Tuxford Place Analysis Full Rev B

Tuxford Place
Analysis
Understanding the structure and
character of Tuxford and making
propositions to help manage
change
Produced for Tuxford Neighbourhood Development
Plan, May 2015
Tuxford Place Analysis May 2015

Contents
Executive Summary i Section 2: Place character Section 3: Managing growth
Introduction 17 Introduction 55
Introduction Approach 18 How to use this section 56
About this document 1 Methods 19 Sites 117, 118 and 127 57
About Tuxford 2 How to use this section 20 Sites 122 and 490 58
Townscape character: radial approaches 21 Sites 125, 126, 235, and 518 59
Section 1: Town Structure, connectivity and Townscape character: radburn layout 23 Sites 114, 119, 123, 124, 130, 223, 492, 60
movement Townscape character: linear new town 25 494, and 495
Introduction 4 Townscape character: new suburbia 27 Managing growth: Key findings and 61
The wider context 5 Townscape character: new town avenue 30 recommendations
Space Syntax analysis 6 Townscape character: linear infill 32
Integration 7 Townscape character: modern enclave 34 Glossary of terms 63
Connectivity 8 The conservation area 37 Appendix 64
Choice 9 Conservation area: Market Place 38
Line length 10 Conservation area: St Nicholas Church 41
Access to the countryside 11 area
Green wheel 12 Conservation area: Egmanton Road area 44
Cycling 13 Conservation area: Lincoln Road area 47
Opportunities 14 Conservation area: Mill Mount area 50
Connectivity, access and movement: Key 15 Place Character: key findings and 53
findings and recommendations recommendations

Executive Summary
This study provides evidence to support the policies in The study then seeks to capture and distil the existing
the Tuxford Neighbourhood Development Plan that relate townscape of Tuxford. Distinctive townscape typologies
to the built environment. Tuxford has a rich and valuable are developed, and each of these is then described and
townscape and its setting within the countryside helps analysed to generate lessons for future development.
give the town its character and identity. To help ensure Elements ranging from the large-scale, such as grid
that this identity is maintained into the town’s future, it is properties, block types and sight lines to the smaller
critical to understand the components vital to generating scale such as boundaries and building detailing are all
the image of the town and to understand the mechanics investigated.
of its successful elements.
This analysis reveals that the areas of townscape that
To do this, this study first looks at the structure of are more recognisably characterful and which positively
Tuxford. Structure, connectivity and movement are key contribute to Tuxfords identity use block structure,
components of a place’s ability to support social and boundary treatments, colours and forms to build a
economic success. The ability of people to move through consistent image of the town. Less successful parts of
a place, to meet and shop, and to access the countryside town fail to pick up design cues that would otherwise knit
are indicators of how the structure of a place can the town together in design terms. Landscaping, hedges
contribute towards a high quality of life. and trees play an important role, as do views into and out
of the town.
Using specialist network analysis, the study examines
various aspects of the structure of Tuxford, revealing Finally, the study looks at parts of town that may one day
issues around moving between the east and west come forward for development. The study seeks to take a
and the relative isolation of certain areas of housing spatial approach, looking at how sites can work together
from shops and other uses. How the various routes in to deliver benefits for existing and future residents. How
town interconnect is revealed to be a key component sites can link back into town, how they can connect to
of character, with more modern parts of the town not each other to provide new route choice around town,
reflecting the structure of the more characterful parts of where key views will need to be considered and where
town. new frontages should be provided are all suggested
through a series of framework masterplans.
The problems with movement that currently exist include
a rural hinterland that is not easily accessible from Together, the sections of the study should provide a
within the town. The provision of a new network of rural valuable resource for designers looking to make their
footpaths is proposed, which will help in providing new projects reflective of the best parts of Tuxford and to
routes choices for moving around town and that will make them work to be of benefit to the whole town both
improve access to the countryside. now and into the future.

Page i
Introduction

About this document
This study has been produced to support the Tuxford

Neighbourhood Development Plan. It provides evidence
to support the policies within the Plan and sets out useful
information for how the town might change over time.
The document is set out in three sections:
Section 1 deals with movement in and around the town,

and explores ideas relating to improving access to the
countryside. It also gives information explaining how
new development can better integrate with the existing
town to help remedy movement issues and to increase
sustainability.
Section 2 looks at the townscape of Tuxford to

learn lessons that can influence future design and
development. Townscape character typologies are
categorised and their contribution to the character and
identity of Tuxford is assessed. Section 2 also includes a
summary of the Tuxford Conservation Area Appraisal.
Section 3 looks at the opportunities for Tuxford to grow,

and develops ideas around how that growth might
work to enhance the town. Sites identified as part of the
Strategic Housing Land Availability Assessment are dealt
with in turn to see how they can respond to their context
in the town and how sites might relate to one another and
the countryside beyond.
All three sections should be read in conjunction when

developing proposals for new development in Tuxford and
designs should reflect the recommendations in this study.
Tuxford Place Analysis Page 1

About Tuxford
Tuxford is a town of around 3,000 people situated

on the southern edge of the Bassetlaw district of
Tuxford Neighbourhood Plan
Nottinghamshire. It is an old settlement, with an entry in
the Doomsday Book and a church dating from the 12th Area designation boundary
century.
Tuxford has an interesting and diverse townscape, and

much of the eastern part of the town is designated as
a conservation area. Much of the residential town sits
across the A1, which divides the town into roughly equal
parts.
The town has a vibrant centre that serves communities

in the smaller settlements beyond. This helps support
the shops and services in town but also generates a fair
amount of traffic in the town centre, and parking is an
issue at times.
A key feature of the town is its landscape setting, and

prominent and pleasant views into
and out of the settlement shape a
visitors experience and give Tuxford
a distinctive identity.
Right: Tuxford
in the context
© Crown copyright and database right 2014. Ordnance Survey Licence number 100055790.
of wider
Nottinghamshire. 1:25,000
I

Section 1
Town structure,
connectivity, and
movement

Introduction
This section looks at the structure of Tuxford in terms of

High Permeability
its connectivity and movement systems. The way a place
is structured and the ease with which people can move
around that structure is a key indicator for social and
economic performance. It also impacts on sustainability,
through allowing for or precluding walking and cycling.
For a movement system to work well, a place needs to

be:
Permeable - that is, it has a movement system that

allows for connections between its different parts. As
permeability increases, the number of options for moving
around increase, journey distances decrease and places
within a system become more accessible.
Legible - that is, it has a movement system that is easy to

navigate because it is easy to understand how a place is
structured from within that structure. Permeable layouts
become easy to use when they are legible. Legibility is the
measure to which a movement system is easy to ‘read’,
and more legible places are better at helping you find your
way around.
The diagram to the right shows examples of high and low

permeability layouts.
In addition to permeability and legibility, this section

looks at how access to the countryside might be
improved. Tuxford sits in open countryside yet much of Low permeability
this is inaccessible. How to provide better access to the
countryside is explored with suggestions for new routes
made.

The wider context
Tuxford sits on the intersection of The Great North

Road and of routes running east-west from the coast
via Lincoln to Nottingham. As such, movement and
transportation are a key feature of Tuxfords history
and development; firstly for its place on the London to
Berwick road and later as a key railway intersection.
Now, the town is divided by the new A1 bypass. This

trunk road severs the historic core from later post-war
housing to the east. Tuxford still enjoys a convergence of
minor strategic routes; 6 meet and merge on the town
centre, making it central when viewed in a wider context
and explaining its role in serving settlements in the
hinterland beyond.
Overground railway line
Minor strategic routes
Major strategic routes

Space Syntax analysis
This study uses Space Syntax theory and its techniques

of analysis to measure the properties of Tuxford’s
movement system. Analysis includes the level of
integration, of connectivity, of route choice and of line
length. The study area for the analysis was defined by the
settlement boundary as it joins with open space beyond.
Research since the 1970s by Bill Hillier and his colleagues

at The Space Syntax Laboratory, University College Left: Tuxford in ‘axial
London has led to a fundamental understanding of the line’ format, coloured to
represent integration, where
relationship between spatial configuration and the use warm colours represent
of space, the emergence of land uses and longer-term street segments that are
social outcomes. well-integrated and cool
colours represent lower
levels of integration.
Typically, analysis of successful movement systems
reveals a structure where a few long straight lines Recent design guidance has recognized that we need Axial line length depends on the bendiness of the street,
form the main settlement-wide movement routes. The streets that are designed for all modes of movement to with the longest sight lines tending naturally to pick up the
remainder - the more numerous and shorter lines - be integrated within the same space; streets that are largest number of connections.
represent the more local movement system. These are convenient for vehicular movement but that are also safe,
the quieter streets that carry less movement but are still
500m
convenient and attractive for walking and cycling at a The most intensive movement will flow along these
connected to the wider movement network. local scale (Manual for Streets 1 and 2, Building for Life straightest, most-connected areas (in hotter colours in the
12). diagram), while the shortest, least c
onnected areas will be
In the hierarchical movement systems introduced from quietest (as shown by the cooler colours).
the 1950s onwards, the pattern of development is very Hillier et al’s Space Syntax approach uses a number of
different, with pedestrians frequently segregated from network measures to represent the relative properties of The geometry of a layout has a pronounced effect on
vehicular movement at the local level. The very ends of the ‘segments’ of public space, defined by drawing lines, actual and perceived permeability and legibility as well
the movement system are the culs-de-sac so familiar called ‘axial lines’, through the system being analysed. as actual and perceived levels of safety. The analysis can
from the 1960s onwards in both public and private sector also help unpick how street geometry differs in areas of
housing development. This has frequently resulted in These studies show that the movement intensity different townscape, adding an extra element to character
pedestrian paths that pass along the backs of properties along any axial line – that is, any length of line with an analysis.
with little or no surveillance, that are less direct and legible unobstructed view from one end to the other – depends
and have a very low quality of walking experience. on the line’s pattern of connections to all the other
segments in a given area around it.

