NORTH BARN BRIDGE HOUSE, THELWALL HERITAGE APPRAISAL

Kathryn Sather & Associates Heritage Conservation Consultants

November 2015

North Barn, Bridge House, Thelwall: Heritage Appraisal

Contact Addresses

Heritage Conservation Consultants: Kathryn Sather & Associates Heritage Conservation Consultants 87 Oldfield Road Altrincham, Cheshire WA14 4BL Tel: 0161 941 1414 [email protected]

Planning Consultants: Euan Kellie Property Solutions 5300 Lakeside Cheadle Royal Business Park SK8 3GP

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North Barn, Bridge House, Thelwall: Heritage Appraisal

TABLE OF CONTENTS

Section 1 Introduction ...... 5 Section 2 Description of the Site and Structures ...... 6 2.1 Location ...... 6 2.2 The Site ...... 6 2.3 The North Barn ...... 6 2.3.1 Plan and Form ...... 6 2.3.2 Exterior ...... 6 2.3.3 Interior ...... 11 Section 3 History of Thelwall and Bridge House ...... 13 3.1 History and Development of Thelwall Village ...... 13 3.2 History of Bridge House and the North Barn ...... 14 3.2.1 The Development of the Proposal Site ...... 14 3.2.2 Sequential Development of the Site ...... 16 Section 4 Significance of the Buildings...... 20 4.1 Methodology ...... 20 4.2 Significance of the North Barn ...... 20 Section 5 Description of the Thelwall Village Conservation Area ...... 21 5.1 Designation and Extension ...... 21 5.2 Building Materials and Building Types ...... 21 5.3 Key Buildings ...... 21 5.4 Green Spaces and Views ...... 21 Section 6 Assessment of the Special Interest of the Conservation Area ...... 23 6.1 Location and Setting ...... 23 6.2 Historic Development ...... 23 6.3 Architectural Quality and Built Form ...... 24 6.4 Open Spaces ...... 25 6.5 Positive Contributors (Key Buildings) ...... 25 6.6 Locally Important Buildings ...... 26 6.7 Contribution of Elements of the Proposed Development Site to the Special Interest of the Conservation Area ...... 27 Section 7 Proposed Dismantling and Rebuilding Works and the Effects of the Proposed Works on the Special Interest of the Conservation Area ..... 28 7.1 Description of Proposed Dismantling and Rebuilding Works ...... 28 7.1.1 Structural Condition of the North Barn ...... 28 7.1.2 Proposed Dismantling and Rebuilding of the North Barn ...... 28 7.2 Local Planning Policy and Guidance and Impact of the Proposed Works ...... 30 7.2.1 Warrington Local Plan Core Strategy ...... 30 7.2.2 The Village Design Statement ...... 30 7.2.3 Assessment of the Proposed Works Against the Guidelines ...... 30 7.3 National Guidance and Impact of the Proposed Works ...... 31 7.3.1 Impact of the Proposed Works on the Location and Setting ...... 31 7.3.2 The Impact of the Proposed Works on the Historic Significance ...... 31 7.3.3 The Impact of the Proposed Works on the Architectural Quality and Built Form ... 32 7.3.4 The Impact of the Proposed Works on Positive Contributors and Key Buildings .. 32 7.4 Heritage Impact Assessment Table ...... 33 Kathryn Sather & Associates Page 3

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Section 8 Conclusions ...... 35 8.1 History, Development and Usage ...... 35 8.2 Significance of the North Barn ...... 35 8.3 The Special Interest of the Conservation Area ...... 35 8.4 The Proposed Works ...... 35 8.5 Heritage Asset Considerations ...... 35 8.5.1 National Planning Policy Framework Guidance ...... 35 8.5.2 Impact of the Proposed Works on the Special Interest of the Conservation Area . 36 Section 9 Sources ...... 37 Appendix 1: Occupants of Bridge Farm ...... 38 Appendix 2: Extract From National Record of the Historic Environment (NHRE) ...... 39

