Rushcliffe Borough Council has an obligation under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990 to review, from time to time, its Conservation Area designations.

A Conservation Area, as defined under Section 69, is ‘an area of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’.

Bunny Conservation Area was designated in 1976. Prior to this reappraisal of 2025, the Bunny Conservation Area was reviewed in 2009.

Section 71 of the Planning (Listed Buildings and Conservation Areas) Act 1990 highlights the local planning authority’s duty to formulate and publish proposals for the preservation and enhancement of the conservation areas. This document, therefore, aims to identify and
reaffirm (or redefine) the special architectural or historic interest of the area which warrants its designation.

Conservation Area Appraisals are not, and never have been, tools for to fossilise a place against change, instead, the processes of change which allow places to grow and evolve are recognised as being unavoidable, and it is also recognised that change can be a positive and desirable force. The designation instead allows greater scrutiny and control to manage change to positive effect and to ensure that any changes which require planning permission do not harm, and ideally serve to actively enhance, the existing character of the place.

Bunny Conservation Area: Summary of Special Interest

Mixed rural and suburban character in terms of architecture, landscape and boundary treatments.
The churchyard of the 14th-15th century Parish Church of St Mary provides the village with an attractive open space at its
centre.
Collection of 18th century buildings (including the imposing Bunny Hall) built to Sir Thomas Parkyns’ designs.
Backdrop of arable farmland and paddocks.
Views out to surrounding countryside from the fringes of the village.
Strong rural approaches into village with grass verges and groups of mature trees.
Boundary treatments include traditional red brick walls and hedge lines.

1.2 The Purpose of a Conservation Area Character Appraisal

The purpose of a Conservation Area Character Appraisal is to:

Identify and record the special interest of the Conservation Area to ensure there is public awareness and understanding of what is
worthy of preservation.
To define and reassess current boundaries to accurately reflect what is now perceived to be of special interest.
To identify opportunities to safeguard and enhance the special interest of the Conservation Area.

It should be noted that the content in this document is not a comprehensive account of every significant building, structure, tree, wall, feature, or space. Therefore, any omission should not be assumed to imply that they are of no interest.

Generally, the character and appearance of a Conservation Area will be preserved or enhanced by:

Providing controls and regulating development through the planning system.
Applying the extra controls that designation provides over demolition, minor development, and the protection of trees.
Environmental enhancement schemes and possibly providing financial assistance for the repair and restoration of specific buildings.
Encouraging public bodies such as the local highways authority or utility companies to take opportunities to improve the street scene through the appropriate design and sensitive sighting of street furniture (and retention of historic features of interest), or the removal of eyesores and street features that have a negative impact such as overhead wires.

1.3 The Planning Policy Context

This appraisal provides a firm basis on which applications for development within the xxxxxx Conservation Area would be
assessed. It should be read alongside the wider development plan policy framework produced by Rushcliffe Borough Council and other
National Planning Policy Guidance documents. The relevant documents include:

Rushcliffe Local Plan Part 1: Core Strategy, with a specific focus on:
- Policy 10 (Design and Enhancing Local Identity) [in part]
- Policy 11 (Historic Environment)
Rushcliffe Local Plan Part 2: Development Policies, with a specific focus on:
- Policy 28 (Conserving and Enhancing Heritage Assets)
- Policy 29 (Development Affecting Archaeological Sites)
The National Planning Policy Framework (NPPF) (Revised -2021)
The National Planning Practice Guidance (2015 - Subject to Continual Review)
By Design: Urban Design in the Planning System – Towards Better Practice (2000)
The Planning (Listed Buildings and Conservation Areas) Act 1990

Bunny Conservation Area: Summary of Key Issues

Alterations to Listed and key unlisted properties - Unsympathetic alterations such as porches and other extensions, dormer windows, and uPVC windows can have a potentially damaging effect on the village’s character.
Boundary treatments – Many hedges have been replaced with close boarded timber fencing which is not in sympathy with the
village’s rural character.
Development Pressures - Potential pressure for unsympathetic housing development at redundant farms along Moor Lane and Main Street and paddocks on the outskirts of the village.
Highways and Transportation - Speeding traffic and traffic volume along Loughborough Road causes issues with pedestrian safety, noise and pollution.
Buildings at risk - Cottage in the grounds of the Rancliffe Arms Public House remains on Nottinghamshire County Council’s Buildings at Risk Register.