Integration
Using the Space Syntax ‘Depthmap’ software, here we

perform graph analysis on an ‘axial map’ of the study
area of Tuxford and its radial routes.
Integration is a measure of the ‘depth’ of a space to all

other spaces in the system. The spaces of a system
can be ranked from the most integrated to the most
segregated. The software applies a relative colour
scheme to help show a route’s level of integration, with
the most integrated routes appearing in warm colours
(red, orange, yellow) and the most segregated routes
showing in cooler colours (greens, blues, purples).
We have weighted the model for a radius or R-value of 3.

Lines that are 3 ‘steps’ or less from other lines are shown
especially warm. R3 is used because, as more steps (or
higher R values) are required for a journey, research has
shown that modal choice shifts to private car. Beyond
R3, people become more likely to stop walking and start
driving even for short journeys.
The analysis shows that the severing effect of the A1

means that complex journeys are needed to travel east
to west. This may cause more people to drive, putting
pressure on key junctions and on town centre parking.
Integration
High
Low

Connectivity
The next analysis to be conducted is to measure

connectivity.
Connectivity can be used as a proxy for the intelligibility

or legibility of a layout. The ability to understand how the
route you are on is connected to other routes has been
shown to be a key factor in developing a ‘mental map’ of
an overall system.
Poorly connected routes give little information about

an overall structure and make navigation more difficult,
whereas highly visible, connected routes allow users to
gather a great deal of information about the place they
are in and whether they can move through it easily and
without backtracking. In the software, connectivity is a
measure of the number of times a line in the model is
connected onto other lines.
The analysis shows that the general levels of connectivity

around town are poor, likely because of the severing
effect of the A1 and because of the low levels of
connectivity within estates. The marketplace area is
among one of the better-connected parts of town, which
demonstrates how mixed-use areas rely on movement to
emerge. The general connectivity levels may be restricting
the economic vibrance of the marketplace area.
Connectivity
High
Low

Choice
The next analysis undertaken looks at route choice. Route

choice measures your options for getting to other routes
from your position in the system.
It is useful in understanding how the town facilitates or

precludes leisure routes that take in variety along their
journey. Low choice means that you may have to use the
same section of street for large parts of every journey,
concentrating movement on particular junctions and
reducing interest and enjoyment.
Low levels of route choice are a key characteristic of the

town as a whole, with only the historic routes offering
general uplift in choice levels. This give impetus to
developing a new network of routes around the town to
increase options or moving around the area.
Choice
High
Low

Line length
Lastly we look at the length of the axial lines in the study

area.
Longer (warm) sight lines allow you to see further ahead

on your journey, identify possible junctions and route
options and assess alternatives in terms of direction and
convenience. This is an important feature of movement
networks as it allows us to move confidently even in
unfamiliar places, as we are able to judge which routes
are part of the overall movement system and which give
access only to more local areas. By contrast, short (cool)
lines with frequent changes of direction mean it is difficult
to understand at ground level how one route relates to
another and whether the route you are on will take you in
the right direction.
Line length analysis is especially useful in understanding

how street geometry relates to aspects of character.
Historic Tuxford tends to have relatively long lines of sight,
and it is a key characteristic of the town as experienced
from the street. Newer development that uses very short
sight lines is less reflective of the character of Tuxford.
Line Length
High
Low

Access to the countryside
Tuxford’s rural setting should mean that open countryside

is within easy access from most of its edges. However,
the experience of moving from the settlement to
the countryside beyond is frustrating; there are few
continuous routes heading out of town and many
journeys require you to double-back for the return trip.
In this section we map the existing footpath and lane

network and suggest points where new links can be
made to enable better access to the rural edge.
Currently, the main route used for accessing the

countryside is Long Lane, a farm track running parallel
to the Ollerton Road. A footpath links Long Lane with
Ollerton Road but this is currently unkept. Other routes,
such as the one to the east of the Markham Road fizzle
out, and there is poor interconnection between the routes
that do exist.

Green wheel
New links between existing routes would enable the

development of a ‘green wheel’ around the town,
providing a rural loop for walking and cycling. At times, 1
this network of routes would sit on the existing street
network before rejoining more rural parts.
The key new routes proposed are:

6
1. Markham Road to Lincoln Road, possibly at two
points (would require bridge crossings of stream).
2. Through the land adjacent to Linden Road and
running to join Mareham Road to Ashvale Road.
3. Newark Road / Ashvale Road, a possible location for
a bridge over the A1.
4. From Newcastle Street to the Neward Road passing
south of Lexington Avenue.
5. Long Lane to Egmanton Road / Newcastle Street.
6. Along Bevercotes Lane and joining Markham Road to
cross the A1 either via the land to the west of Eldon
Street or along Eldon Street.
The major issue for alternative route choice around

Tuxford is crossing the A1. The existing crossing along 2
the Lincoln Road is not at the rural edge, and other
crossings are too far afield aside from the Markham Road
crossing. 3
The best location for a new crossing of the A1 (probably 5

via a foot bridge) is shown to the south of the town,
between the Newark Road and the Ashvale Road. Should
budgets allow, a connection here would complete the 4
circuit of the town and allow for a leisure route to run
almost without break along the rural edge.

Cycling
Cycling in and around Tuxford is currently undertaken on

the main streets. A SusTrans route heads through Tuxford
(marked blue) along Markham Road to the north, passes
through the Market Place and then runs east along the
Lincoln Road.
There is scope to connect on to this route with the

Tuxford green wheel network, and where possible this
should be allowed for as this network is developed in the
future.

Opportunities
2 3
1. Existing footpath between Long Lane and Ollerton

Road, although not well kept or well overlooked by
buildings.
2. Long Lane, a farm track leading to open countryside
but with no further connectivity.
3. Land to the south of Lexington Gardens, with a
strong hedgerow that could form the basis of a
new green route connecting Newcastle Street with
Newark Road.
4. The farm track to the south of Markham Road, that
could be extended to cross the stream and connect
to the Lincoln Road on the other side of the valley.
1 4

Town structure, connectivity and movement: key findings and recommendations
Movement in Tuxford is negatively constrained by

the large trunk road running through it’s centre and
separating out the main area of population density to the
east, from the facilities and services to the west.
Access to and from the town centre requires most people

to use a single underpass, where the Lincoln Road
passes under the A1. As such, extra pressure is placed
on the Market Place junction because you have to pass
though here to move to anywhere else in town.
Additionally, some parts of Tuxford are less internally well-

connected than others, either providing low route choice
or providing routes that are low quality and illegible. New
development should not exclusively mimic that seen
along the newer edges of Tuxford such Chestnut Way
and Mayfair Place, and instead should look to create
permeable and legible routes that are attractive and
safe to use, direct, and that help reconnect parts of the
town where possible.
For such a rural settlement, access to the countryside

is limited, with many footpaths and lanes not working
together to form a coherent network. There is scope to
introduce a ‘green wheel’ around Tuxford; a network
of new footpaths that link the existing routes together to
allow people to walk all the way round the rural edge of
the town.

Section 2
Place Character

Introduction
This section of the study aims to understand how the For Tuxford, the key defining natural element is its place
various elements that make up settlements combine to in the landscape; its relationship with the surrounding
form a built environment that is distinctively ‘of Tuxford’. topography and the views into and out of the settlement
these afford is a key character-forming component of the
Much is made of the value of settlement character and place.
identity, and a criticism often levelled at new development
is that it lacks a distinctive character and does not speak How lines of movement relate to underlaying natural
‘of its place’, instead looking much like anywhere else. features is the next ‘morphological layer’ that defines
character. How streets, lanes and linear green elements
Character and identity informs our experience of different work with or against the landform changes between
places and helps us to differentiate one from another. The places and can generate distinctiveness.
various elements that make up this image of a place are
often shared between settlements, but with subtle but Commonalities in design between places exist at all
important variation. levels, with shared spatial and detailing relationships
giving a feeling of familiarity and ‘readability’ even for
Variation within a settlement helps us to understand how new places. At the scale of plots and buildings this
a place is put together, which parts might be of interest is especially true, but boundary detailing, materials,
for social and economic activities, which for more private architectural styles and ‘special’ spaces all combine to
living etc and affects the quality of experience when distinguish one place from another, or more commonly,
moving between each. one region of the country from another. Local materials
and detailing are especially important in this regard, with
At the larger scale, settlement character is informed vernacular elements usually defined by locally sourced
primarily by the landform and the landscape setting in building materials and design flourishes at the building
which it sits. Topography, watercourse and other natural level.
elements help define the shape of the settlements, and
how settlements interact with these elements is a key Tuxford has a large amount of characterful townscape
‘first step’ in developing a distinctive character. and the aim of this section is to help to manage change
over time to ensure that this is maintained and enhanced. Landform (bottom) sets the framework for a settlement, while natural
features such as rivers and green space (middle) define which parts of
the landscape are developable. With developable areas defined (top)
detailed differences combine to add further distinctiveness.
Source: Sue McGlynn