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Section 1 Introduction

This Heritage Appraisal accompanies the Section 80 notice and planning application for the demolition and rebuilding of the North Barn at Bridge House, Thelwall, together with conversion of the North Barn into 2 dwellings, conversion of the South Barn and associated works to Bridge House. Permission for conversion of the North Barn into 2 dwellings, together with permission for conversion of the other barn and associated works to Bridge House, was granted in July 2015, Application Number: 2015/25758. The former barn is situated within the Thelwall Village Conservation Area. It is proposed that the North Barn be demolished and rebuilt to the same design, using the salvage material as much as possible. As this application differs from the approved scheme only in the proposed works to the North Barn, this Heritage Appraisal primarily addresses the North Barn. Following removal of the dense vines which covered much of the structure, it has been found that the North Barn is in a poor and potentially dangerous condition. The North Barn is locally listed. The poor condition of the North Barn diminishes the level of contribution that this structure makes to the special interest of the Thelwall Village Conservation Area. This Heritage Appraisal should be read in conjunction with the Method Statement prepared by McCaul Developments, the structural inspection prepared by structural engineers, Trevena Blake and Associates and the structural survey report prepared by building inspectors, Align Building Control.

This Heritage Appraisal has been prepared in accordance with the NPPF. It has been prepared by Kathryn Sather & Associates, Heritage Conservation Consultants. This Heritage Appraisal aims to provide sufficient information specific to the proposal site and its immediate surroundings. To this end the statement provides a summary of the history and development of the village, the history of the site and a description of the North Barn. It assessess the significance of the historic structure proposed for dismantling and rebuilding, the special interest of the Thelwall Village Conservation Area and the contribution that the building proposed for demolition and rebuilding makes to this special interest. The Appraisal also describes the proposed works, sets out the desirability of the proposed works and assesses the impact of the proposed works upon the special interest of the Conservation Area.

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Section 2 Description of the Site and Structures

Existing Site Plan with North Barn

2.1 Location

The site is located in the Thelwall Village Conservation Area, in an area extended in 1991. Thelwall is situated four miles southeast of Warrington. The proposal site is bounded by Bell Lane to the east and Stockport Road to the south. The historic structures on the site, including North Barn are locally listed, and the entire site of Bridge House is within the Thelwall Village Conservation Area.

2.2 The Site

The North Barn forms part of the Bridge House site. The site consists of Bridge House, a former farmhouse, an attached barn and the North Barn. On the site is also the Bothy, a small brick building built to house the navvies constructing the Manchester Ship Canal. The site is accessed from the east off Bell Lane.

2.3 The North Barn

2.3.1 Plan and Form The North Barn is two stories high and rectangular in plan form. It is aligned on an east-west axis. There is a gable pitched roof.

2.3.2 Exterior

Materials The walls of the North Barn are built mainly of brick, with some stone blocks as well. The roof is covered with slates. The doors and windows are timber.

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North Elevation

The north elevation consists of several large infilled brick panels to the east and central sections, with the two easternmost panels open at the first floor. There is evidence of a bricked up doorway within the easternmost ground floor infill panel. The single storey extension to the north has been recently demolished, an alteration allowed under a previous planning permission. A timber door within a brick arched doorway exists at the west end, with two further window openings with timber frames at the ground floor, both later insertions. There is also an inserted opening located centrally to the first floor, with an internal timber shutter.

North Elevation

North Elevation

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The West Elevation The west elevation is one of the gable end elevations. There is one window with a timber frame located centrally to the ground floor and a small opening to the first floor.

West Elevation

West Elevation

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South Elevation The south elevation faces into the farmstead yard. The elevation has two stories, with a brick buttress added to the east end of the wall. The wall is built mainly of brick, with several reused stones built into the wall. There is one timber door to the west end of the facade, and two windows, all under brick arches. Two inserted cart doors with timber lintels and timber doors are located to the centre and at the east end. Three small pitching holes, with timber shutters are located at the first floor level. There are three sections of inserted brick panels.

South Elevation

South Elevation

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The East Elevation The east elevation is a gable end with one inserted timber window to the ground floor. There are two, two storey inserted brick panels with a central pier, all under a timber lintel. A date stone, partly damaged, located near the gable, reads with W? 184?.