2 Bunny Location and Landscape Setting

Rushcliffe Borough forms the southern tip of Nottinghamshire, which borders Leicestershire. It is predominantly a rural Borough that contains a mixture of city suburbs, market towns and villages. Rushcliffe is located about half a mile South of Nottingham city centre, with the River Trent forming the majority of its northern boundary and the River Soar defining its western boundary.

The A46 (Fosse Way), a distinctive Roman Road, runs through the centre of the Borough and leads to Newark in the North and Leicester in the South. In the northern half of the Borough, the A52 forms Nottingham’s primary transport link to Grantham and the East of England. Junction 24 of the M1 and East Midlands Airport are located about 1 mile from the western border.

Bunny is a small village located in the south of the borough of Rushcliffe, Nottinghamshire. Positioned to the east of the A60 road, it is situated about 7 miles to the south of Nottingham city centre and approximately 4 miles north of the town of Loughborough in Leicestershire. Bunny is also close to the neighbouring village of Bradmore, which lies to the north of Bunny. The village is surrounded by rolling countryside, with its historic core and notable landmarks such as St Mary's Church and Bunny Hall nestled within this rural setting.

Figure 1- A Map of the Borough of Rushcliffe

2.1 The Bunny Conservation Area

The historic core of Bunny is a small, compact settlement cantered around its large 14th and 15th century church of St Mary, which is a Grade I Listed Building. This area is rich in architectural and historical significance, particularly related to the Parkyns family. Sir Thomas Parkyns (1662-1741), a prominent figure of the time, was responsible for designing and constructing numerous houses and barns in Bunny and the surrounding villages, such as Bradmore, during the early 1700s. One of his most notable creations is Bunny Hall, originally known as Crazy Hall, which he rebuilt in 1720. This building showcases his distinctive, eccentric architectural style.

In addition to Bunny Hall, Sir Thomas Parkyns was behind the construction of more traditional red-brick buildings, such as The Old Vicarage, Ivy Cottage, the Rancliffe Arms public house, the Post Office, and the former Schoolhouse on Loughborough Road. His influence also extended to the restoration of the parish church, which he oversaw in 1718.

Conservation Area Boundary covers: 27.2 hectares (approximate)
Number of Grade I listed buildings: 2
Number of Grade II* listed buildings: 2
Number of Grade II listed buildings: 21

A full list of Bunny Conservation Area’s Listed buildings can be found in Appendix 1.

3 Historical Contexts

3.1 Location and Historic Activities

The earliest written records of Bunny date from the reign of Edward the Confessor (1003–1066), when the parish was owned by a Saxon named Levenot. By the 13th and 14th centuries, the village was known to feature a hermit’s meadow and a common bakehouse.

The landscape of Bunny at this time would have been typical of a Midland open-field village, with land farmed under a strip-farming system, where fields were divided into strips and shared among local farmers. Evidence of this system can still be seen in the remains of ridge and furrow fields visible from Loughborough Road.

The village continued to evolve throughout the centuries, with the name "Bune," meaning "reed" in Saxon, eventually becoming Bunny by the 18th century. Its early importance is evident in the Domesday Book of 1086, which records a church, a priest, land for ploughing, and a mill. By the 14th century, Bunny was embroiled in disputes over land and tithes with ecclesiastical bodies, such as Lenton and Ulverscroft Priories.

The Black Death had an impact on the village, delaying construction and prompting repairs to the parish church, which is believed to have existed before 1354.

The houses of the villagers were strung along the two streets which comprise the main part of the old village (Moor Lane and Main Street). Bunny Park and pasture extended eastwards, whilst south of the village were the Nether, Middle and Upper fields, ascending to the Old Wood and the hills of the Wolds. Woodland areas around the village provided the people with fuel, wood for their buildings, furniture and tools, and food for their free-range pigs.

On the west side lay a poorly drained marshy area, probably used for grazing in summer and hay in winter. It was also a useful source of fish, wild fowl and a harvest of osiers and willows, which provided thatch for buildings and material for fencing and basket making. How much land was encompassed by Bunny and Bradmore can be accurately assessed when in 1627, a postmortem following the death of George Parkyns stated that there were 1120 acres of land at Bunny and 630 at Bradmore. Population estimates put the number of people in 1603 at around 448.