Approach
To help generate an understanding of what makes

for a built environment that is ‘of Tuxford’, the existing
settlement has been analysed and interrogated for
discernible characteristics.
These characteristics are then used to divide the

settlement into townscape character typologies (see
right). Each of these is then analysed in detail to Modern
enclave
understand its roll in supporting or eroding Tuxford’s
distinctiveness and to generate lessons for future Radial Approaches
development in the town. These conclusions are
presented as simple ‘do’s and don’ts’.
Designers looking to shape their development to support Linear new town

the character and identity of Tuxford should use the parts
of the typologies identified as having a positive effect on
the overall quality of the town, whilst avoiding any pitfalls
‘Radburn’ layout
associated with them. Less successful and characterful
townscape typologies should be avoided as they erode
the overall quality of the town.
New town New suburbia
The conservation area is also examined, with the
avenue
character areas that make it up summarised. This
information is taken from the Tuxford Conservation Linear infill
Area Appraisal, which provides a great deal of useful
information that could be of benefit to designers looking
to better integrate their new development with the
existing townscape.

Methods
Dead ends linked by footpaths are

characteristics that define 60’s to early 90’s
development but they do not reflect the
historic streets found elsewhere in Tuxford and
negatively impact on the properties of the grid
(A) The subtle (B) An abrupt ‘end that generate character in town.
deflection of this stop’ to a vista
street and ‘open’ does not suggest
building face suggest the routes continue
that the street on beyond the
continues round the bend.
corner.
Much of the analysis undertaken in this section will be familiar

to those working in the built environment, but the study also
introduces some less well-know techniques to help understand
how Tuxford is formed.
A key component of a town is ‘the architecture of the grid’; how

streets relate to one another and how connected they are. As we
saw in the previous section, a lack of overall connectivity between
parts of town makes many people isolated from the things
outside their home that they might want to access; schools,
shops and other amenities.
‘Axial properties’ looks at sight lines and ‘face’ conditions (the

angle of the building face in relation to the street). Long sight
lines are a characteristic of Tuxford, and the historic streets use Historic Tuxford has streets that are generally connected, with subtle deflections in
‘open’ building faces (A). ‘Closed’ faces (B) are more common in their alignment making a ‘deformed grid’. There is some tighter gridding to the east
quiet back streets and are more indicative of streets that do not of the A1 but generally the street pattern becomes more fragmented and less legible.
connect in a direct way to the rest of the network.

How to use this section
Outline of the typology and
summary of its main features.
Townscape character typology. Townscape character: radial approaches
Description Spatial analysis

Landform Generally sloping towards the town, some
The east-west radial route approaches to Tuxford use stepping of buildings.
a simple arrangement of spaces and buildings which Axial properties 200m+ sight lines, very ‘open’ terminal and Large-scale morphological
provides an active edge to the street and allows space for
parking and green boundaries. Whilst setback and building
building face.
analysis.
Areas in Tuxford where this Grid properties Main radial connection.
detailing varies, a strong edge to the back of the street is
typology can be found. a consistent feature. Where topography precludes direct Block structure Ribbon development.
access to plots, service routes are used to allow low-grade Plot structure Burgage, with narrow edge to street.
secondary access.
Townscape analysis
Edges and boundaries ‘Strong’ plot boundaries, usually with hedges.
Some verges, sporadic but large trees in the
street. Street scene and other more
Activity and entrances Active building fronts with entrances and windows local analysis.
facing the street.
Setback Varied, medium but in some cases overlong, but
consistent within street segment.
Lessons for future development
Scale and massing Mainly two-storey but with some deep roof struc-
tures exaggerating heights.
DO: Maintain the simple building-street-relationship, long
Parking Generally on plot to either the front or side of
sight lines and strong green edges to the street. Simple
buildings.
colour and materials pallets combined with in-segment
Mostly provided by private plots in the form of
Sample typology area, repetition help maintain character. Landscaping
hedges, but some street trees.
showing block, plot and street Don’t: Present return frontage or inactive edges to the Detailing
relationships to topography street, prohibit on-plot frontage access or provide open Materials Generally red brick with slate tiles. Some pantiles.
Design details analysis.
and green elements. fronts to plots. Excessively narrow plots or buildings with Colour palette Reds, white windows, greys, very occasional
no ground-level activity should be avoided. rendered buildings.
Fenestration Band coursing, oversailing in places.
Windows Varied, with bays and sashes being most positive
Lessons for informing future

design decisions.

Townscape character: radial approaches

Landform Generally sloping towards the town, some
The east-west radial route approaches to Tuxford use stepping of buildings.
a simple arrangement of spaces and buildings which Axial properties 200m+ sight lines, very ‘open’ terminal and
provides an active edge to the street and allows space for building face.
parking and green boundaries. Whilst setback and building
Grid properties Main radial connection.
detailing varies, a strong edge to the back of the footpath
is a consistent feature. Block structure Ribbon development.
Plot structure Burgage, with narrow edge to street.
Townscape analysis
Edges and boundaries ‘Strong’ plot boundaries, usually with hedges.
Some verges, sporadic but large trees in the
street.
Activity and entrances Active building fronts with entrances and windows
facing the street.
Setback Varied, medium but in some cases overlong, but
consistent within street segment.
Lessons for future development
Scale and massing Mainly two-storey but with some deep roof
structures exaggerating heights.
DO: Maintain the simple building-street-relationship, long
Parking Generally on-plot to either the front or side of
sight lines and strong green edges to the street. Simple
buildings.
colour and materials pallets combined with in-segment
repetition help maintain character. Landscaping Mostly provided by private plots in the form of
hedges, but some street trees.
Don’t: Present return frontage or inactive edges to the main Detailing

street, prohibit on-plot frontage access or provide open Materials Generally red brick with slate tiles. Some pantiles.
fronts to plots. Excessively narrow plots or buildings with Colour palette Reds, white windows, greys, very occasional
no ground-level activity should be avoided. rendered buildings.
Details Band coursing, oversailing in places.
Fenestration Varied, with bays and sashes being most positive.

Townscape character: radial approaches
1 2 3
1. Very long sight lines and a wide street typify the

approaches to Tuxford. Street edges are addressed
by active building fronts and defined with mainly
green boundaries.
2. Hedgerows and long setbacks allow for changes in
topography. These are in places perhaps overly long.
3. Blank edges to these main routes should be
avoided.
4. Direct on-plot frontage access is allowed on these
routes. A simple pallet of materials and colours
generates a consistent character.
5. Although street trees are relatively rare, where they
do occur they add a great deal to the street scene
and help enclose the wide streets.
4 5

Townscape character: ‘Radburn’ layout

Landform Generally flat.
A distinctive approach to relating buildings to public spaces
Axial properties Generally around 100m but terminated with
based on the New Jersey ‘Radburn’ development, typically ‘closed’ edges. Poor intervisibility of routes and
seen applied to town expansions in the 60’s and early spaces.
70’s. In Tuxford, this approach to layout is used on the
Grid properties Overly standard suburban nested hierarchy.
high ground to east of the town, across the A1. Typically,
‘Radburn’ layouts have confused building fronts and backs, Block structure Radburn.
and allow public access to both edges of the plot. This Plot structure Rectilinear, with building centred on plot.
results in over-permiable layouts and provide poor levels of
legibility, of route quality and of building privacy and safety.
Townscape analysis
Radburn layouts are no longer promoted as acceptable
patterns of development due to myriad problems relating to Edges and boundaries ‘Open’ boundaries that poorly define the street
crime, management and movement. edge, but with some retrofit-planting that improves
the situation.
Activity and entrances Buildings generally open on to public footpaths.
Setback Generally around 5m.
Lessons for future development Scale and massing Two storey with shallow roof pitches. Some single
storey.
DO: Provide building fronts to open spaces, allow for long Parking Garage courts to the rear of plot.
sight lines, place parking and front doors onto the main
Landscaping Open grass, but with some retrofit-planted
lines of movement. boundary features.
Don’t: Separate pedestrian and vehicular movement

Detailing
systems, allow public access to the back of plots, and
leave frontages open. Also, avoid excessive variation at the Materials Red brick, render, some red tile hanging.
level of building details. Colour palette Reds, white windows, greys, very occasional
rendered buildings.
Details Generally plain, but some horizontal division. Some
porch detailing.
Fenestration Flush with building front, plain detailing.

