• Un-cared for gardens and under used • community gardensIssues relating to studentification• Loss or poor maintenance of traditional • street surfaces or hotchpotch of modern replacement materialsLoss or poor maintenance of traditional • street furnitureVolume of on-street parking• Wheelie bins/refuse issues• Satellite dishes• Effects of traffic calming or traffic • managementSubdivision of properties into flats adding • pressure to the public realmLack of community facilities• Over-intensive development•
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CLIFTON & HOTWELLSCharacter Appraisal CLIFTON & HOTWELLSCharacter Appraisal
8.3 Institutions & Churches8.3.1 The conservation area is home to some
institutions of world renown. Bristol University owns much of the land and property around Clifton Green. Clifton Zoo, Clifton College, and Clifton High School own much of the land in the north of the Conservation Area.
8.3.2 Institutions and churches tend to sit in their own substantial plots, behind high boundary walls, delineating them from the public realm. Although many of the conservation area’s institutional buildings are inaccessible to the public, they are recognisable as some of Bristol’s best assets. Given the financial resources and aspirations for major institutions, new developments and extensions tend to be of a high quality of design.
8.3.3 The various churches in the area and the Cathedral in Pembroke Road are well used and well maintained. Redundant churches have been successfully converted to residential use, including Guardian Court in Beaufort Buildings and in Caroline Place
8.3.4 The continued growth and development of important institutional facilities is vital in securing their ongoing viability and value. In order for the School, College and University to keep abreast of changing educational needs, there will be a requirement for renewal of existing, and potential for new facilities in order for them to thrive as active and successful institutions.
8.3.5 Masterplans, establishing long-term aspirations and strategies, may be the best way for institutions and the local authority to establish a planning and environmental framework. This would provide a framework to best manage development plans in a sensitive and imaginative way that meets the needs of the institutions as well as the historic environment.
8.4 Open Spaces & Community Gardens8.4.1 Open spaces and community gardens
punctuate the residential portions of the Conservation Area, particularly around the Georgian and Victorian terraces. There are a precious number of ‘pocket oases’ and community gardens which together provide a network of valuable and enriching wildlife habitats and support a number of bird species.
8.4.2 Most open spaces were intrinsically linked with the development of the terraces they serve. As such they have a quiet and formal character, often enclosed by railings and benefiting from mature planting.
8.4.3 Victoria Square lies almost at the heart of the Conservation Area. It is an extremely well used space, especially during the summer months. The low boundary wall and central path contribute to a sense that this is a publicly accessible space.
8.4.4 The location and means of enclosure of some public spaces lead to assumptions that they are private spaces, and consequently they are under used or uninviting. West Mall Gardens are publicly accessible, however they are under used as the assumption is that they are privately owned.
main Issues affecting Institutions & Churches
Parking pressures, managing needs of • institutions to provide staff and visitor parking in an area of limited on-street parkingUnsympathetic infill development• Unsympathetic extension or alterations as • buildings are adapted for new uses
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8.4.5 Victoria Gardens, off Arlington Villas is a neglected and overgrown space which could be enhanced to provide a much needed open space facility in this part of the Conservation Area.
8.4.6 The main issues that detract from the quality and enjoyment of green spaces relate to lack of maintenance, lack of use or concealed location. Dumping and littering, and BBQs scorching the grass, affect areas that are tucked away from the public realm.
8.4.7 Owing to the comparative lack of open space in such a large conservation area, each portion provides a vital function in complementing the general urban character of Clifton & Hotwells. Some give a ‘green screen’, creating a soft edge in views into and through the Conservation Area. The green spaces and community gardens also have important biodiversity value.
main Issues affecting open Spaces & Community Gardens
Under use of some public green spaces• Lack of play space provision in public green • spacesLack of maintenance of privately-owned • green spacesLoss of green space which provides a • ‘green screen’ to new developmentLoss of green space which has biodiversity • value to off-street parking or new developmentLoss or poor maintenance of trees• Loss or poor maintenance of traditional • street surfaces or hotchpotch of modern replacement materialsLoss or poor maintenance of traditional • street furniture
8.5 Commercial8.5.1 Clifton & Hotwell’s commercial activity
tends to appear as small ‘shopping centres’ within the context of a residential suburb. Known locally as ‘Clifton Village’, Clifton’s commercial quarter is centred mainly upon Princess Victoria Street, The Mall, Regent Street and the streets leading off them. Here there is a buzz of activity and thriving shopping and cafe culture. The range of individual shops, galleries and cafes coupled with the narrow streets contribute to the charm and unique interest of this area, which attracts many visitors.
8.5.2 A secondary commercial centre lies off the Hotwell Road, where there is a mix of shops, restaurants, public houses, offices and galleries. The busy traffic along Hotwell Road makes the area less attractive for shoppers and there is a sense that many of these services are suffering from a lack of passing trade.