The Parkyns family played a significant role in shaping Bunny’s identity from the late 16th century onwards. Richard Parkyns, a barrister and Recorder of Nottingham, purchased the manor in 1596, and his descendants, notably Colonel Isham Parkyns, were staunch Royalists during the English Civil Wars. Bunny Hall became a refuge for Royalist figures, including Prince Rupert and Queen Henrietta Maria, during the conflict. In 1627, the death of George Parkyns revealed the extent of the family's landholdings, which included
1,120 acres in Bunny and 630 acres in nearby Bradmore.

Sir Thomas Parkyns, known as the "wrestling baronet," left a lasting architectural legacy. His eccentric designs included the rebuilding of Bunny Hall in 1720, which remains a striking example of his style. Sir Thomas also supervised the restoration of the parish church in 1718 and contributed to the construction of several buildings in the village and surrounding areas, including the Old Vicarage, Ivy Cottage, the Rancliffe Arms public house, and the former schoolhouse on Loughborough Road.

By the 19th century, Bunny had become a primarily agricultural community, with farming serving as the main occupation for most villagers. However, as new agricultural methods were introduced, the number of individual farms declined. Despite this, the population of Bunny remained relatively stable, and the village saw only minimal expansion in terms of area. The community's architectural heritage, such as the church and Bunny Hall, continued to shape the village's identity, with ongoing efforts to preserve these historic
structures, including bell repairs in 1955 and the installation of stained-glass windows.

3.2 Archaeology

It is believed that the valley in which Bunny sits was carved during the Ice Age, with glacial sand deposits visible in the path of the Fairham Brook. Fossils found in the area, including oyster shells and horse teeth from the Pleistocene era, provide a glimpse into ancient ecosystems that existed long before human settlement.

Archaeological finds further reveal the area’s historical significance. Roman artefacts, such as a First Century bowl discovered in 1947 during construction on Loughborough Road, and the remains of a Roman well uncovered in 1967 on Bunny Hill, demonstrate the continued human presence from the Roman occupation, which lasted from 43 AD to 410 AD. The contents of the well, dated between 100 and 300 AD, were carefully analysed and dated between 100 to 300 AD.

3.3 Historical Mapping

Figure 2 - Chapman 1774. At this time Loughborough Road followed a more easterly course

Figure 3 - Ordnance Survey 1835. The modern road layout is by now clearly recognisable. Also note the dotted outline showing the earlier course of Loughborough Road.

4 Spatial Analysis

The relationship between open spaces and the built form within a conservation area can be central to its character. This section describes the village’s layout, highlighting the significant views, landmarks and historical focal points. The contribution of open green spaces, trees and other natural elements to the conservation area’s character is also described within this section.

4.1 Plan, Form and Layout

Bunny’s layout is quite compact, characterised by its nucleated settlement pattern around the almost square-shaped churchyard of St. Mary’s. The village's layout reflects its medieval origins and subsequent developments, particularly those influenced by the Parkyns family in the 18th century.

To the east of the Church lies Loughborough Road, also known as the A60 which is a major north-south route. Church Street borders the churchyard on the north and west sides, and intersects with the Loughborough Road to the northeast. While Moor Lane extends diagonally outward from the northwest corner of Church Street. Main Street runs east-west for about 300 yards from Loughborough Road, forming the southern edge of the churchyard.

Residential development is primarily concentrated along Main Street, Moor Lane, and the southern stretch of Loughborough Road. Moor View, a private residential cul-de-sac branching off Moor Lane, features a mix of detached and semi-detached homes, many with enclosed gardens, driveways, and garages. Residents here benefit from access to a private green space and a pond area, enhancing the area's appeal.

To the east of Loughborough Road, the landscape transitions into parkland and woodland dominated by Bunny Hall and its associated outbuildings. This area underscores the historical significance of the Parkyns family, particularly Sir Thomas Parkyns, who was instrumental in designing and constructing several notable structures in the village during the early 1700s.