The East Elevation

The East Elevation and Date Plaque

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2.3.3 Interior

The interior of the barn is divided into three sections on the ground floor. The western section has a brick floor, partly covered in concrete, which shows evidence of drainage channels. There is a timber stair along the north wall. The central section has a concrete floor and an inserted fireplace. The eastern section has a floor covered in stone slabs and timber braces along the eastern wall supporting the floor above. The timber floor of the first floor has been partially covered in hardboard. The first floor is one open space, with two brick cross walls and one timber truss. The rough timbers supporting the openings in the cross walls and some of the purlins have tenon holes and timber joints which suggest these timbers were reused.

Interior Sections

Ground Floor Plan

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First Floor Plan

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Section 3 History of Thelwall and Bridge House

3.1 History and Development of Thelwall Village

The historic environment record for the immediate area indicates early human presence through two findspots for the following objects: a prehistoric spindle whorl (SMR 511) and an early Bronze Age flat bronze axe, found near the Dog and Dart Inn in 1860 (HE Pastscape 73253). Aerial photography identified the cropmark of what may have been a ploughed out round barrow (SMR 2169/1).

Thelwall lies on the south bank of the River Mersey and has both historically and to this day been an important crossing point of the waterways between Manchester and Liverpool. Over time the river Mersey was supplemented by the Bridgewater Canal in the 18th century and the Manchester Ship Canal in the 19th century. Today the village of Thelwall lies between the Bridgewater Canal and the Manchester Canal. A bronze age hollow log boat was found in the area, as early evidence of this role and in modern times, even when there was an important motorway viaduct bearing the name Thelwall, a daily ferry service was still maintained by the Manchester Ship Canal Company.1

Thelwall’s documented origins lie in construction of a “burh” or fortified structure at Thwl Wael or wall of stakes (“thelle” Saxon for stakes, “wael” for wall). An alternative meaning has been suggested from Thealwaele, “deep pool at a plank” or perhaps as pool with a plank bridge.2 The structure was later repaired and manned as a defence against the incursions of the Danes, as part of Edward of Mercia’s wider defence of the area in 918, recorded in the Anglo Saxon chronicles.3 No archaeological evidence for the fort has been found but it points to the location’s significance as a strategic point.

Thelwall was not mentioned at Domesday but the name does reappear in the 12th and 13th centuries and in 1405 the Cheshire Mize (tax records) listed that Thelwall was assessed at 32s 0d and Latchford at 20s 0d, compared with Lymm’s assessment of 72s4. Peter de Leycester refers to a chapel was founded by Thomas Brookes and built by 1577; this appears in Saxton’s County Map of 1577 and Speed’s of 1610. It was still present in 1743 but was replaced on the same site by All Saints in 1843. This church lies due north of the Bridge House site.

Medieval documentation of Thelwall is primarily associated with land ownership and rights but refers in several places to the fishing rights, reflecting the proximity to the river.5 Salmon were common in the river and a salmon fisher’s house and smokehouse can still be seen on Ferry Lane, dating from the 16th century. From the 17th century some substantial houses were built, including Thelwall Old Hall in 1618, a half-timbered house on the corner of Laskey Lane with a plaster frieze dated 1658 which had an ice house in the garden as well as cottages.

The second half of the 18th century, following the conclusion of the Seven year War with France, was a period of economic growth in England. Throughout the country the gentry were building new houses in the latest style; Thelwall Hall was built during this period in the Georgian style. Merchants such as John Stanton were moving from Liverpool; he established a gunpowder mill in Thelwall at this time6. During the 1760s the Bridgewater Canal was cut just south of Thelwall and runs just south of what was then the Turnpike (now Stockport Road), near the Bridge House site. This connected the Duke of Bridgewater’s coal mines in Worsley to Manchester and, in a second stage approved by Act of Parliament in 1762, on to Runcorn to connect with the port of Liverpool. This