8.5.3 Many of the largest of Clifton’s grand houses have now been converted to office use, notably most of the properties off The Promenade. These portions of the conservation area tend to be quiet, almost deserted at weekends. Properties and gardens however tend to be well maintained, though pressures to provide commercial car parking can threaten the substantial gardens many sit in.
8.5.4 In parts of Clifton Village and elsewhere, individual shops have declined and have been replaced with restaurants and cafes. This is gradually affecting the thriving character, particularly along Princess Victoria Street and The Mall. The introduction of further and enlarged A3/A4 uses to this area will give rise to levels of activity that would harm the strong residential context, and lead to an over concentration of food and drink uses. Too many bars and restaurants in this area would cause the area to be dominated by a night time economy, which would be detrimental to the viability and vitality of the area, as well as reducing the amenities required by residents.
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CLIFTON & HOTWELLSCharacter Appraisal 8.8.5 The volume of bars also creates conflicts
as tables and chairs, ‘A’ boards clutter the pavements. Rubbish and food waste left outside restaurants during the day also detracts from the shopping experience in Clifton Village.
8.5.6 Parking and signage tends to detract from the office buildings. These areas are also very quiet during the weekends, leading to issues of security.
main Issues affecting Commercial areas
Volume of food/drink outlets replacing • shopsAnti-social behaviour caused by late night • drinkingTables and chairs of businesses blocking • pavementsAdvertisements – A-boards blocking • pavementsLitter and food waste obstructing streets • during the dayWheelie bins• Effects of traffic calming or traffic • management Poor maintenance of buildings or • shopfrontsPoor quality shopfronts and signage• Loss or poor maintenance of trees• Loss or poor maintenance of traditional • street surfaces or hotchpotch of modern replacement materialsLoss or poor maintenance of traditional • street furnitureLack of parking provisions•
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CLIFTON & HOTWELLSCharacter Appraisal
9. Negative Features
9.1 Negative features are those elements that detract from the special character or appearance of a conservation area and therefore offer a potential for beneficial change. This can include both small features and larger buildings and sites. It may be that simple maintenance works can remedy the situation, reinstate original design or lost architectural features.
Loss of traditional boundary treatments and front gardens9.2 The loss of traditional garden plots and
boundary walls, hedges or railings to infill or off-street parking is impacting on the landscape quality and biodiversity value of the area. Where original front gardens have been lost, this impacts negatively on the street scene as well as on the associated dwelling.
Figure 121: The garden on the right has lost the whole of its boundary wall and been surfaced for car parking. This impacts on the street and terrace as well as individual property and causes run-off during heavy rainfall leading to blocked drains and flooded roads
Unsympathetic alterations & loss of traditional architectural details9.3 Where poor quality replacement doors and
windows, especially in uPVC, or roof level extensions have been inserted these have had a significant and detrimental impact on the architectural integrity of individual buildings. Roof-level extensions are particularly detrimental, especially when they interrupt the consistency of a group.
Figure 123: This style of dormer is out of scale and poorly detailed. It detracts from the building and the wider street
Unsympathetic infill and over-intensive developments 9.4 New developments or infill that fail to
respect the character of an area, or ignore the predominant building lines, scale, proportions, details or materials etc. can pose serious harm to the special interest of the conservation area. Renovation is more sustainable and will ensure the character of the conservation area is preserved.
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Figure 122: unsympathetic replacements railings detract from the stone balustrade opposite
Figure 124: Modern door with integrated fanlight is inappropriate on a Grade II building with original fanlight
CLIFTON & HOTWELLSCharacter Appraisal
Figure 125: Dowry Parade, the material and fenestration pattern fails to respect that of the Grade II listed properties it adjoins and detracts from the quality of the group and the wider area
Loss of Single Family Dwellings to flats and Houses in Multiple Occupancy (HMOs)9.5 Subdividing properties can pose a threat to
the architectural integrity to the building by losing internal features, changing floor plans etc. Increased internal services have an impact on the external elevation of properties through higher volume of boiler flues and soil stacks etc. that can undermine the character of individual buildings and groups. There can also be a negative impact on the public realm through increased parking and refuse requirements.
Poor quality shopfronts & signage9.6 Poor quality shopfronts and signage can
have a dramatic effect on the quality of the street scene. This is particularly significant along Princes Victoria Street, Regent’s Street and Hotwell Road.
Figure 128: Somerfield shopfront, Princess Victoria Street - the lack of stallriser and powder coated aluminium frame give this shopfront a blank and hard face that detracts from the otherwise interesting range of quality shopfronts on Princess Victoria Street
Poor maintenance of buildings, gardens and boundary details9.7 Where individual buildings or their
associated features, such as boundary walls and railings, are poorly maintained or inappropriately replaced, it impacts negatively on the street scene and also increases their loss through irreparable damage. Gardens that are allowed to overgrow can cause hazards in the public realm or to boundary features. Dumped rubbish also attracts vermin and contribute to a sense of neglect.