Public buildings are concentrated near the village centre, east of the churchyard. Notably, the Old Schoolhouse and Parish Rooms stand at the churchyard’s northeast corner, while the Rancliffe Arms Public House is situated opposite the entrance to Main Street on the east side of Loughborough Road.

Below is a map that describes the current plan, form and layout of the village/town.

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of His Majesty’s Stationary Office © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.
Rushcliffe Borough Council - 100019419

4.2 Landmarks, Focal Points and Views

Approaching Bunny from the west along Wysall Road, two prominent landmarks—St Mary’s Church and Bunny Hall—dominate the village skyline.

St Mary’s Church, often referred to as the "Cathedral of the Wolds," is the largest village church in south Nottinghamshire, measuring over 140 feet (42 meters) in length. Its substantial west tower and tapering spire make it a conspicuous feature in the landscape, visible from various vantage points, including Wysall Road (see Figure 6).

Bunny Hall, a Grade I listed country house originally built in the Elizabethan era and extensively rebuilt in 1720 by Sir Thomas Parkyns, features an 80-foot-high tower. Set within 14.5 acres of formal gardens and parkland, the hall's distinctive architecture and elevated position contribute to its prominence in views from the surrounding countryside.

Figure 6 – View of Bunny from Wysall Road. The tower at Bunny Hall and the spire of St Mary’s Church are visible along the skyline.

Within the village of Bunny, St Mary’s Church serves as a prominent visual landmark. As one travels along Loughborough Road, glimpses of the church's distinctive spire emerge between buildings and trees, offering intermittent views that underscore its role in the village's character.

St Mary’s Church features a unique chancel, nearly as long as the nave, and displays both decorated and perpendicular architectural styles from the late medieval period. Key elements include a 13th-century east window, a lowered chancel roof from 1725, and a double shallow basin, also known as a piscina, which pre-dates the Black Death.

Figure 8 – St Mary’s Church and Churchyard

The nave, with its ten-bay arcade and distinctive pillars, also reflects perpendicular gothic character. Notable additions include stained glass windows in memory of prominent individuals and a font from the 11th century. The church has undergone repairs, with evidence of alterations like a low-pitched roof and clerestory windows added in the 15th century. The church also contains a sundial dated 1791 and a Royal coat of arms from 1803. From the churchyard there are glimpses through the treeline of Bunny Hall’s tower to the east.

The other landmark which is noticeable from outside of the village is Bunny Hall and its tower. The large country house, which was rebuilt around 1720 by Sir Thomas Parkyns. Subsequent additions and alterations in the late 18th and 19th centuries include a south front, an incomplete east front, and a west front designed by Parkyns himself. The building showcases red brick construction with blue brick detailing, ashlar dressings, and a slate roof. The tower at Bunny Hall can be seen.

From vantage points along Loughborough Road, other significant buildings can be observed, such as the Old Schoolhouse, the Parish Rooms, and the Rancliffe Arms Public House, all contributing to the village's historic streetscape. Additionally, Bunny Hall, with its distinctive tower, is visible over its boundary wall from certain perspectives, reinforcing its prominence in the village's landscape.

Figure 10 – The Old Schoolhouse and the Parish Rooms

Elsewhere within the village, several vantage points offer picturesque views that contribute to its rural charm and historical character.

Main Street, lined with mature hedgerows and traditional buildings, provides a series of enclosed, intimate vistas that reflect the village's historic layout. In contrast, Moor Lane offers more open views, with its broader verges and fewer obstructions, allowing for expansive sight-lines that enhance the sense of space within the village.

From the western fringes of the village, particularly at the ends of Main Street and Moor Lane, as well as from the southern end of Loughborough Road, there are notable views over the surrounding countryside. These perspectives extend towards Bunny Hill to the south, providing a visual connection between the village and its rural setting.

4.3 Open Spaces, Trees and Landscape

The village is distinguished by three principal open spaces that contribute to its historical character and
community value:

Bunny Hall Grounds: Encompassing approximately 14.5 acres, featuring formal gardens, mature trees, and parkland that enhance the setting of this Grade I listed building.
St Mary’s Churchyard: offers a quiet green space at the heart of the village.
Village Green: Located in front of Bunny Church of England Primary School, serving as a communal area for recreation and gatherings.