1The Cheshire Village Book, (Chester: Countryside Books, 1990), 214. 2 Thelwall Archaeological Assessment, Cheshire Historic Towns Survey, 2003, 1. 3ibid, 214. 4 Thelwall Archaeological Assessment, Cheshire Historic Towns Survey, 2003, 4. 5 G. Ormerod, History of the County Palatine and City of Chester (Chester: Routledge, 1882), 747. 6 M.Taylor, No Mean City: A Local History of Thelwall (2007). Kathryn Sather & Associates Page 13

North Barn, Bridge House, Thelwall: Heritage Appraisal brought new prosperity to the area and significantly enhanced transport links to both the docks at Liverpool and the city of Manchester for the area. Two humpbacked bridges connect the village of Grappenhall with Thelwall.

The church in Thelwall dates from 1843 (it is built on the site of a former chapel, probably 18th century).7 Although a new church has been built in 1843, the next phase of Thelwall’s development involved the construction of the Stockport and Warrington Railway line, authorised in 1853 and completed in 1854. Thelwall station was opened in June 1854, located on the line between Lymm and Latchford, just south of Bridge House.

Thelwall’s population fluctuated from 458 in 1871, to 774 in 1891, and 509 in 1931. Although nearby Grappenhall was larger and grew more rapidly (from 734 in 1871 to 1945 in 1911), when the Runcorn parish was deemed too large, it was at Thelwall that the new parish was established in 1870 and an Elementary School in 1871, to complement the school which had been opened in Grappenhall in 1846. The area remained predominantly arable with the chief crops being wheat, oats and potatoes.

The area underwent more change in the late 19th century with the construction of the Manchester Ship Canal, which ran between Thelwall and the River Mersey. Manchester industrialists had been growing more critical of the charges levied by the Port of Liverpool; it was cheaper to import some goods via Hull. The Bridgewater Canal and the railways were inadequate to carry the tonnage involved and goods travelling on these were subject to fees for clearing the Port of Liverpool. There was considerable opposition, not least in Liverpool, but the Manchester Ship Canal Act was passed in 1885. The 36-mile canal was finally opened to traffic in January 1894, and became the third busiest port in Britain, carrying over 20,000,000 tonnes at its peak in 1958. The route runs in an almost straight line from the River Mersey at Runcorn to the port area just south west of Manchester city centre. A minor local detail of its construction involved construction of iron pipes under the ship canal to carry the small river local to Thelwall, the Laskey Brook.8

In the later 20th century Thelwall’s population rose to about 3,000, with denser modern housing providing accommodation for those working in the nearby town of Warrington. The construction of the M6 motorway, which bridges the Manchester Canal nearby, and the M56 connecting West Cheshire and Manchester, has enhanced its transport links. However it is also a period when farming has become more challenging, with greater mechanisation, economies of scale and competition from the global market, rendering many agricultural buildings redundant.

3.2 History of Bridge House and the North Barn

3.2.1 The Development of the Proposal Site

There are no entries in the HER to indicate that there was settlement on the site during the Prehistoric, Roman, or Anglo Saxon periods. Although Thelwall appears on early county maps of Saxton (1577) and Speed (1610) as ‘Thelwall Chapelry’ and upon Burdett’s map of 1777 but these do not provide any details of the site.

Bridge House lies to the south of Thelwall village centre. The date of construction of Bridge House and its two barns is not known but all three were present in 1845. Charlesworth gives a date of 1833 but also suggests that the main barn may pre-date the farmhouse, based on structural evidence. The brickwork suggests a mid 19th century date. The buildings are constructed of brick, laid in an irregular English Garden Wall Bond, with slate roofs.