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Figure 126: Pembroke Road flat block that is out of scale with the otherwise consistent building height and roof line of the street
Figure 127: Wisemans, Worcester Road, is poorly detailed and the horizontal windows detract from the beautiful examples next door
Figure 130-31: Examples of boundary rail-ings that have fallen into a severe state of disrepair and are at risk of being lost through irreparable damage
Figure 133: Traditional garage has been left to rot and overgrow with vines. The negative impact is on the character of this mews street which feels neglected and on the traditional garages that are worthy of retention and sym-pathetic restoration
Small-scale accretions9.8 Satellite dishes, telephone wires and poles,
alarm boxes and other minor additions have a significant cumulative impact on the character of streets and terraces. Careful siting and choice of materials and colours can significantly reduce the impact of these elements. Redundant wires should be removed.
Figure 134: Satellite dishes on the sides of listed buildings are not acceptable. Unauthorised dishes can be enforced against and the owners required to remove them
Traffic and parking9.9 The volume of commuter parking, increased
number of flats, and intensive developments with no parking provisions, has caused major pressures for on-street parking in Clifton. The lack of street-parking has prompted some property owners to create off-street provisions, which has a detrimental impact on the area.
9.10 Rush-hour traffic through the Conservation Area is a significant problem on some streets, e.g Clifton Vale. At peak times congestion and narrow streets combine to create grid-lock at certain times.
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Figure 129: Wooden fence used to plug gap in the rail-ings to a com-munity garden
Figure 132: Steel gate, inappropriate for Grade II house and attracts graffiti
Figure 135: Large lorries down narrow streets cause damage to pavements
CLIFTON & HOTWELLSCharacter Appraisal loss of traditional street surfaces and street features9.11 Clifton has a high quality public realm,
which includes much original Pennant stone pavements, raised walkways and setted mews streets. Where traditional street surfaces and features, such as coal hole covers, are poorly maintained or replaced with non-traditional materials, this is gradually eroding the quality of the public realm and posing a risk to pedestrians. Where electricity board or water board works are undertaken these are frequently patched with tarmac creating a hotchpotch of materials.
Figure 138-39: An unsympathetic modern replacement lamp standard adjacent to Grade II* Vyvyan Terrace and Christchurch; Grade II lamp standard in poor state of repair
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loss of traditional street furniture and signs9.12 Clifton has a fascinating range of historic
street furniture from lamp standards to boot scrapers, which contribute greatly to the quality of the environment. The loss or poor maintenance of traditional street furniture undermines the quality and special interest of the area as once lost, traditional street furniture is unlikely to be replaced.
refuse issues9.13 Refuse, litter and graffiti all undermine
the quality of the environment and contribute to a sense of neglect in some streets. The proliferation of wheelie bins and recycling boxes clutter the pavements and impede pedestrian movement, particularly on collection days. Red food bins are frequently left out all day outside restaurants, causing an obstruction as well as bad smells.
Figure 136: This pennant paving on a Grade II terrace is sorely neglected
Figure 137: A dangerous, unsightly mix of pennant, tarmac and concrete on Princess Victoria Street
Figure 140: Wheelie bins cause an obstruction on the narrow pavement
unauthorised works9.14 Unauthorised structures or alterations have
a significant detrimental impact on the quality of the local environment as well as individual buildings.
Street clutter9.15 The proliferation of clutter on streets,
and uncoordinated signage is a particular problem along commercial and shopping streets. A-boards are becoming a problem for pedestrian movement and the mix of street signs and modern street furniture detracts from the quality of the environment. In residential areas, the lack of regulation in place to control the size and style of estate agents’ boards mean they are a particular blight that undermine the street as well as individual buildings.
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Figure 141: Unauthorised conservatory and dormer window to the rear of Grade II listed Sutton House, Clifton Down. Removed after a court case
Figure 142: Volume of ‘A’ boards causing a visual and physical problem on Princess Victoria Street
Figure 143: Proliferation of estate agent’s boards, Buckingham Place
CLIFTON & HOTWELLSCharacter Appraisal
10. Management Proposals
10.1 It is expected that the effective management of Clifton & Hotwells can, for the most part, be met through an effective policy framework and the positive use of existing development management and enforcement powers. The analysis of the character and appearance of the conservation area within the character appraisal therefore identifies those elements the Council will seek to protect, as well as negative features, which may present opportunities for change or enhancement.
10.2 The following table provides a list of proposals related specifically to those features identified as ‘negative’ in Section 8. The implementation of the proposed Actions may depend on the existing and future financial and staff resources that Bristol City Council departments work within.
Negative Featureloss of traditional boundary treatments and front gardens
Potential Action10.3 Where consent is required, resist proposals
to remove boundary walls that make a positive contribution to the character or appearance of the conservation area.
10.4 Encourage appropriate reinstatement of former walls and front gardens in future development management negotiations.
