character appraisal & management proposals · clifton & hotwells character appraisal...

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

i

P. 1

P. 1

P. 2

P. 4

P. 5

P. 14P. 17P. 21

P. 24P. 27P. 31P. 34P. 37P. 41P. 44P. 48P. 50P. 55P. 58P. 62P. 67P. 68P. 70

P. 73P. 73P. 74P. 74P. 75

P. 77

P. 82

P. 85

P. 86

P. 88

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

ii

Maps & Illustrations

Pagep. 3p. 13p. 16p. 23p. 25p. 26p. 30p. 33p. 36p. 40p. 43p. 46p. 49p. 54p. 69p. 73

Pagep. 4p. 4p. 5p. 5p. 7p. 8p. 9p. 11p. 17p. 17p. 17p. 18p. 18p. 18p. 21p. 21p. 22p. 22p. 27p. 28p. 28p. 28p. 29p. 31p. 32p. 34p. 35p. 35p. 37

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

iii

p. 37p. 38p. 38p. 38p. 38p. 39p. 39p. 41p. 41p. 42p. 44p. 44p. 45p. 45p. 45p. 47p. 47p. 47p. 48p. 48p. 48p. 50p. 51p. 51p. 51p. 52p. 52p. 53p. 53p. 55p. 55p. 56p. 56p. 58p. 58p. 59p. 59p. 59p. 59p. 59p. 59p. 59p. 59p. 60p. 60p. 60p. 60p. 60p. 60p. 60

iv

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

p. 60p. 61p. 61p. 61p. 61p. 61p. 62p. 62p. 63p. 63p. 64p. 64p. 64p. 64p. 64p. 65p. 65p. 65p. 65p. 65p. 66p. 66p. 66p. 68p. 68p. 68p. 70p. 77p. 77p. 77p. 78p. 78p. 78p. 78p. 79p. 79p. 79p. 79p. 79p. 79p. 80p. 80p. 80p. 80p. 80p. 81p. 81p. 81

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.

1



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

2

map 1 – Clifton & hotwells Conservation area in local context 3

´

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

4

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.

5

5.4 The name Clifton derives from an Anglo Saxon origin, Cliff and tun (an enclosure).


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.

6


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.

7

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.

8


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

9

Figure 7: Plumley & Ashmead’s Plan, 1828 (© BCC Historic Environment Record)


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


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


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.


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


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


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.


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


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


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


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


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





0 90 180

Metres°Scale

Clifton & Hotwells Conservation Area Character Areas

1

2

3

4

5

6

7

8

9

map 5 - Character areas


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


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



KEYCharacter Areas

Clifton & Hotwells Character Area 1 - Pembroke Road

1





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


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.


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


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


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



KEYCharacter Areas

Clifton & Hotwells Character Area 2- The Zoo & College

2





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.



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


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



KEYCharacter Areas

Clifton & Hotwells Character Area 3 - The Promenade

3





0 30 60

Metres°Scale

map 5c - Character area 3


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


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.


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


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


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



KEYCharacter Areas

Clifton & Hotwells Character Area 4 - Clifton Park

4





0 40 80

Metres°Scale

map 5d - Character area 4

CLIFTON & HOTWELLSCharacter Appraisal 7.1.4 Character Area 4 Clifton Park


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


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


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


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


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



KEYCharacter Areas

Clifton & Hotwells Character Area 5 - Victoria Square & Queens Road

5





0 50 100

Metres°Scale

map 5e - Character area 5


7.1.5 Character Area 5 Victoria Square & Queens Road


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


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.


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



KEYCharacter Areas

Clifton & Hotwells Character Area 6 - Clifton Green

6





0 30 60

Metres°Scale

map 5f - Character area 6

7.1.6 Character Area 6 Clifton Green


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


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


Figure 43: Goldney House 1714

Figure 42: Clifton Hill House 1747


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.