The first detailed map including the site is the Tithe map, for which the area was surveyed in 1845. This shows the site located on the northwest corner of crossroads. The Turnpike runs west-east to

7 Ibid,103. 8 Kelly’s Directory of Cheshire (London: Kelly’s Directories Ltd. 1892). Kathryn Sather & Associates Page 14

North Barn, Bridge House, Thelwall: Heritage Appraisal the south of the site and beyond the meandering Bridgewater Canal. Bell Lane intersects this and runs to the east of the site. The apportionment describes plot 236 as comprising a house, farm buildings, a yard, a stackyard (a storage area for stacks of hay or grain), garden and orchard. The map shows plot 236 has three distinct areas. The farmhouse is on the west side of the plot and it attached on its eastern elevation to a large rectangular barn running north-south. A field or plot, still part of the plot 236 is shown to the west of this. To the east of the farmhouse and barn is another barn (the North Barn), with a projecting bay to the north, located closest to the crossroads with ground around it. To the northwest of the house and barn is another plot, also designated 236, with a small building in its southeast corner. This area comprises the Bridge House development site. To the north of the house is plot 235, named Croft Green. Although it is said to have been the site of a Cottage and Garden, the map shows no building. North of this is plot 234, a narrow band of trees with a pond in the middle, owned and “occupied” by James Stanton (of the gunpowder mill family), described as a plantation.

The earliest known information on owners and occupants is provided by the Tithe Map apportionment, which lists the owner of 236 as William Nicholson, whose family still lived at Thelwall Hall in 1872. The occupier was Elizabeth Houghton, who also occupied plot 235, to the north of 236. The 1861 Census lists her, together with her husband, William, their four children, three servants and a lodger at the property. William Houghton is described as a farmer of 60 acres; plot 236 is one acre in size according to the Tithe Map apportionment. The 1871 census lists eight children but only one servant, a labourer.

The OS First Edition 6”: 1mile map surveyed in 1873-6, shows a small square structure in front of the North Barn in plot 236. The area to the west and north of the farmhouse is shown as an orchard. A band of trees is shown on the eastern boundary of plot 231, giving shelter to the farmhouse from the prevailing westerly winds. Plot 235 has four small structures of different sizes in a line in the centre of the field with the label “well”. In addition the railway, with Thelwall Station, appears due south of the site (opened June 1854).

The OS second edition (1882) shows a drive from the road to the farmhouse and small structure towards the northern edge of field 236. Adjacent to this plot 235 has been subdivided into three areas and only the larger, most easterly of the three structures shown in the 1873 map is still present, with the well appearing to its southwest.

By 1891 William has presumably died and Elizabeth is listed as the farmer; she lives there with the youngest son Albert and a farm servant and a female domestic servant. She died at some point between 1896 and 1901, by when her second son William had taken over the tenancy and lived there with his wife and his brother Albert; the Houghton family tenancy lasted at least 57 years. However the 1911 the occupants are listed as Charles and Annie Lloyd, farmers but with no acreage given.

The barns were altered both externally and internally in the 20th century9. Charlesworth mentions that the main barn has stalls and feeding troughs, indicating the presence of livestock, but also the adaptation to garage usage and later workshop/retail usage during the last century. The North Barn includes evidence of storage and garage usage, as well as a large brick fireplace (but no ovens) to the east end; it was allegedly used as a bakery during the early and mid 20th century10.

9 S. Charlesworth, Bridge House, English Heritage Listing File, 23/11/2007, http://pastscape.org.uk/hob.aspx?hob_id=1470640 10 Ibid. Kathryn Sather & Associates Page 15

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3.2.2 Sequential Development of the Site

1845 Tithe Map of Thelwall

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1875 OS map 1882 OS Map

1896 OS Map 1899 OS Map

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1910 OS Map 1911 OS Map

1929 OS Map 1936 OS Map

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1938 OS Map 1944 OS Map

1946 OS Map 1951 OS Map

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Section 4 Significance of the Buildings

4.1 Methodology This section contains a statement of significance which addresses the significance of the historic building proposed for dismantling and rebuilding. The North Barn at Bridge House is situated within a Conservation Area. There is currently no Conservation Area Appraisal for the area, but a detailed Village Design Statement provides information on the Conservation Area. The buildings on the site are not listed structures, but are part of the local list. This section has been compiled using the values outlined in English Heritage’s Conservation Principles, Polices and Guidance for the Sustainable Management of the Historic Environment. These values are evidential value, historic value, aesthetic value and communal value.

4.2 Significance of the North Barn

Historical: Illustrative Value  The North Barn was originally built as an agricultural building c.1840, a time during which a number of farmhouses were erected in the area.  The relationship between the North Barn, Bridge House and their setting is illustrative of the agricultural nature of area surrounding Thelwall village.