10.5 Seek enforcement action against unauthorised removal or gardens and boundary walls where a breach of planning control has occurred and there is a negative impact on the character or appearance of the conservation area.
10.6 Investigate the possibility of implementing an Article 4 Direction to remove certain Permitted Development rights in order to protect features considered important to the character or appearance of the conservation area.
10.7 Increase awareness of conservation issues and understanding of the character of the conservation area through promotion of character appraisal.
Negative FeatureUnsympathetic alterations and loss of traditional architectural details
Potential Action10.8 Where consent is required, resist
unsympathetic alterations and loss of traditional architectural details through positive use of existing development management powers.
10.9 Encourage appropriate reinstatement of traditional architectural details in future development management negotiations.
10.10 Seek enforcement action against unauthorised removal of traditional architectural details where a breach of planning control has occurred.
Negative FeatureUnsympathetic infill and over intensive developments
Potential Action10.11 With applications for new development,
encourage high-quality design and materials, sensitive to the character or appearance of the conservation area, through positive use of existing development management powers.
10.12 Seek enforcement action against any breach of planning permissions of conditions where there is a negative impact on the character or appearance of the conservation area.
10.13 Ensure that predominant scale, materials, details and building lines are respected in line with the BLP/LDF policies and findings within the character appraisal.
10.14 Increase awareness of conservation issues and understanding of the character of the conservation area through promotion of the character appraisal. 82
Negative FeatureLoss of single family dwelling to flats and Houses in Multiple Occupancy (HMOs)
10.15 Where conversions occur, ensure development is sensitive to the character and appearance of the conservation area or listed building through positive use of existing development management powers.
10.16 Encourage appropriate reinstatement of single-family dwellings, where appropriate, in future development management negotiations.
10.17 Seek enforcement action against unauthorised conversions where a breach of planning control has occurred and there is a negative impact on the character or appearance of the conservation area.
Negative FeaturePoor quality shopfronts and signage
Potential Action10.18 Where a breach of planning control
has occurred, seek enforcement action against unauthorised removal/alteration of shopfronts or signage that has a negative impact on the character or appearance of the conservation area.
10.19 Encourage appropriate reinstatement of shopfront and signage design (following guidance in Policy Advice Note 8) in future development management negotiations.
10.20 Investigate the possibility of updating existing shopfront/advertisement design guidance.
Negative FeaturePoor maintenance of buildings and gardens
Potential Action10.21 Seek improvements to poorly maintained
buildings or land by negotiation through the development management process.
10.22 Investigate possibility of implementing a strategy for using Section 215 Notices more effectively to improve quality of built environment by the Planning, Private Sector Housing or Environmental Health Teams within BCC.
Negative FeatureSmall-scale accretions
Potential Action10.23 Encourage removal of redundant wires,
alarm boxes, air conditioning units etc. in development management negotiations or seek enforcement action where a breach of planning control has occurred and the item has a negative impact on the character or appearance of the conservation area.
10.24 Increase awareness of conservation issues and understanding of the character of the conservation area through promotion of the character appraisal.
Negative FeatureTraffic and parking issues
Potential Action10.25 Investigate possibility of introducing
measures to ease congestion caused by commuter parking and rush hour traffic, particularly down narrow streets.
10.26 Encourage a reduction in reliance on cars in the conservation area through increased cycle storage and other provisions, such as car clubs in new schemes.
Negative FeatureLoss of traditional street surfaces and street features
Potential Action10.27 Encourage retention/reinstatement of
cobbles, setts, stone kerbing, Pennant paving etc.; where those materials are ‘fit for purpose’.
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10.28 Encourage like-for-like replacement, provided material is ‘fit for purpose’.
10.29 Where wholesale replacement is proposed work should be undertaken to ensure consistency and quality of replacement materials.
10.30 Increase awareness of conservation issues and understanding of the conservation area through promotion of the character appraisal.
Negative FeatureLoss or poor maintenance of traditional street furniture and street signs
Potential Action10.31 To retain or reinstate, and ensure good
maintenance of, traditional street furniture where appropriate.
10.32 To retain and maintain traditional street signs where appropriate.
10.32 Support local conservation groups and amenity societies who may seek to maintain or reinstate traditional street furniture in their local areas, through their own means.
Negative FeatureRefuse Issues
Potential Action10.34 Seek to improve waste storage
provisions in new schemes thoroughfare development management negotiations.
10.35 Co-ordinate with Waste Services Team to highlight issues of waste and street cleansing that affect the conservation area and in specific streets.
10.36 Co-ordinate with Street Scene Enforcement Team and Clean and Green Team to ensure action is taken against graffiti/tagging that is in breach of BCC’s Graffiti Policy.
Negative FeatureUnauthorised works
Potential Action10.37 Seek enforcement action against
unauthorised conversions where a breach of planning control has occurred and there is a negative impact on the character or appearance of the conservation area.