A number of fields and paddocks are included within the conservation area boundary but views towards these are often restricted from the accessible areas due to the enclosed nature of the street scene. In spite of this the village retains a rural feel thanks to the hedgerows along Main Street and the grass verges and front gardens along Moor Lane and Loughborough Road. Wooded areas and individual mature trees further contribute to this rural character. Most of these occur along or to the east side of Loughborough Road in
association with Bunny Hall but there is also a significant group of mature trees at the junction of Church Street and Moor Lane.

Figure 11 – Tree-lined boundaries and grass verges along Loughborough Road

Tree-lined boundaries and grass verges along Loughborough Road, enhance the village's rural ambience in a space which could otherwise begin to feel very urban.

Areas like Moor View, a private residential cul-de-sac branching off Moor Lane, feature a mix of detached and semi-detached homes with mostly open gardens and driveways. Residents here have access to a private green space and a pond area, which has come to contribute to the area's character.

Figure 12 and 13 - Moor Lane and Moor View

4.3.1 Open Spaces, Trees and Landscape SWOT Analysis

Strengths - what are the positives of the open spaces, trees, and landscape.

Scenic Views: Some properties in Bunny have views over open fields, providing a sense of tranquillity.
Well-used paths connect the village to the wider countryside.
The village green and St Mary’s Churchyard serve as vital communal areas, offering "breathing space" at the heart of Bunny and fostering community interaction.
Established trees contribute to biodiversity and the aesthetic quality of the village.

Weaknesses - what are the negatives of the open spaces, trees, and landscape.

Some hedgerows are overgrown or have gaps, reducing their ecological connectivity and visual appeal.
The village faces potential loss of tree canopy due to diseases like ash dieback and Dutch elm disease, which could impact the landscape's character.

Opportunities

Planting new native hedgerows and replacing gaps can strengthen wildlife corridors and enhance the village's green infrastructure.
Implementing a tree planting strategy can mitigate canopy loss and ensure the continuity of the village's wooded character.
Encouraging residents to participate in local green initiatives can foster a sense of ownership and collective responsibility for the landscape.

Threats

Potential development on the village's fringes, especially if intensive and insensitive, could encroach upon open spaces and alter the rural setting.

Works to Trees

You must contact the Local Planning Authority (LPA), Rushcliffe Borough Council before any works (cutting OR pruning) are carried out to trees within the Bunny Conservation Area.

Six weeks’ notice is required before any works to trees within the Conservation Area is carried out, even if they are not protected by a Tree Preservation Order (TPO).

If there is a tree which undergoes annual maintenance, include this information with the notice. It may be possible, upon agreement with the tree officer, that only one notice is required to cover the future annual maintenance.

Standard notification forms (a section 211 notice), further information and contact details.

A flow chart of the decision-making process regarding works to trees.

4.4 Public Realm

The majority of roads and pavements in Bunny are surfaced in asphalt. A notable exception to the standard paving is found outside the Old Schoolhouse and Parish Rooms, where flagstone surfacing provides a distinct and historically appropriate texture (see Figure 10).

In addition to this, the rural character is preserved in areas such as some private gravel drives, particularly around Bunny Hall, which harmonise with the village’s historic setting.

Boundary treatments throughout Bunny are varied but characterful, contributing significantly to the visual quality and heritage of the area. These include:

Hedgerows and informal planting of shrubs and small trees
Wooden fencing in domestic frontages
Red brick boundary walls, particularly prominent around St Mary’s Churchyard

Most boundary walls are approximately 1 metre in height and finished with triangular brick copings. A few distinctive exceptions include:

The Vicarage wall, rising to just over 2 metres
The boundary wall at No. 2 Church Street, featuring lead-capped coping bricks

Boundaries are often enhanced with timber gates, battened doors, or other traditionally crafted entrance details, reinforcing the village’s rural and historical charm.

Figure 17 - boundary wall - Loughborough Road

5 Buildings of the Conservation Area and Key Characteristics

5.1 Building Types and Activity

Bunny has a rich and varied historical and modern structures that reflect its rich heritage and evolving character.

The Historic Core

At the historic core is St Mary’s Church, dating from the 14th century it is the oldest in the village. Constructed entirely from stone in a Gothic architectural style. Notably, the church underwent restoration in 1718 under the patronage of Sir Thomas Parkyns, 2nd Baronet of Bunny Hall.