Historical: Associative Value  The Bridge House and North Barn are associated with an important local family.

Evidential Value  The structure has retained historic fabric that provides evidence of historic building techniques.  The addition of the large fireplace is evidence of a change of use of the building, the evolution of the site for various uses and provides evidence of local commercial activity.

Communal: Social Value  In addition to its earlier agricultural uses, the North Barn may also have functioned as a bakery and it may hold a level of significance of the local community.

Summary

The significance of the building lies in its historical, evidential and illustrative value. The site is associated with a local landowning family, provides evidence of the agricultural methods and advancements of local industry, as well as illustrating the agricultural nature of the surrounding area. The local community may feel a sense of association with the site.

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Section 5 Description of the Thelwall Village Conservation Area

5.1 Designation and Extension

Thelwall Village was designated as a Conservation Area in 1977 and was subsequently extended in 1991 and 1996. The important approach to the village from the east was incorporated in to the Conservation Area in 1991 and 1996. To the north of the area a further extension of the conservation area boundaries encompassed the original course of the River Mersey. The historic village centre is bounded to the north by the Ship canal, to the east and south east by large tracts of agricultural land, to the south by the Bridgewater Canal and west by 20th Century residential development. The character of the area includes a varied mixture of properties, mainly one and two storey development that varies in style and age. There are examples of black and white timber framed structures, large Georgian Houses, small 18th and 19th century cottages and more substantial farmsteads.

5.2 Building Materials and Building Types

Due to the evolution of the village, there are a variety of construction materials are present. These include rustic brickwork; sandstone; slate and rosemary type tiles; York stone flags and cobbled areas. Housing styles are varied but some key features include buttressed walls, hipped roofs, decorative brickwork features and exposed beams. There are also a variety of uses, as would be expected within a village, residential, commercial, community and entertainment uses are all present in the small, historic village. With reference to ‘countryside buildings’ the Village Design Statement notes, 'Quite a number of the remaining 18th and 19th Century farm buildings are still intact, although in many cases agricultural uses have been replaced by residential or commercial occupancy and also community facilities. These buildings continue to make a valuable contribution to the rural and architectural heritage of the area.'

5.3 Key Buildings

The Conservation Area focuses around the Pickering Arms, a black and white timber framed building with later brick extensions. Many of the key features of the Conservation Area are grouped around this distinctive building. The post office and a row of traditional 19th Century cottages of mellow red brickwork are located directly across from the Public House. Other important buildings nearby include All Saints Church, Old School House, the Little Manor and Chaigeley School (originally Greenfield House), all with distinctive architectural styles.

Another area of historic character within the conservation is Ferry Lane, to the north. It takes its name from the ancient river ferry crossing. There a number of historic buildings in this area, including the Old Hall, built in the 17th century. Less grand but still of historic and social significance is the ferryman’s hut, also the small, dilapidated wooden and brick outbuildings near the Ferry, add character to the canal side area.

At the junction of Bell Lane and Lymm Road is The War Memorial, erected in 1923. This commemorates a thousand years of settlement in Thelwall and the fallen heroes of two World Wars. Bell Lane Cottage is also located in this area, as are Beech House and Beech Cottage, Old Hall Farm and Home Farm; all buildings that reflect the rural origins of the village.

5.4 Green Spaces and Views

Green spaces are limited within the conservation area and there are only two public open spaces. One is the small village green opposite the Old School House on Thelwall New Road. The second

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North Barn, Bridge House, Thelwall: Heritage Appraisal is Elizabeth Park, formerly the site of Thelwall Hall, which was demolished in the 1960s. This park is considered in the Village Design Statement to be of vital importance to the village, 'with its sweeping parkland views, mature trees, walks and sports pitches. Although not publicly accessible, the grounds to Chaigeley School lend an additional feeling of space to the village centre and also accommodate the War Memorial'. There are some views from the village out into the countryside, but most of the views looking in or out of the conservation area are constrained by trees and buildings.