Townscape character: ‘Radburn’ layout
1 2 3
1. Buildings address a segregated movement system

in a ‘Radburn’ layout, with footpaths to the front and
cars to the rear of the plot.
2. Areas of communal space are not well addressed by
the buildings that line them.
3. Parking is to the rear of plot, creating access roads
with no active edge.
4. Perceptions of safety are often low on estates that
use this type of layout.
5. The footpath network that interconnects parts of this
area of housing is often unattractive and uninviting.
4 5

Townscape character: linear new town

Landform Rising south, with buildings stepping up the hill or
Some parts of Tuxford line streets that are vernacular in streets running along the contour.
their form and feel with newer buildings. Typifying this are Axial properties 80-100m forward visibility, with side streets ending
the early backland development areas to the east of the in ‘closed’ faces and connecting streets using
town, which have a simple building to street relationship, subtle deflections and ‘open’ faces.
frontage access to on-plot parking and which offer a high Grid properties Deformed grid.
amount of active edge to the street.
Block structure Perimeter.
Typically, this arrangement picks up on the other linear Plot structure Rectilinear, with buildings close to the street edge.
forms in the older parts of town, but with tighter geometries
and higher building density. Boundaries play a key role in Townscape analysis
knitting this development in with the existing town, with
Edges and boundaries Hedges and low walls to the back of footpath.
greening being a common approach. Little or no street Some low fencing.
planting exists in these areas, and the street geometries
Activity and entrances Regular windows and building entrances to street.
are very uniform.
Lessons for future development Scale and massing Two storey with some gables to street. Semi and
terraced housing. Limited single-storey.
DO: Use a consistent building line to generate a Parking Frontage accessed on-plot, with some informal
on-street.
recognisable district, ensure there is space for green
features in private gardens to add quality to the street Landscaping Box and other hedging to many boundaries. Some
scene, and allow of direct access to parking at the front. trees in private gardens.
Detailing
Don’t: Leave frontages too open so that frontage parking
dominates the view along the street, employ too much Materials Red brick, stretcher bond, concrete roof tiles.
variation in building and material types that breaks down Colour palette Brown-reds, white windows, grey roofs.
coherence, use overly-standard street geometries that
don’t allow space for on-street parking. Details Generally plain, but with some projecting gables.
Canopies to doors.
Fenestration Flush with building front, plain detailing.

Townscape character: linear new town
1 2 3
1. More connected routes use subtle deflections in their

alignment rather than abrupt changes in direction.
2. Low walls and hedges represent some of the better
boundary detailing in this area.
3. Streets run either along or against the topography,
and in this case changes in level are dealt with
across the street rather than in the block.
4. No public landscaping means the role of private
gardens and the space for good-sized trees is
critical.
5. Where open or hard-frontages have been used, this
has been less successful in generating a quality feel.
4 5

Townscape character: new suburbia

Landform Rising south and east from Ashvale Road.
To the west of Linden Avenue and continuing to the
Axial properties 80-100m forward visibility for connected routes,
southern development envelope, and around Lexington 40-50m for side streets. Views terminate in closed
Gardens, is a development pattern that typifies the faces.
beginning of the move to more suburban layouts. These
Grid properties Nested hierarchy.
often have a slightly confusing route system, with only a
few routes connecting you to wider parts of the area and Block structure Weak perimeter.
with most of the housing served off culs-de-sac. In this Plot structure Rectilinear, with buildings closer to the street edge.
instance, the predominant form is single storey but with
instances of two-storey.
Townscape analysis
Boundaries here are inconsistent but where hedges and Edges and boundaries Hedges and low walls to the back of footpath.
low walls are used, they add a great deal to the street Some low fencing. Some open grass.
scene. Open frontages are less successful. Activity and entrances Regular windows but entrances often to the side
of plot.
Lessons for future development Scale and massing Generally single storey detached or semi-
detached, shallow pitch to roof.
DO: Where possible, connect streets to form a coherent Parking Frontage accessed on-plot, with some informal
grid, front buildings onto streets with regular doors and on-street.
windows facing out, and allow for planting and street trees. Landscaping Some low hedges and fencing, but also some
open frontages that are laid to grass.
Don’t: Leave frontages too open, employ too much
Detailing
variation in building and material types that breaks down
coherence, use an illegible network of streets and paths. Materials Red brick, some pebble dashing and stone
cladding, white weatherboarding, concrete roof
tiles.
Colour palette Brown-reds, white windows, grey roofs, some wall
colourings in cream and grey.
Details Generally plain, cladding panelling details. Plinth
visible on open-fronted properties.
Fenestration Some projecting bays, plain detailing.

1 2 3
1. Trees in this type of location help add character

and quality, but more could be done with front
boundaries.
2. Where boundaries have been put in, these provide
enclosure to the street, although some of the
material choices are not high quality.
3. More connected streets have longer sight lines
which improve legibility.
4. Good-quality private landscaping adds a great
deal of quality to the street scene. Space for
personalisation and the passage of time help
generate character and identity.
5. Open frontages combined with frontage on-plot
parking means that the street lacks enclosure, and
4 5 parked cars are visually dominant.

1 2 3
1. The block structure breaks down here, exposing rear

boundaries to public access.
2. Open frontages means private cars dominate the
street scene.
3. Suburban patterns of development form the current
rural edge of Tuxford, and some streets run ‘to the
edge’ and allow for access in the future.
4. Rural backland areas offer opportunities for new
development.
5. No boundaries combined with no allowance for on-
street parking erode the street scene.
4 5

Townscape character: new town avenue

Peel Avenue is a particularly distinctive street in the context
Axial properties 130m but with a closed end face, possibly eroding
of Tuxford, even though it uses building typologies used wayfinding.
extensively elsewhere in town. The key differences here
are good-scale street trees, some verging and a different Grid properties Deformed grid with some culs-de-sac.
boundary treatment, which all combine to give this street a Block structure Perimeter.
distinctive character. Plot structure Rectilinear, buildings to front edge.
Townscape analysis
Some low fencing.
Activity and entrances Regular doors and windows providing activity to
the street.
Lessons for future development Scale and massing Two storey in pairs of semis.
Parking Frontage accessed on-plot to front and side of
DO: Use street trees of a residential scale to give extra dwelling.
enclosure and to add character, allow for a consistent
Landscaping Grass verges with mid-sized street trees spaced at
‘rhythm’ made up of trees, building line, boundary around 18m, staggered across the street.
treatments and good sight lines.
Detailing
Don’t: Place access to on-plot parking for adjacent plots
next to each other, creating areas of overly-wide open Materials Red brick, concrete roof tiles, some door casing
frontage. in white.
Colour palette Brown-reds, white windows, grey roofs, some wall
topping in stone.
Details Generally plain with some banding and course
detailing, some recessed entrances.
Fenestration Some projecting bays, plain detailing, white uPVC.

Townscape character: new town avenue
2 3
1. Street trees give this part of Tuxford a high-quality

feel whilst using buildings similar to elsewhere in
town.
2. The trees make the edge of the street, meaning that
boundaries can be harder (walls etc) without making
the overall street seem less green.
3. An overly narrow street causes some limitations in
parking, with on-street being difficult.
4. Peel Avenue is a cul-de-sac and the quality of the
connection made to Newark Road is average in
terms of quality and visibility, although there is a
good level of overlooking and the footpath is short
and direct.
1 4

Townscape character: linear infill

Large properties that infill on existing historic streets follow
Axial properties 140m but with ‘open’ faces.
more historic relational patterns (set back, consistent
frontage etc) but with nondescript building stock. However, Grid properties Deformed grid with some culs-de-sac.
by maintaining key relationships, this type of development Block structure Perimeter.
allows the essential character of the street to remain and
Plot structure Rectilinear, buildings to front edge.
sets some good precedents for future development.
Townscape analysis
Some low fencing.
Activity and entrances Doors and windows to the front providing activity
to the street.
Setback 7-9m with buildings in runs of around 4 units.
Lessons for future development Scale and massing Two storey with some projecting gables.
Parking Frontage accessed on-plot to front and side of
DO: Maintain the plot / street relationship set out by earlier dwelling.
development, allow for a good boundary and on-plot
Landscaping Hedges and some mid-sized trees in private
parking, keep the pallet of materials and detailing simple to gardens to edge of street.
generate consistency.
Detailing
Don’t: Break the pattern of the street by introducing new
relationships, move building lines or reduce front gardens, Materials Red / brown brick, concrete roof tiles, some
provide open frontages. blue slate tiles, some door casing in white, brick
boundary walls.
Colour palette Brown-reds, white windows, grey and blue roofs.
Details Banding and course detailing around windows,

prominent porches, white weatherboarding.
Fenestration Some projecting bays, window bars, white uPVC.