46map 5g - Character area 7

7.1.7 Character Area 7 Clifton Wood Slopes


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


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



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


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


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



KEYCharacter Areas

Clifton & Hotwells Character Area 8 - Clifton Spa Terrace

8





0 30 60

Metres°Scale

map 5h - Character area 8


7.1.8 Character Area 8 Clifton Spa Terraces


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


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


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


SOU

TH G

REE

N S

TREE

T

REGENT STREET

BENNETT WAY

FAR

AD

AY R

OAD

POLYGON LANE

REGENTS STR

EET

ROW

NHAM HILL

HUMPHRY DAVY WAY

Mud

1

7

77

a

34

52

12

36

6

5758

68

410

67 63

307

23

85

18a

56

17a

90

28

3527

25

19

18

50

266

49

8

59

71a

24a

287

8a

79

10

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

1a

9

17

5

CABOT WAY

Mews

LAN

E

GLOUCESTER STREET

WATERLO

O STR

EET

PLACE

CORNWALLIS

WINDSOR TERRACE

Adam

and

Bank

Arch House

THE

GLENDALE

YORK GARDENS

ALBE

RM

ARLE

RO

W

SAN

DFO

RD

RO

AD

MORTIMER

Cave

TER

RAC

E

CRESCENT

CABOT

DOW

RY

SQU

ARE

Subway

CLIFTON VALE CLOSEDO

WR

Y R

OA

D

CUMBERLAND

Coach House

OLDFIELD PLACE

HINTON LANE

LB

HOPECHAPEL HILL

WESTFIELD PLACE

GROVE

TCBs

Rodney

House

FREELAND PLACE

FB

Cn

AVE

NORT

H G

REE

N S

TREE

T

JOY

HOPE

SQ

UAR

E

SP

PH

PC

GP

MP

SM

DW

62

2

TCB

7

17

6

D Fn

10

5


30

10

23

9

27.4m

PLAC

E

PH

HOTW

ELL RO

AD

23

20

16

30

10

12

17

OLDFIELD PLACE

18

7

6

LB

5

18

1

HOTWELL ROAD

14

1

47

7

12

Avon Gorge

HO

TWE

LL RO

AD

9.1m

9

810

49

16

22

5

27

1a

1

6

2

DOW

RY

SQU

ARE

15

1

15

Bol

14

7

9

26

2

29

2

11

1

Bank

1

70

26

6

27

11

10

El Sub Sta

5 11

Bol

Sloping masonry

28

4

1

8

36

El

10

2

1

1

16

28

Bol

1

10

8

11

8

5

26

SP

13

26

58

7

1513

46

72.8m

33

9

9.1m

36

3

35

3

8

13

29

20

11

6

20

HUMPHRY DAVY WAY

13

30

2

TCB

GP

9

11

1

5

Stone

8.8m

12

3

7

FB

20

GP

2

35

34

7

OLDFIE

LD R

OAD

42

Stone

32

WATERLO

O STR

EET

1

1

43

FB

19

18

Cn

1

15

1

Bol

7

12a

14

6

PH

Bol

1

1

7

1

10

2

1

1

48

27

1

Zig-Zag

1

GP


43

15

6

YORK GARDENS

10

Path

17

5

10

1

10

16

27

22

54

11

14

3

1

1

13

2

1

71.0m

3

29

Playground

17

56

D Fn

19

14

9

12

16

44

12

25

40

21

14

7

4

20

42

28

5

FB

44

22

37

20

34

17

26

10.4m

1 to

6

PH

HOTWELL ROAD

39

6

15

CALEDONIA PLACE

1

8

Stone

5

20

9.1m

16

1

10

7

14

18

PH

22

21

HOTWELL ROAD

22

TCB

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

40

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

TCB

8

6

5

4

1

7

7

15

36

1

5

12

1

9

19

13

11

DW

Hall

15

28

18

9a

5

1

48

1

LB

5

El Sub Sta

5

5

1

52

13

Bol

6

28

58

9

SION

HILL

Bol

1

12

8

30

1

1

20a

4

27

14

33

LB

River

River Avon

Gridiron



KEYCharacter Areas

Clifton & Hotwells Character Area 9 - Hotwells

9





0 30 60

Metres°Scale

map 5i - Character area 9


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


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

55

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.


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.

56

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.

57


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

58

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

59

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


Figure 71: & 72 Wrought iron ‘star’ fanlight, West Mall; delicate ‘Bats wing’ fanlight with lantern

60

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).


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.

62

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.

63

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).


64

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

65

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.

66

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


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’.

67

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

68

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


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.’


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.

70

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.

71

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.’


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•

72


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

74

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.

75

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•

76


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.

77

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


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.

78

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.

79

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

80

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.

81

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


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’.

83


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

84


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]

85


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

86


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

87


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

88

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

89

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

90

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

91

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

92

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

93