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Section 6 Assessment of the Special Interest of the Conservation Area

The English Heritage document, Understanding Place: Conservation Area Designation, Appraisal and Management, outlines the key elements that define special interest (significance) within a Conservation Area. These are as follows:  Location and Setting  Historic Development  Architectural Quality and Built Form  Open Spaces, Parks, Gardens and Trees  Positive Contributors (sometimes referred to as key buildings)  Locally Important Buildings

The following assessment establishes the special interest of the Thelwall Village Conservation Area using the above assessment criteria.

6.1 Location and Setting

The Conservation Area encompasses the heart of the historic village of Thelwall. The settlement was probably first established in this location due to its proximity to the River Mersey. Today Thelwall is situated between the 18th century Bridgewater Canal and the 19th century Manchester Ship Canal, altering the relationship of the settlement to the landscape. This however, does not negatively affect the historic character of the village, instead it illustrates the changing nature of the landscape in light of 18th and 19th century developments in transportation and industry, reflected by the expansion of the village. The buildings along Ferry Lane also stand as reminders of this today.

The agricultural land to the east and south remains as testament to the agricultural nature of the settlement of Thelwall and the wider area of Cheshire. Although there are areas of modern housing throughout the village and alongside the conservation area there is still a strong sense of connection with the surrounding agricultural landscape as numerous farmsteads with agricultural buildings are dotted throughout the village.

Important views within a conservation area should be considered when assessing location and setting. The Conservation Area Appraisal leaflet does not identify any important views within the conservation area, it only states: 'Most of the views in and out of the village are contained and framed by trees or buildings and in places views of the countryside can be seen.'

6.2 Historic Development

Within the Thelwall Conservation Area the remaining agricultural land and farmsteads tell the story of the agricultural origins of Thelwall. The variety of remaining historic structures within the Conservation Area charts the evolution of the settlement and adds to the historic character and the significance of the area.

EH guidance recognises that archaeological remains often contribute to the sense of place evident in the present day area. There are archaeological find spots from the Neolithic, Roman and medieval periods. We know that the village was settled in the Anglo Saxon period, although the site of the burh has not been located. According to the Cheshire Historic Towns Survey: Thelwall Archaeological Assessment, three possible sites are suggested, including two in the vicinity of Thelwall village, the third is to the west in Latchford. There is a level of archaeological potential within the Conservation Area for remains dating to the Anglo Saxon period however, despite an

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North Barn, Bridge House, Thelwall: Heritage Appraisal intensive field walking programme, there is no known archaeological evidence to indicate the location of the burh.

6.3 Architectural Quality and Built Form

The quality of the historic architecture within the Conservation Area is very high. The majority of the historic structures are in very good condition and have retained a high level of architectural detail and historic fabric, which contributes to their significance. There are twelve listed buildings within Thelwall, all of which are grade II. There is also a local list which includes buildings within the conservation area.

The built form is extremely varied, there are examples of a variety of historic architectural styles including the black and white timber framing of the Pickering Arms; grand farmhouses such as Beech Farm and Old Hall Farm; smaller more modest terraces of red brick in the village centre; civic buildings such as the Old School House, and the smaller farmsteads such as Bridge House. This tells the storey of the evolution of Thelwall from an agricultural settlement to a thriving village.

The Pickering Arms The Old Post Office

Thelwall Old Hall War Memorial

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6.4 Open Spaces

There are two designated public open spaces within the Conservation Area, the village green and Elizabeth Park. Agricultural land along Stockport Road and Bell Lane as well as the grounds to Chaigeley School contribute to the feeling of openness in the area. This sense of open countryside does promote the historic agricultural nature of the settlement and contribute to the historic character of the Conservation Area.