Townscape character: linear infill
1 2 3
1. Open frontages make the street feel less green and

do not define public and private space.
2. Large front gardens allow for generous off-street
parking and planting.
3. Most of the greening when looking down the street
is provided by planting in private gardens.
4. The buildings here are not reflective of Tuxford but
their relationship to the street is positive.
5. A mix of hard and soft boundaries work well here.
Street deflections are subtle and suggest that this
route connects through.
4 5

Townscape character: modern enclave

Landform Valley bottom with valley sides sloping north and
There are two self-contained modern developments in south.
Tuxford; those at Eldon Green and Burleigh Crescent. Both Axial properties 30-60m with ‘closed’ faces.
of these feature housing arranged around a central green
space and both use taller house types than seen elsewhere Grid properties Internal courtyard / cul-de-sac.
in Tuxford. Views to the church are blocked by this. There Block structure ‘Weak’ perimeter.
is a great deal of detailing at the building level which Plot structure Rectilinear, buildings close to front edge.
erodes, rather than builds a consistent character. Many
of the design features used do not reflect on the existing Townscape analysis
townscape and feel ‘generic’. The green spaces provided
Edges and boundaries Generally open with some low planting and
vary in quality, with Eldon Green feeling less well executed railings.
than Burleigh Crescent, due to less landscaping and other
features. Both are enclaves and do not connect well to Activity and entrances Regular windows and entrances to the street.
their surroundings. Setback Generally around 0.6 - 5 m.
Scale and massing Generally terraced with three storey, some two
storey.
Lessons for future development Parking Some on-plot frontage but many corner and rear
courtyards.
DO: Make an effort with the landscaping in new open Landscaping Green squares, side-of-street landscaping
spaces, provide parking that is closely related to the plot it pockets, some street trees.
serves and ensure your buildings are arranged in perimeter
blocks. Detailing
Materials Red and deep red bricks, stone window and door
Don’t: Place parking in courts, provide ambiguous green casings, some banding, occasional render panels.
spaces with little or no amenity value, not connect with
your surroundings, provide short sight lines and indirect Colour palette Deep reds, reds, white windows, grey roofs, some
stone, cream render.
streets.
Details Banding and coursing details, weathered bricks,
vertical emphasis, stone window and door
casings.
Fenestration Minimal relief, some window bars, generally
narrow, white uPVC.

1 2 3
1. Roofscape and massing variations erode overall

cohesiveness.
2. Indications that parking provision is not well
resolved.
3. Weak boundaries and poor landscaping reduce the
quality of the street edge.
4. Poor landscaping and no edge definition make this
open space feel bleak and uninviting.
5. Access to the rear of the plot for terraced housing
makes this plot type more robust and allows for easy
storage or refuse and bikes.
4 5

1 2 3
1. Better landscaping for this open space improves the

quality of the overall development.
2. Trees and shrubs add a great deal to the streets and
pedestrian footpath network.
3. Too much variation at the building level makes the
development feel generic despite the detailing.
4. Views to the church are not well incorporated, and
more could have been made of this.
5. Although green, some of the space provided lacks
purpose and adds little in terms of amenity. Spaces
like this are not often found in historic Tuxford.
4 5

The conservation area
Tuxford is a town defined in large part by its conservation

area. Once a ‘conservation area at risk’, a great deal
of careful work has helped ensure the qualities of
the conservation area remain intact. This section has
been produced to act as a summary of the Tuxford
Mill Mount
Conservation Area Appraisal, and aims to distil those
elements that may be used to inform design decisions
for future development. The descriptions and special
interest bullet points are taken from that document.
More detail can be found in the Tuxford CAA and should
designers wish to draw inspiration from Tuxford’s more
historic townscape then this document should be read in
Lincoln Road
conjunction with the more detailed CAA sections.
Whilst the townscape of the conservation area may have St

useful design influences to offer new design in Tuxford, it Market Place Nicholas
is not being suggested that all new development should Church
attempt to replicate that found in the conservation area.
Rather, good modern development that captures key
design influences from the conservation area will better
relate to the existing townscape of Tuxford.
The conservation area is divided into five different

character areas:
• Market Place
• St Nicholas Church
• Lincoln Road Egmanton Road
• Egmanton Road
• Mill Mount
Many of these character areas abut the edge of the

existing settlement, and if Tuxford is to grow, managing
the transition from the conservation area boundary to new
development beyond will be of particular importance.

Conservation area: Market Place

Landform Rising north, falling away west.
This area is focussed on the core of the historic market
Axial properties 250m+
town at the crossroads between Newark Road, Newcastle
Street, Lincoln Road and Eldon Street and northwards Grid properties Deformed grid.
along the Great North Road, including Ollerton Road. Block structure Perimeter.
The urban core area is characterised by Georgian style
Plot structure Generally burgage, with some backland yards.
buildings of two and three storeys in red brick, with clay
pantile roofs or slate roofs and large painted square sliding Townscape analysis
sash windows. Many buildings have rendered or painted
Edges and boundaries Buildings front on to street. Alleyways and yards
façades. Both Eldon Street and Ollerton Road contain a are typical.
wider mix of vernacular buildings from the eighteenth to the
twentieth century. Activity and entrances Active building fronts with entrances and windows
facing the street.
Setback Generally minimal - 0m to 3m.
Scale and massing Buildings are predominantly two storeys.
Parking Deep within plot, on-street.
Landscaping Some hedges and verges, some trees in private
gardens.
Detailing
Materials Red brick, with natural clay pantiles or slate
roofs, painted timber joinery and cast iron rain
water goods, rendered facades.
Colour palette Reds, white windows, greys, renderers in whites
and creams.
Details Brick arch/wedge lintel window and door headers,
brick bond patterns (Flemish and English), brick
string courses and dentil detailing, panelled timber
doors, chimney stacks, cast iron rainwater goods
and shop fronts.
Fenestration Varied, Georgian and Victorian sash, timber
casements, and Yorkshire sliders

Layout and plan form: Architecture, buildings and materials: Public realm, amenity spaces, landscaping and
boundary treatments:
• The historic layout and plan form of the character area is • Along with its listed buildings, Market Place Character Area
predominantly characterised by buildings that front onto the street, contains numerous unlisted buildings that contribute positively to
• The Market Place is a focal public space. Works to highway
often directly onto or close to the highway. Any new development, the special interest of the Conservation Area. These are regarded
infrastructure should have regard to the desirability of enhancing
including infill or replacement, should seek to respect this as heritage assets and are identified on map 30. There should be
the historic environment with appropriate highway layouts,
character; a presumption against the demolition or unsympathetic alteration
surfacing and street furniture.
• Older buildings within former burgage plots often possess rear of any building considered to contribute positively to the character
• The character area contains a variety of landscape and boundary
service cross wings and outbuildings that run perpendicular and/or and appearance of the character area.
features, green verges, open spaces and trees. Every effort should
enclose yards. Any proposals to extend or alter properties should • Buildings are predominantly two storeys. Older buildings from
be made to retain these features within the character area where
seek to respect this character; the eighteenth and nineteenth centuries are mostly rectangular
they contribute positively to the overall special interest of the
• Alleyways and yards are typical throughout the character area. Any plan forms with steep roof pitches (over 35 ). The rooflines are
Conservation Area. Loss of features that contribute positively to the
new development that will impact on the layout of alleys or service characterised by brick chimneys. New development should
special interest of the Conservation Area should not be supported.
yards of acknowledged historic interest should seek to respect or complement the form and mass of the historic environment within
New development should take account of traditional boundary
enhance their character and significance; the character area.
treatments. Proposed boundary treatments that are contrary to the
• The layout of plots contribute positively to the historic plan form of • Facing materials considered to best reflect the historic and
local character should not be supported.
the character area. Proposals for the subdivision, reorientation or architectural interest of the character area are red brick, with
amalgamation of plots should not be supported unless it can be natural clay pantiles or slate roofs, painted timber joinery and
clearly demonstrated that the development either sustains or better cast iron rain water goods. New development should use facing Key views and vistas:
reveals the significance of heritage assets. materials that reflect or compliment the traditional materials of the
character area. • There are a number of important views within and outside of the
• Period architectural features such as brick arch/wedge lintel character area. Indicative views are illustrated on map 33 of the
window and door headers, brick bond patterns (Flemish and Tuxford CAA. New development that harms any view or vista
English), brick string courses and dentil detailing, timber sash that is of acknowledged importance into, out of, or within the
and casement windows, panelled timber doors, chimney stacks, Conservation Area should not be supported.
cast iron rainwater goods and shop fronts form an essential part
of the special interest of the character area. Proposals for the
conservation or reinstatement of such features will usually be
strongly supported. The unsympathetic alteration or removal of
such features will usually be regarded as harmful to the special
interest of the character area.

1 2 3
1. Georgian buildings frame the main Market Place

junction.
2. Low walls and boundaries hard against the footpath
are common.
3. The concentration of movement through this space
sustains the mixed-use town core.
4. The area is characterised by very long sight lines that
help signal the area’s importance to the wider town.
5. To the north, the development sits in the valley floor,
allowing for long views out to the Mill.
4 5

Conservation area: St Nicholas Church area

Landform Generally flat, falling to the east.
This area is focussed on St Nicholas’ Church at the heart
Axial properties 190m.
of historic Tuxford. St Nicholas Church, The Chantry, The
Old Vicarage, Read’s Grammar School, the Old School Grid properties Deformed grid.
House and the Victorian primary school form a distinct Block structure Perimeter.
group. These buildings have strong architectural and
Plot structure Large plots, some former burgage plots.
historic significance and are generally set within large
plots. Although the church is a focal building immediately Townscape analysis
adjacent to the Market Place, the character, appearance,
Edges and boundaries Buildings front on to street. Alleyways and yards
layout and relationship of buildings within the Church are typical.
character area are distinctive from the urban character
Activity and entrances Large dwellings within large plots, some with front-
of the Market Place character area. Polite architecture ages facing the road.
exhibited at Tuxford Hall and the Old Vicarage, combined
with large mature trees and private gardens, reflects the Setback Up to 16m away from the Market.
establishment of formal buildings through an era of Scale and massing Deep plane two and three storey with wide front-
prosperity during the Georgian period for the township. ages.
Parking On-plot to the side or rear.
Landscaping Boundary treatments, verges, open space and
mature trees.
Detailing
Materials Historic materials are predominantly red brick with
clay pantiles or natural slate, stone ashlar, painted
timber joinery and cast iron rainwater goods.
Colour palette Reds, white windows, greys, white render, some
black woodwork.
Details Varied, examples of historical architectural detailing
including, brick pilasters, steep roof pitches
characterised by chimneys, dentil brick detailing,
Fenestration Varied, Georgian and Victorian sash mainly.