10.38 Increase awareness of conservation issues and understanding of the character of the conservation area through promotion of the character appraisal.
Negative FeatureStreet clutter
Potential Action10.39 Investigate the possibility of implementing
Regulation 7 controls on estate agents’ boards
Negative FeatureLandscape & Trees
Potential Action10.40 Consult with the Tree Forum to address
issues concerning street trees and to prevent the removal or trees in the public realm without prior consultation with interested parties.
10.41 Co-ordinate with Landscape and Trees departments to instigate a programme of planting street trees
10.42 Seek enforcement action where a breach of conservation area consent or planning control has occurred
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11. Statement of Community Involvement
11.1 Prior to document drafting an initial public meeting was held on 7 December 2009. This meeting advised:
What a character appraisal is and why BCC • undertakes themThe general format for character appraisals • and the national guidance followedThe types of features that make a • conservation area specialThe types of features that detract from a • conservation areaThe importance of reviewing boundaries, and • identifying unlisted buildings of meritThe projected timescale for the document • productionDetails on how and when to make • representations and contact officers
11.2 This meeting was advertised in the Bristol Evening Post (30 November 2009). Letters to major stakeholders dated 02 November 2009. BCC Press release dated 30 November 2009. Info on the Clifton Hotwells Improvement Society website. Info on the BCC Conservation Area Character Appraisal webpage. Info on Consultation Finder. Posters throughout the Conservation Area and on library notice boards
11.3 The first-stage public consultation ran until 15 January 2010.
11.4 Once the draft document had been compiled, a second public meeting was held on 24 February 2010 This meeting advised:
What a character appraisal is and why BCC • undertakes themThe general format for character appraisals • and the national guidance followedThe main findings within the document: • Streets & Spaces, Views, Landmark Building, Unlisted Buildings of Merit, and Building Ages etc.
How to get involved and make • representations on the findingsDetails on how and when to make • representations
Copies of the draft document were available to take away from the meeting.
11.5 The second meeting was advertised in a Bristol Evening Post notice (17 February 2010), a BCC Press Release (18 February 2010), the BCC website. A letter/e-mail (09 February 2010) was written to all who expressed an interest during the first-stage consultation notifying of the meeting. The draft character appraisal was available to download from the BCC website along with details of the public consultation and ways to make representations.
11.6 This second public consultation period closed on 26 March 2010.
11.7 Walkabouts and three separate meeting were also held with a steering group made up of members of the Clifton & Hotwells Improvement Society.
11.8 In addition, BCC’s Landscape Design, Strategic & Citywide Policy, Central West Area Planning Team, Conservation Advisory Panel, Central Area Planning Committee, English Heritage and other statutory bodies were consulted.
11.9 Once the second public consultation period had closed, all comments and suggested amendments were reviewed and the document and maps updated as necessary. The revised draft was viewed by the steering group prior to going forward for final approval and adoption by the Strategic Director, City Development.
11.10 The Clifton Character Appraisal is available to down-load at: www.bristol.gov.uk/conservationareas or hard copies purchased via [email protected]
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12. Local Guidance, Publications & Sources of Further Information
Further information on the Clifton & Hotwells Conservation Area can be sought from:
BCC Bristol Urban Archaeological Assessment • Second Draft, June 2005Clifton & Hotwells Improvement Society • www.cliftonhotwells.org.uk 4 Eaton Crescent, Clifton BS8 2EJHotwells & Cliftonwood Community • Association www.hotwellscliftonwood.org.uk 3 Charles Place, Hotwells BS8 4QWOakfield Road Residents’ Association• Richmond Terrace Residents’ Association• Bristol Parks Forum • www.bristolparks.org.uk
For further information on Conservation Area Character Appraisals or conservation issues in general, contact:Urban Design & ConservationCity Design GroupPlanning Services DivisionBristol City CouncilTel: 0117 922 3097Fax: 0117 922 3101E-mail: [email protected]
Adopted and consultation draft character appraisals and details of the programme for reviewing conservation areas can be viewed at www.bristol.gov.uk/conservationareas
For advice on alterations to buildings or new development within the conservation area contact:North & West Area Planning TeamPlanning Services DivisionBristol City CouncilTel: 0117 922 3097Fax: 0117 922 [email protected]
The Clifton & Hotwells Conservation Area Character Appraisal will form part of the emerging Local Development Framework and should be considered within the context of existing Supplementary Planning Guidance (SPGs), Supplementary Planning Documents (SPDs), and Planning Advice Notes (PANs) including:
City Centre Strategy and Action Plan• SPD 7 ‘Archaeology and Development’• PAN 6 – Off-street Residential Parking in • Conservation AreasPAN 7 – Conservation Policies• PAN 8 – Shopfront Design Guides• PAN 15 – Responding to Local Character – • A Design GuidePAN 17 - Control of Food and Drink Uses•
Bristol’s Environmental Access Standards, 2006 should also be used by those who are planning, designing and implementing schemes in the built environment.