Bunny Hall: which was originally an Elizabethan red brick house with an 80-foot-high tower, Bunny Hall was rebuilt in 1720 by Sir Thomas Parkyns. The current structure features a castellated tower and a semicircular pediment, showcasing Parkyns' unique architectural style.

The Rancliffe Arms: This early 17th-century coaching inn, also designed by Sir Thomas Parkyns, features a tripartite fanlight and canted bay windows, reflecting its historical significance and architectural charm.
[Wikipedia]

The Old Schoolhouse and Alms-houses: Built around 1700 by Sir Thomas Parkyns, this two-storey red brick building with stone dressings and a slate roof exemplifies a blend of English and Italianate design.

The 19th and 20th Century Additions

19th-Century Farmhouses and Cottages: These structures, including Ivy Cottage and 15 Church Street, are characterised by red brick construction, pantile roofs, and traditional casement windows, contributing to the village's rural charm. [Wikipedia]

20th-Century Dwellings: The village also features early to mid-20th-century houses and farm buildings, reflecting the architectural trends of their respective periods.

Modern Developments

Recent Residential Areas: New housing developments have emerged in the grounds of Bunny Hall, on the site of the former garage on Loughborough Road, off Moor Lane to the northeast, and on the site of Moor End Farm, introducing contemporary architectural styles to the village.

1970s Primary School: The flat-roofed primary school building from the 1970s stands in contrast to the village's traditional architecture, highlighting the evolution of educational facilities over time.

Modern Petrol Filling Station: Located to the south of the village on Loughborough Road, this facility represents the village's adaptation to modern infrastructure needs.

5.1.1 Building types and Activity SWOT Analysis

Strengths - what activities / places exist that makes the village / town great?

The Rancliffe Arms Public House, St Mary’s Church, and the Village Hall serve as central hubs for community events, fostering social cohesion and local engagement.
An extensive network of public footpaths and bridleways links Bunny to neighbouring villages and the surrounding countryside, promoting outdoor activities and sustainable transport.

Weaknesses - what activities / places exist that detract from making the village / town great?

The A60 Loughborough Road experiences high traffic volumes, leading to noise and air pollution that detract from the village's tranquil character.
Inadequate drainage systems have resulted in occasional localised flooding, affecting both infrastructure and property.
Gated and private access areas can create physical and social separation from the broader village community.
Key community venues, including the church, village hall, and playground, face insufficient parking facilities. During well-attended events there is congestion and accessibility challenges.

Opportunities - what activities/places could exist that would village/town even better?

Enhanced wayfinding and footpath signalling (sympathetic to the character) to encourage walking and cycle tours.
Developing heritage trails and informational materials can celebrate Bunny's historical assets, attract visitors and fostering local pride.

Threats - what activities / places would make village / town worse?

Further traffic volume increase on A60 without mitigation, worsening noise and air quality.
Closure or downsizing of key venues (pub, hall, church) through loss of funding or patronage.
Infill development that displaces or fragments existing community green spaces.
Cuts to parish or borough budgets that undermine maintenance of drains, play areas or footpaths.

5.2 Key Characteristics and Building Materials

5.2.1 Building Details

Materials:

Traditional building materials were largely locally sourced. Bricks for example, were not transported far from where they were made, with most villages having their own brick pit and yard. This led to interesting village-specific sizes, colours and styles of brickwork. Roofs would have been made from local materials such as thatch until clay pantiles became popular. The traditional building materials within the Conservation Area are as follows:

Walls: Dominated by orange/red brick (sometimes painted white) with occasional ashlar details.

Roofs: Dominated by orange clay pantiles with various examples of slate and some plain clay tiles. Gable ends are mostly plain close verge where the tiles run to the edge of the brick gables but a number of buildings also have parapet gables.

Windows: Side hung timber casement with lead glazing bars (in a variety of configurations), ashlar two light casements with single ashlar mullions and timber sliding sashes are most common types. The Old Schoolhouse also displays several oeil de boeuf windows. Arched brick and ashlar lintels are most prominent.

Doors: Timber in a variety of styles including part glazed, six panelled and battened and studded. Arched brick lintels.