• The layout of the Church Character Area is characterised by • Church character area contains a number of significant buildings
individual buildings set within large plots. Any new development, that contribute positively to the special interest of the Conservation
• The character area contains a wide variety of landscape features
including infill or replacement, should seek to respect this Area. These are regarded as heritage assets and are identified on
including boundary treatments, verges, open space and trees.
character. map 37. There should be a presumption against the demolition
Of particular note are the ashlar and brick walls on Lincoln and
• Buildings on Lincoln Road are located within former burgage plots, or substantial alteration of any building considered to contribute
Newark Road and the fine mature trees throughout. Every effort
predominantly with frontages facing the road. Proposals for the positively to the character and appearance of the character area.
should be made to retain these features within the character
subdivision, reorientation or amalgamation of plots should not be • Older buildings from the eighteenth and nineteenth centuries are
area where they contribute positively to the special interest of the
supported. rectangular plan forms with steep roof pitches (over 35 ). The
Conservation Area. Loss of features that contribute positively to the
rooflines are characterised by chimneys. New development should
special interest of the Conservation Area should not be supported.
complement the form and mass of historic buildings within the
• Historic building materials for boundary walls are predominantly red
character area.
brick and stone ashlar. New development should take account of
• Historic materials are predominantly red brick with clay pantiles or
traditional boundary treatments. Proposed boundary treatments
natural slate, painted timber joinery and cast iron rainwater goods.
that are contrary to the local character should not be supported.
New development should use materials that reflect or compliment
the traditional materials of the character area.
Key views and vistas:
• There are a number of important views within and outside of the
character area. Indicative views are illustrated on map 39. New
development that harms any view or vista that is of acknowledged
importance into, out of, or within the Conservation Area should not
be supported.

2 3
1. Grand buildings with wide frontages define the area.

2. Long sight lines and large set back denote the
affluence of this era of development.
3. Mature landscaping in private plots.
4. The church and its prominent elevated position.
1 4

Conservation area: Egmanton Road area

Landform Generally flat, rising to the south.
Egmanton Road connects Tuxford with Laxton, which has
Axial properties 150m, shallow deflections around centre.
important historic associations. The character of this area
is essentially rural, with clusters of historic farmsteads and Grid properties Ribbon.
cottages from the eighteenth and nineteenth centuries Block structure Clusters of low density houses and cottages
grouped along the street.
Plot structure Generally loose-knit, with occasional groups.
Historic buildings predominantly rectangular plan.
The green and village lock-up are an obvious focal point at Townscape analysis
the north end of the character area and to the south, the
St John’s College Farm area is an attractive grouping of Edges and boundaries Historic boundary walls are generally red brick in
Flemish or English Garden Wall bond and tradi-
historic buildings and green spaces. tional fencing is timber post and rail with five bar
gates.
Activity and entrances Mostly facing or gable end to road.
Setback 5m-7m.
Scale and massing Two storey.
Parking On-plot side and some rear of plot. Some on-
street near the Market.
Landscaping Historically and archaelolgically significant green
spaces with fine mature trees.
Detailing
Materials Historic materials are predominantly red brick with
clay pantiles or natural slate, painted timber joinery
and cast iron rainwater goods.
Colour palette Reds, clay and slate, white render.
Details Painted timber joinery such as sash windows and
panelled doors, brick detailing such as Flemish
and English bond, window and door headers,
eaves and band courses, chimneys with
oversailing courses and traditional roofing materials
such as clay pantile and slate.
Fenestration Varied, Victorian and Georgian style sash and
Yorkshire sliders

• The established layout of Egmanton Road character area • Along with its listed buildings, Egmanton Road character area
is characterised by low-density houses and cottages in contains numerous unlisted buildings that contribute positively to
rectilinear plan forms facing or gable end to the road. Additional the special interest of the Conservation Area. These are regarded
accommodation is predominantly achieved by rear service wings as heritage assets and are marked out on map 43. There should
Every effort should be made to retain these features within the
perpendicular to the principal house. Any new development, be a presumption against the demolition or substantial alteration
character area where they contribute positively to the special
including infill or replacement, should seek to respect this of any building considered to contribute positively to the character
interest of the Conservation Area. Loss of features that contribute
character. and appearance of the character area.
positively to the special interest of the Conservation Area should
• The layout of narrow plots south of the green contributes positively • Dwellings are generally two storeys. Older buildings from the 18th
not be supported.
to the historic plan form of the character area. Proposals for the and 19th centuries are mostly rectangular plan forms with steep
• Historic boundary walls are generally red brick in Flemish or English
subdivision, reorientation or amalgamation of plots should not be roof pitches (over 35 ). The rooflines are characterised by brick
Garden Wall bond and traditional fencing is timber post and rail
supported where this would result in an erosion of the predominant chimneys. New development should complement the form and
with five bar gates. New development should take account of
historic layout. mass of the historic built forms within the character area.
traditional boundary treatments. Proposed boundary treatments
• Historic materials are predominantly red brick with clay pantiles or
that are contrary to the local character should not be supported.
natural slate, painted timber joinery and cast iron rainwater goods.
New development should use materials that reflect or complement
the traditional materials of the character area. Key views and vistas:
character area. New development that harms any view or vista
that is of acknowledged importance into, out of, or within the
Conservation Area should not be supported.

1 2 3
1. Key spaces framed by buildings close to the

footpath.
2. Reds feature heavily in this part of town, and help
new development reflect its setting.
3. Yards allow for on-plot access whilst maintaining a
strong frontage.
4. Long sight lines with key spaces.
5. Wide streets with views of the church.
4 5

Conservation area: Lincoln Road area

The Lincoln Road character area is small but distinct.
Axial properties 120m.
Separated from the historic town centre by the A1 bypass
at the end of the 1960s, the area contains a number of Grid properties Deformed grid.
historic buildings, as well as significant green Block structure Low density clusters of farmsteads and cottages
spaces, trees, hedges and verges.
Plot structure Rectilinear plan forms on the historic street pattern.
The historic name for this roadway was Sludge Gate. Townscape analysis
The rural character of buildings and plot layouts, notably
Edges and boundaries Mainly red brick walls and hawthorn hedges.
farmsteads and cottages, remains the predominant interest
of the area. Activity and entrances Mostly facing or gable end to road. Sited close to
the highway
Setback Extremely varied.
Scale and massing Two storey
Parking On-plot to the side or in yards.
Landscaping Many landscape features but most notable is the
area to the north side of Lincoln Road.
Detailing
Materials Predominantly red brick with clay pantiles,
painted timber joinery and cast iron rainwater
goods.
Colour palette Reds, white windows, red and grey roofs.
Details Varied.
Yorkshire sliders

• The historic eighteenth and nineteenth century layout of Lincoln • Lincoln Road character area contains numerous buildings that
Road is characterised by low density clusters of cottages and farm contribute positively to the special interest of the Conservation
buildings either facing onto, or being gable end onto the street and Area. These are regarded as heritage assets and are marked out
sited close to the highway. Any new development, including infill or on map 50. There should be a presumption against the demolition
replacement, should seek to respect this character. or substantial alteration of any building considered to contribute
• The spaces between farmsteads on the north side of Lincoln Road positively to the character and appearance of the character area.
contribute positively to the historic street pattern and plan form • Dwellings are generally two storeys. Older buildings from the 18th
of the character area. Proposals that would erode this character and 19th centuries are mostly rectangular plan forms with steep
not be supported.
should be avoided. roof pitches (over 35 ). The rooflines are characterised by brick
• Boundary treatments are generally red brick walls and hawthorn
chimneys. New development should complement the form and
hedges.
mass of the historic built forms within the character area.
• New development should take account of traditional boundary
• Historic facing materials are predominantly red brick with clay
treatments. Proposed boundary treatments that are contrary to the
pantiles, painted timber joinery and cast iron rainwater goods. New
local character should not be supported.
development should use materials that reflect or complement the
traditional materials of the character area.
Key views and vistas:

1 2 3
1. Very long sight lines with regular building

arrangements.
2. Hedges and strong boundaries are key.
3. Simple building detailing and consistent colours help
generate character.
4. New development here reflecting historic design
cues.
5. Backland opportunities for new development, with
views across the valley, but care must be taken
when designing for new development here as it may
impact on the conservation area to the west.
4 5