Bristol City Council’s planning policies are set out in the adopted Bristol Local Plan (BLP) 1997 and 2003 Proposed Alterations to the Local Plan. These documents can viewed at www.bristol.gov.uk/planning
Further information on listed buildings, conservation areas, and guidance on character appraisals can be obtained from:
National Policy Guidance:Planning Policy Statement 5: Planning • for the Historic Environment (2010) and accompanying Practice Guide (2010)
English Heritage Publications:Guidance on conservation area appraisals • (2006)Guidance on the management of conservation • areas (2006)
English Heritage (Head Office)1 Waterhouse Square138 – 142 HolbornLondon EC1N 2STGeneral Enquiries: 020 7973 3000www.english-heritage.org.uk
English Heritage (South West)29 Queen SquareBristol BS1 4NDTel: 0117 950 0700
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For technical guidance and lists of specialist suppliers relating to historic buildings, contact:
The Society for the Protection of Ancient Buildings (SPAB)37 Spital SquareLondon E1 6DYTel: 020 7377 1644www.spab.org.uk
The Georgian Group6 Fitzroy SquareLondon W1T 5DXTel: 0871 750 2936www.georgiangroup.org.uk
The Victorian Society 1 Priory GardensBedford ParkLondon W4 1TTTel: 020 8994 1019www.victorian-society.org.uk
Institute of Historic Building Conservation (IHBC)www.ihbc.org.uk
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13. Glossary
13.1 Glossary of architectural terms
AestheticsRelating to, or sensitive to, visual beauty
AccretionsA gradual build-up of small additions and layers
AshlarFinely finished blocks of stone masonry, laid in horizontal courses with vertical joints, creating a smooth, formal effect
BathstoneEven grained, poorly fossiliferous, cream coloured, oolitic limestone. Plentiful in the Bath and Cotswold area and can be sawn when freshly quarried. Huge quarries opened by Ralph Allen in the 18th century and connected to wharves on the River Avon. Used for whole buildings, sawn as squared dressings and corners, or carved as window and door surrounds
BayA vertical division of the exterior of a building marked by fenestration, an order, buttresses, roof compartments etc.
Bay WindowAn angular or curved projecting window
Barge BoardBoard fixed to the gable end of a roof to hide the ends of the purlin timbers
Butterfly RoofA roof formed by two gables that dip in the middle, resembling butterfly’s wings. The roofs were particularly popular in Britain during the 19th century, as they have no top ridges and were usually concealed on the front façade by a parapet, giving the illusion of a flat roof
ButtressA mass of masonry or brickwork projecting from or built against a wall to give additional strength
CantedTerm describing part, or segment, of a façade, which is at an angle of less than 90° to another part of the same façade
Casement WindowA metal or timber window with side hinged leaves, opening outwards or inwards
Cast IronAn iron-based alloy containing more than 2% carbon. The molten iron is poured into a sand or cast mould rather than being hammered into shape. This allows for regular and uniform patterns and high degrees of detail to be represented. The finished product is chunkier, though more brittle, than wrought iron
CatslideA wedge-shaped dormer or outshut roof which slopes in the same plane as the main roof
CillHorizontal base of a window opening or door frame, usually timber or stone
Chimney StackMasonry or brickwork containing several flues, projecting above the roof and terminating in chimney pots
Clipped EavesEaves tight against a wall without an overhang
Classical (neo-Classicism)A revival of the principles of Greek or Roman architecture and an attempt to return to the rule of artistic laws of nature and reason; emphasizing formal and spatial qualities of order and symmetry. Begun in Britain c. 1616 and continued up to the 1930s, though most popular during the mid 18th -19th centuries
CobblesSmall, rounded stones used for street paving
ConsoleAn ornamental bracket with a curved profile and usually of greater height than projection
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CorbelA projecting block, usually of stone, supporting a beam or other horizontal member
CorniceIn Classical architecture, the top projecting section of an entablature. Also any projecting ornamental moulding along the top of a building, wall, arch etc., finishing or crowning it
CoursingContinuous horizontal layer of masonry, such as brick or coursed stone
CurtilageThe land around a domestic or commercial property, forming a contiguous unit with it (e.g the garden around a house)
Dentil CourseProjecting and intended course of brick or stone at the eaves, carrying gutter. Various patterns are created by different laying techniques
Door SurroundTimber assembly around a door, usually based on the classical motif of column, frieze and cornice
Dormer WindowA window placed vertically in a sloping roof and with a roof of its own. Name comes from French to sleep
DressingsStone worked into a finished face, whether smooth or moulded, and used around an angle, window, or any feature
Dutch GablesAn ornately shaped gable influenced by 18th century Dutch examples
EntablatureThe upper part of an order, consisting of architrave, frieze, and cornice
Eyebrow DormersDormer formed by the sweeping of thatch over the top of the window, creating an eyebrow effect
FaçadeThe frontage of a building
FanlightA window, often semi-circular, over a door in Georgian and Regency buildings, with radiating glazing bars suggesting a fan. Or any window over a door to let light into the room or corridor beyond
FasciaA flat board, usually of wood, covering the ends of rafters or a plain strip over a shop front, usually carrying its name
FenestrationThe arrangement of windows in a building’s façade
FlashingStrip of metal, usually lead, used to prevent water penetration through a roof or dormer
FlueSmoke duct in chimney
GableThe upper portion of a wall at the end of a pitched roof; can have straight sides or be shaped or crowned with a pediment (known as a Dutch Gable)
GeorgianThe period in British history between 1714-1830 and the accession of George I and death of George IV. Also includes the Regency Period, defined by the Regency of George IV as Prince of Wales during the madness of his father George III
Glazing BarsBars, usually of timber, which subdivide a casement or sash window
GothicA style of European architecture, particularly associated with cathedrals and churches, that began in 12th century France. The style focused on letting light into buildings and so emphasizes verticality, glass, and pointed arches. A series of Gothic revivals began in mid 18th century, mainly for ecclesiastical and university buildings
Hipped RoofA roof with sloped instead of vertical ends
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CLIFTON & HOTWELLSCharacter Appraisal JambsSide posts or side face of a doorway or window
LightwellA shaft built into the ground to let light into a building’s interior at basement level
Lime WashA slaked mineral lime solution, often tinted, and applied as a surface finish to walls. Also called ‘white wash’
LintelHorizontal beam, usually of timber or stone, bridging an opening across the top of a door or window
Mansard RoofTakes its name from the French architect Francois Mansart. Normally comprises a steep pitched roof with a shallower secondary pitch above and partially hidden behind a parapet wall. The design allows extra accommodation at roof level
MortarMixture of lime, cement, sand and water, used for bonding bricks or stones
Ogee SectionAn ‘S’ shaped line/mouldingPantile (& Double Roman)Roofing tile, of clay, with curved ‘S’-shaped or corrugated section. Double Roman tiles are flat in the middle, with a concave curve at one end at a convex curve at the other, to allow interlocking.
ParapetA low wall, placed to protect from a sudden drop – often on roofs – and a distinctive feature of Classical architecturePedimentA Classical architectural element consisting of a triangular section or gable found above the entablature, resting on columns or a framing structure
Pennant StoneHard, fine-grained, blue/grey coloured sandstone. Quarried in South Wales and the Bristol area and commonly used, throughout
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the country, as a stone roofing or street surface material
PilasterRectangular column projecting slightly from a wall
Pitched RoofA roof consisting of two halves that form a peak in the middle where they meet
PlinthThe projecting base of a wall or column generally angled at the top
PointingMortar filling between stones and bricks in a wall, which acts as adhesive and weatherproofing
PolychromyMultiple colours used in one entity, used to highlight certain features or facades
Portland StoneA light coloured limestone from the Jurassic period, quarried on the Isle of Portland in Dorset
PurlinStructural roof timber running along the line of the roof, which supports the rafters
QuoinsCornerstones of buildings, usually running from the foundations up to the eaves
RenderCovering material, e.g plaster, over a stone or brick surface
RevealThe wall structure exposed by setting-back window or door joinery from the face of the building
RidgelineThe apex of the roof continued along the length of the roof span
Roof PitchAngle at which rafters form an apex from the supporting walls
RoofscapeView resulting from a blend of roof pitches, sizes and heights within the built environment
Sash WindowA window formed with sliding glazed frames running vertically
Segmental ArchA curved arch above an opening constructed from shaped bricks or stones
SettsA small rectangular paving block made of stone, such as Pennant or Granite, used traditionally in road surfacing
StallriserA key element in a traditional shopfront, usually wood, which protects the lower part of the shopfront and encloses the shop window and entranceVoussoirA brick or wedge-shaped stone forming on of the units of an arch
VictorianPeriod often defined as the years of Queen Victoria’s reign (1837-1902), though the Reform Act of 1832 is often taken as the start of this new cultural era
Wrought IronMade by iron being heated and plied by a blacksmith using a hammer and anvil. Pre-dates the existence of cast iron and enjoyed a renaissance during the late 19th century. Wrought iron is not as brittle as cast and seldom breaks
13.2 Glossary of Planning Policy terms
Article 4 and Article 4 (2) DirectionsRestrict the right of landowners to carry out certain categories of development which would otherwise be automatically permitted; where that type of permitted development would have a particularly unfortunate effect on the appearance of the area. The Secretary of State’s approval is not required in the case of a direction made under Article 4 (2) relating to land in a conservation area
Building at Risk RegisterListed buildings “at risk” are those in danger of being lost due to: lack of use; under-use; disrepair; or dereliction. Alongside a national Register, maintained by English Heritage, the city council also produces a Register of Buildings at Risk, which is revised and updated every two years. Buildings are categorised (1-3) according to their state of disrepair
CharacterThe design, materials and pattern of land use of the built environment provide character and definition to a locality and can enable local planning authorities to better understand the appropriateness of proposed development. (PPS5 Practice Guide para. 34.) It is a government objective that the positive contribution of the historic environment and its heritage assets to local character and sense of place is recognised and valued
Conservation Area“An area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance”. Set out in Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990. The planning authority has extra powers to control works and demolition of buildings to protect or improve the character or appearance of the area
Curtilage Listing“Any object or structure within the curtilage of the building which, although not fixed to the building, forms part of the land and has done so since before 1st July 1948”. This would mean listed building consent is required for