Conservation area: Mill Mount area

Landform Rising to the north.
Mill Mount is a well-defined historic area on the Great
Axial properties 230m forward visibility.
North Road. The windmill structure is a focal building and
key landmark. As a working mill, the sails are a distinctive Grid properties N/A
feature of Tuxford’s skyline. Block structure Low density buildings in a loose-knit grouping
Plot structure Rectilinear plan forms.
Many of the houses within the character area have
architectural and historic interest. Townscape analysis
Edges and boundaries Mainly red brick walls and hawthorn hedges.
The hill itself is an important topographical element and the
views of it from Eldon Street and Bevercotes Lane are Activity and entrances Either facing or gable end to street.
significant. Setback N/A.
Scale and massing Large two storey
Parking On-plot in yards.
Landscaping Mill Mount is a significant topographical feature.
Green verges, mature trees and hedges provide an
attractive setting.
Detailing
Materials Predominantly red brick with clay pantiles,
painted timber joinery and cast iron rainwater
goods.
Colour palette Reds, white windows, red roofs.
Details Varied.
Yorkshire sliders

• The historic eighteenth and nineteenth century layout of Mill Mount, • Mill Mount character area contains numerous buildings that
Great North Road and Bevercotes Lane is characterised by low contribute positively to the special interest of the Conservation
density clusters of cottages and houses either facing onto, or Area. These are regarded as heritage assets and are marked out
being gable end onto the street. Any new development, including on map 56. There should be a presumption against the demolition
infill or replacement, should seek to respect this character. or substantial alteration of any building considered to contribute
• The spaces between and around houses on Mill Mount contribute positively to the character and appearance of the character area.
positively to the historic street pattern and plan form of the • Dwellings are generally two storeys. Older buildings from the 18th
character area. Proposals that would erode this character should and 19th centuries are mostly rectangular plan forms with steep
not be supported.
be avoided. roof pitches (over 35 ). The rooflines are characterised by brick
• Boundary treatments are generally red brick walls and hawthorn
chimneys. New development should complement the form and
hedges. New development should take account of traditional
mass of the historic built forms within the character area.
boundary treatments. Proposed boundary treatments that are
• Historic facing materials are predominantly red brick with clay
contrary to the local character should not be supported.
pantiles, painted timber joinery and cast iron rainwater goods. New
development should use materials that reflect or complement the
traditional materials of the character area. Key views and vistas:

1 2 3
1. Large buildings in big plots are typical.

2. Building setback varies, but green edges are
consistent.
3. This area creates a prominent backdrop to the town
and development here needs to manage this look
and feel.
4. Long views into town and to the church are a
defining feature of this area.
5. Views out to the surrounding open countryside are
an important part of experiencing this space. Recent
wind turbines have impacted on this view, and care
should be taken to avoid further harm.
4 5

Place character: key findings and recommendations
In settlements with a diverse townscape, it is tempting to In almost all instances, historic Tuxford has buildings
draw the conclusion that ‘anything goes’ and that there that face the street, offering both windows and
is not a clear and distinctive character to influence new entrances to the primary line of movement on the plot
development. Similarly, if a town features distinct ‘periods boundary. Where different approaches have been used,
of influence’, examples of which can be found elsewhere this leads to the streets feeling less safe and less well
nationally, it is difficult to know what, if anything, to make overlooked.
of it.
In terms of scale, most of residential Tuxford is two
However, the analysis undertaken has reveals some storey with some single-storey in newer parts. Taller
consistencies in townscape approaches across Tuxford buildings may be acceptable on the valley floor but they
that help some areas work to generate character and should be arranged so as not to crowd out long views
quality better than others. back to the town centre and church spire.
Long sight lines for the main lines of movement are There are many building materials and colours to draw
a key characteristic of Tuxford, and new development inspiration from in Tuxford, but any materials and
should avoid overly short or excessively deflected detailing used should be repeated enough to
streets as these erode wayfinding and make for complex generate a consistent character. Over-use of variation
journeys. and variety at the building level within a street erodes
rather than builds character.
Where possible, a ‘deformed grid’ of streets should
be used, so that new development is well connected Where development is overlaid on significant topography,
internally and externally. Short culs-de-sac may be streets should either run along or down the slope.
permissible in limited instances, but over-reliance on this Level changes should be accommodated by stepped
type should be avoided. terraces or across the street. Retaining structures
in rear gardens erodes the quality of those spaces, and
Generally, the more characterful parts of town use strong excessive cut and fill destroys the relationship between
boundary treatments, with either hedges or low walls development and landform.
with green behind. Areas where this approach has not
been used have a lower quality feel. Finally, overly-standard street types with an engineered
feel should be avoided. Variation along the length
For all but the historic core, setbacks are generally of a street, including trees and vegetation, verges
generous, with most properties having at least a 5m set and changes in encloser, help add character and
back. This allows for on-plot parking as well as space distinctiveness.
for green boundaries.

Section 3
Managing growth

Introduction
When thinking about the future of Tuxford, it is a useful

exercise to address the question of ‘what if?’; how should
new development in Tuxford respond to its setting, location in
relation to the town, and opportunities for improving the town 494
for all residents? 130
124
The Strategic Housing Land Availability Assessment (SHLAA) 129

undertaken by Bassetlaw District Council identifies potential 495 114
development sites around the town. These sites are graded for 492 119
how suitable they are for new development, with some being 117
127
discounted as undevelopable, some marked as developable,
and some as deliverable. 493
118
123
New development in Tuxford should reflect the best of the
existing townscape, as outlined in the previous section. It must
also allow for better connectivity, as connectivity is a key issue in 233 358
Tuxford (see section 1). Piecemeal development around Tuxford
risks failing to deliver wider strategic aims and objectives to do
with connectivity, movement, views into and out of town, and
how the town transitions from the built to the rural.
122 490
To address this, the SLHAA sites that are considered either
deliverable or developable have been grouped together where
possible, and for each group of sites key strategic design
prompts have been developed. These look to make sure 235
development across the town works together to deliver a better 125
126
place for new and future residents. This does not mean that the 115
Neighbourhood Plan supports all these sites coming forward.
Rather it is intended as a framework for Bassetlaw District 121
Council in considering applications if any of them are promoted
by developers. The exact amount of housing to be delivered
is expected to be in line with the role of the town as a small
service centre and is in accordance with the Adopted Core
Strategy.

How to use this section
Indicates important views
Safeguarded green link
Safeguarded future connection
Indicative site boundary

Location of
site in town
Diagrams for each of the sites

included in this section have
been produced, setting out key Building front / key frontage
strategic design responses,
including:
• how the sites link to town

and each other
• where key frontages need
to be provided
• where views into and out
of the town need be to
considered
• where parts of the
green wheel need to be
accomodated

Sites 117, 118, and 127
Sites 117, 118, and 127 are key backland sites that could deliver
small developments in yards reminiscent of those is the town’s
Key views across the valley from
historic core. Frontage to Lincoln Road should draw from existing
Lincoln Road.
development. Views through to the valley should be maintained.
Keep open a space for a green

link. Future proof for a lane between the
sites.
New buildings close the block.
Reflect Lincoln Road townscape. Green boundaries to Lincoln Road.
Possible community garden /

wildlife area.
Maintain access across the site.

SItes 122 and 490
Sites 122 and 490 have the potential to deliver a large amount
of development on relatively flat ground. The sites are relatively Future proof for a
isolated from the town centre so effort should be made to connect future connection
back into the existing movement structure where possible. Future north.
proofing links is a key design requirement.
Provide
overlooking to
green link.
Key views across
the open space.
Potentially difficult
edge.
Key space /
junction.
Main access from

Ashvale Road, with
a strong frontage to
denote entrance to
the town.
Enclose the block
Water management and allow good
presents an sized gardens.
opportunity for
special spaces.
Future proof for

a new link, which
may share both
residential and
commercial traffic.

Sites 125, 126, 235, and 518
Future proof for a

future connection
Close the block. north.
Close the block.

Green spaces
Green link picks up
relfective of those
the hedgerow.
found in this area.
New green space.
Frontage to mature
planting.
Future proof for
potential link.
Potentially difficult
Soft edge to rural edge.
hinterland.
These sites present a good opportunity for new development

that can join back into town in a direct and legible way. Key
green spaces can draw from those found in the Egmanton Road
character area. A soft edge to the rural space beyond will soften the
impact of development here when seen on the approach to town.

Sites 114, 119, 123, 124, 130, 233, 492, 494, and 495
These sites could work well together to create quiet

Frontage to
lanes that work with the topography to give good
Markham Road.
frontages to main routes whilst managing views through
to the countryside beyond. A soft edge to the rural Allow for green
backdrop will help the settlement grow unobtrusively. link.
Potential views
across the valley.
Views through. Improve crossing

at this point.
Frontage to main
Soft rural edge. street.
New link through

to Ollerton Road.
Frontage to open
swale.
New lane.
Future proof for
potential link.
Strong landscaping.

Managing growth: key findings and recommendations
Bringing forward multiple sites without a coherent For sites 117, 188, and 127, ensuring that key views For sites 125, 126, 235, and 518, there is scope to
strategic overview of how they can work together across the valley are maintained should be integral to grow the existing street pattern of Tuxford and to provide
to benefit new and existing residents risks missing any layout. Providing a frontage to Lincoln Road with an a gentle transition to the rural edge of the settlement.
opportunities for a coordinated approach to managing appropriate boundary is also critical. Internally, allowing Green links can use existing green features to support
growth. for future interconnection should be considered, and key their quality, and new public open spaces can use the
frontages should be provided to new routes and spaces. prompts of the high quality spaces in the local area.
The key first step to a coordinated approach is to
think how new development can link back into the Sites 122 and 490 have the potential to work well Sites 114, 119, 123, 124, 130, 233,429, 494, and 495
existing settlement. The next step is to ensure that together, and the design of site 122 should facilitate a have the opportunity to create a network of lanes that
neighbouring parcels of land connect to each other direct link to site 490 beyond. Future connectivity to allow for backland development that is sensitive to the
to help develop a sustainable movement pattern and the industrial areas to the south must be considered. A rural edge of the settlement. Key views into and out of the
to not repeat some of the mistakes of recent growth in consistent frontage should be provided to the existing settlement will need to be incorporated, as will allowing
Tuxford. areas of open space. for green connections through sites.

Glossary of terms
Appendix

Glossary of terms
This glossary has been assembled to expand upon Depth (Space Syntax) - the relationship of one space Navigability - how easy a place is to navigate for people
some of the less familiar terms used in this document. relative to others in a system being analysed by Space within its movement system. See also legibility and
It is not exhaustive, and is not intended to cover all the Syntax. High system depth indicates that a space is intelligibility.
terminology associated with townscape character and further away from more spaces. See also steps.
built environment work. Readers looking for a more Orbital - a type of route that connects the radial routes of
comprehensive resource are encouraged to visit: Face (buildings) - the edge of the building that is a settlement together.
presented to the street. These can be ‘open’ (shallow
https://www.gov.uk/government/uploads/system/ angle) or ‘closed’ (acute angle) when viewed along the Plot - an area of land, often associated with buildings,
uploads/attachment_data/file/7665/158490.pdf street. that is demarcated on a plan. Can be defined with vertical
boundaries.
Axial line (Space Syntax) - a line drawn on a plan Integration (Space Syntax) - a global measure of a
representing the longest line of sight possible through a network that relates one space to all the other spaces. Radial - a type of route that leads from the centre of a
space. Axial lines form the basis of Space Syntax theory. See also depth. settlement to its edge and beyond.
Block - the arrangement of, and the relationship formed Intelligibility - the extent to which the way a place is Radius (Space Syntax) - the number of turns required
between, a group of buildings and the streets or spaces structured can be understood by users of that place. See when moving through a network measured during Space
that surround them. also legibility and navigability. Syntax analysis. See also steps.
Burgage - a type of plot derived from medieval property Legibility - the extent to which the configuration of an Rectilinear - A long-sided rectangle, often narrow. Can
ownership, typically long and narrow in shape. urban space is understandable from within its spaces. be applied to building or plot forms.
See also intelligibility and navigability.
Deformed grid - a pattern of streets that interconnect Steps (Space Syntax) - the number of decisions or
with one another but in which the street alignments and Permeability - the extent to which the configuration of turns required for a journey modelled in Space Syntax.
junction spacing is not regular. routes and spaces in an urban system permit or restrict See also depth.
movement through the system.
Typology - Recognisable spatial characteristics that can
be seen across the study area.

Appendix
Manual for Streets (MfS) replaces Design Bulletin 32, failing to produce good-quality outcomes, and asks
first published in 1977, and its companion guide Places, professionals to think differently about their role in creating
Streets and Movement. successful neighbourhoods.
It puts well-designed residential streets at the heart of It places particular emphasis on the importance of
sustainable communities. For too long the focus has collaborative working and coordinated decision-making,
been on the movement function of residential streets. The as well as on the value of strong leadership and a clear
result has often been places that are dominated by motor vision of design quality at the local level.
vehicles to the extent that they fail to make a positive
contribution to the quality of life. Research carried out in the preparation of Manual for
Streets indicated that many of the criteria routinely applied
MfS demonstrates the benefits that flow from good in street design are
design and assigns a higher priority to pedestrians and based on questionable or outdated practice.
cyclists, setting out an approach
to residential streets that recognises their role in creating For example, it showed that, when long forward visibility
places that work for all members of the community. MfS is provided and generous carriageway width is specified,
refocuses on the place function of residential streets, driving speeds tend to
giving clear guidance on how to achieve well-designed increase. This demonstrates that driver behaviour is not
streets and spaces that serve the community in a range fixed; rather, it can be influenced by the environment.
of ways.
MfS addresses these points, recommending revised key
MfS updates the link between planning policy and geometric design criteria to allow streets to be designed
residential street design. It challenges some as places in their own right while while still ensuring that
established working practices and standards that are road safety is maintained.
Manual for Streets, TFL

Appendix
Building for Life 12 is the industry standard, endorsed BfL12 comprises of 12 easy to understand questions
by government for well-designed homes and that are designed to be used as a way of structuring
neighbourhoods that local communities, local authorities discussions about a proposed development. There are
and developers are encouraged to use to help stimulate four questions in each of the three chapters:
conversations about creating good places to live.
• Integrating into the neighbourhood
The 12 questions reflect our vision of what new housing • Creating a place
developments should be: attractive, functional and • Street and home
sustainable places. Redesigned in 2012, BfL12 is
based on the National Planning Policy Framework and Based on a simple ‘traffic light’ system (red, amber and
the government’s commitment to not only build more green) we recommend that proposed new developments
homes, but better homes - whilst also encouraging local aim to:
communities to participate in the place making process.
• Secure as many ‘greens as possible,
The questions are designed to help structure discussions • Minimise the number of ‘ambers’ and;
between local communities, local planning authorities, • Avoid ‘reds’.
developers and other stakeholders.
The more ‘greens’ that are achieved, the better a
BfL12 is also designed to help local planning authorities development will be.
assess the quality of proposed and completed
developments; it can be used for site-specific briefs and A red light gives warning that a particular aspect of a
can also help to structure design codes and local design proposed development needs to be reconsidered.
policies.
Building for Life 12, the BfL Partnership

urban forward ltd is a multidisciplinary planning, design and urban design consultancy dedicated to quality outcomes
for the built environment. We offer a comprehensive range of services designed to deliver the best possible results for
any project, from new developments to policy and research. Our team are leaders in the field, with a wealth of practical
experience to help you realise the potential of your project. We work with both private and public sector clients as well
as with community groups and those in the third sector.
urban forward ltd w: www.urbanforward.co.uk

The Studio e: info@urbanforward.co.uk
122 Newland t: +44 7980 743523
Witney @urbanforward
Oxon
OX28 3JQ

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Tuxford Place

Tuxford Place Analysis May 2015

Tuxford Place Analysis May 2015

Tuxford Place Analysis May 2015

Tuxford Place Analysis May 2015

This study has been produced to support the Tuxford

The document is set out in three sections:

Section 1 deals with movement in and around the town,

Section 2 looks at the townscape of Tuxford to

Section 3 looks at the opportunities for Tuxford to grow,

All three sections should be read in conjunction when

Tuxford Place Analysis Page 1

Tuxford is a town of around 3,000 people situated

Tuxford has an interesting and diverse townscape, and

The town has a vibrant centre that serves communities

A key feature of the town is its landscape setting, and

Tuxford Place Analysis Page 2

Tuxford Place Analysis May 2015

This section looks at the structure of Tuxford in terms of

For a movement system to work well, a place needs to

Permeable - that is, it has a movement system that

Legible - that is, it has a movement system that is easy to

The diagram to the right shows examples of high and low

In addition to permeability and legibility, this section

Tuxford Place Analysis Page 4

Tuxford sits on the intersection of The Great North

Now, the town is divided by the new A1 bypass. This

Overground railway line

Minor strategic routes

Major strategic routes

Tuxford Place Analysis Page 5

This study uses Space Syntax theory and its techniques

Research since the 1970s by Bill Hillier and his colleagues

Tuxford Place Analysis Page 6

Using the Space Syntax ‘Depthmap’ software, here we

Integration is a measure of the ‘depth’ of a space to all

We have weighted the model for a radius or R-value of 3.

The analysis shows that the severing effect of the A1

Tuxford Place Analysis Page 7

The next analysis to be conducted is to measure

Connectivity can be used as a proxy for the intelligibility

Poorly connected routes give little information about

The analysis shows that the general levels of connectivity

Tuxford Place Analysis Page 8

The next analysis undertaken looks at route choice. Route

It is useful in understanding how the town facilitates or

Low levels of route choice are a key characteristic of the

Tuxford Place Analysis Page 9

Lastly we look at the length of the axial lines in the study

Longer (warm) sight lines allow you to see further ahead

Line length analysis is especially useful in understanding

Tuxford Place Analysis Page 10

Tuxford’s rural setting should mean that open countryside

In this section we map the existing footpath and lane

Currently, the main route used for accessing the

Tuxford Place Analysis Page 11

New links between existing routes would enable the

The key new routes proposed are:

The major issue for alternative route choice around

The best location for a new crossing of the A1 (probably 5

Tuxford Place Analysis Page 12

Cycling in and around Tuxford is currently undertaken on