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CLIFTON & HOTWELLSCharacter Appraisal its demolition, in whole or in part, and for any works of alteration or extension which would affect its character as a building of special architectural or historic interest
Discontinuance NoticesWhere an advertisement is being displayed with the benefit of deemed consent, any authority may serve a discontinuance notice on the owner and occupier of the land and on the advertiser, requiring the advertisement to be removed
Heritage AssetA building, monument, site, place, area or landscape positively identified as having a degree of significance meriting consideration in planning decisions. Heritage assets are the valued components of the historic environment. They include designated heritage assets and assets identified by the local planning authority during the process of decision-making or through the plan-making process
Historic EnvironmentAll aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora. Those elements of the historic environment that hold significance are called heritage assets
House in Multiple Occupation (HMO)A house which is occupied by three of more unrelated persons, who do not form a single household – this definition is supported by Sections 254, 257 and 258 of the Housing Act 2004
Listed BuildingA building, object or structure that has been judged to be of national importance in terms of architectural or historic interest and included on a special register, called the List of Buildings of Special Architectural or Historic Interest. When a building is listed, it is listed in its entirety, which means that both the exterior and the interior are protected. Listed buildings are
classified into grades as follows: Grade I - buildings of exceptional interest (approximately 2% of all listed buildings) Grade II* - particularly important and more than special interest (approximately 4%) Grade II - buildings of special interest, warranting every effort being made to preserve them (94%)
Landmark BuildingA conspicuous building or structure that, whether due to its height, location, specific use or detailed design, stands out from its background. May also be a navigation or focal point, or a key element in views, both locally and in the wider context
Listed Building ConsentListed building control is a type of planning control, which protects buildings of special architectural or historical interest. The controls apply to any works for the demolition of a listed building, or for its alteration or extension, which is likely to affect its character as a building of special architectural or historical interest
Negative FeaturesElements within a locality that detract from its special character or appearance, which offer a potential for beneficial change
Permitted DevelopmentThere are a number of categories of minor works for which a planning application is not normally needed for certain works to enlarge, improvement, or other alter a dwelling house as they are automatically permitted by a general or special development order as in The Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order, 2008’
Planning Policy Statement: 5 (PPS5)Sets out planning policies on the conservation of the historic environment. The policies are a material consideration which must be taken into account in development management decisions, where relevant
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Register of Historic Parks and GardensHistoric parks and gardens are designed landscapes which, because of their layout, features and architectural ornament, are of special historic interest. Many significant parks and gardens, which were originally identified in a Register compiled by the Avon Gardens Trust, are protected by Policy NE9 of the Bristol Local Plan. English Heritage also maintains a Register of Historic Parks and Gardens. Entries are Graded I, II* or II
Regulation 7 DirectionsA local planning authority may seek a direction under regulation 7 restricting the display of advertising of: various official signs and advertisements;miscellaneous small signs;estate agents’ boards; site boards; signs on business premises; advertisements on flags; posters on hoardings etc. If a Direction is in place it means that the particular category of advertisement can be displayed, but only if it has been the subject of a grant of express consent
Section 106 AgreementSection 106 (S106) of the Town and Country Planning Act 1990 allows a local planning authority (LPA) to enter into a legally-binding agreement or planning obligation with a landowner in association with the granting of planning permission. These agreements are a way of delivering or addressing matters that are necessary to make a development acceptable in planning terms. They are used to support the provision of services and infrastructure, such as highways, recreational facilities, education, health and affordable housing
SettingThe surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral
SignificanceThe value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic
Strategic Housing Land Availability Assessment (SHLAA)The SHLAA aims to identify as many of the potentially developable housingsites in Bristol as possible. Developable sites are those which are considered to be in a suitable location for housing development and have a reasonable prospect of being developed before 2026
Studentification The social and environmental changes caused by very large numbers of students living in particular areas or a town or city
Tree Preservation Order (TPO)The Town and Country Planning Act 1990 and associated Regulations enables the local authority to protect trees in the interests of amenity, by making tree preservation orders (TPOs). The making of an order, in general, makes it an offence to cut down, top, lop, uproot, willfully damage or willfully destroy a tree without our permission
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© City Design GroupJune 2010