6.5 Positive Contributors (Key Buildings)

When assessing structures that make a positive contribution to the significance of a Conservation Area Historic England guidance offers the following advice,

Most of the buildings in a conservation area will help to shape its character. The extent to which their contribution is considered as positive depends not just on their street elevations, but also on their integrity as historic structures and the impact they have in three dimensions, perhaps in an interesting roofscape, or skyline. Back elevations can be important, as can side views from alleys and yards. It will be helpful to identify those key unlisted buildings that make an important contribution to the character of the conservation area, as well as those which clearly detract from it and could be replaced.11

The exterior of the structure and retention of architectural details is a material concern when assessing positive contribution, as is the historic integrity of the element. The North Barn on the Bridge House site is in a state of disrepair and has lost historic fabric. A recent structural survey noted that, “Significant structural defects have developed within the building structure caused it is believed by foundation settlement, tree root growth, weathering, wind and floor loading application.”

The Thelwall Village Conservation Area Leaflet does not identify key buildings, but the Village Design Statement refers to ‘Important buildings’. The buildings on the Bridge House site are not identified as important buildings in the review of Thelwall Conservation Area or the Village Design Statement. Given that North Barn on the proposal site has suffered considerable losses, the historic values and forms of the structure has been eroded. Although the positive contributors or key buildings of Thelwall Village Conservation Area have not been identified as there is no formal Appraisal, the following list summarises many of the historic structures and significant green spaces which make a positive contribution to the conservation area:  Thelwall Old Hall  Huts at Thelwall Ferry, including the Ferryman's Hut  The Pickering Arms  All Saints Church & Parish Hall  Chaigeley School  Old Post Office  War Memorial  Old School House  Little Manor  Bridge House Farmstead, Home Farm, Old Hall Farm. Old Village Farm, Laskey Farm  Bell Lane Cottage, Ivy Cottage, Beech Cottage, Beech House, Romiley House  Village Green  Elizabeth Park

11 English Heritage. Understanding Place, Conservation Area Designation, Appraisal and Management (March, 2011) 14. Kathryn Sather & Associates Page 25

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Bell Lane Cottage Little Manor

Lych Gate to All Saints Church All Saints Church

6.6 Locally Important Buildings

Warrington Borough Council has a Local List for the Thelwall Conservation Area. The buildings of the Bridge House site are assessed as being of local interest and are entered on this list.

Bridge House and South Barn South Barn at Bridge House

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6.7 Contribution of Elements of the Proposed Development Site to the Special Interest of the Conservation Area

Each component proposed for demolition has been assessed against the EH criteria for elements that define special interest within a Conservation Area. Each component has been assigned a level of contribution to the special interest of the conservation area. The levels used are:

High Level of Positive Contribution The element is relatively intact with a high level of integrity, has a high level of special interest, and makes an important contribution to the wider significance of the Conservation Area. Buildings or structures at this level are likely to be listed buildings or scheduled ancient monuments.

Medium Level of Positive Contribution The element may have been slightly altered but retains its integrity, may have less special interest, and its contribution to the wider significance of the area is less important than listed buildings or monuments.

Low Level of Positive Contribution The element may have been significantly altered, have a low level of integrity, the special interest may have been lost and it makes a low level of contribution to the wider significance of the area.

Neutral Level of Contribution The element has some potential to contribute to the character of the Conservation Area, or has a neutral impact on the character of the Conservation Area.

Negative Contribution The element has no significance, and makes a negative impact on the character of the Conservation Area.

Building/ Site Contribution Reasons Element The North Barn at Low Positive The historic uses of the structure provide a low level of Bridge House historic special interest in relation to the evolution of farming in the area and the agricultural nature of the landscape.

Although significantly altered, the structures retain some architectural historic details that contribute to the historic character of the Conservation Area.

However the structure has lost its structural integrity and is in a state of disrepair, which erodes the historic form of the structure and has a negative impact on the character of the Conservation Area.

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Section 7 Proposed Dismantling and Rebuilding Works and the Effects of the Proposed Works on the Special Interest of the Conservation Area

7.1 Description of Proposed Dismantling and Rebuilding Works

7.1.1 Structural Condition of the North Barn The structural condition of the North Barn has been assessed as part of the proposed residential conversion scheme granted planning permission. At the time of the inspection, much of the exterior of North Barn was covered in vines although structural defects were noted. Following the granting of planning permission for conversion of the North Barn, the vines were removed from the exterior and a small extension demolished, as agreed by the planning permission. At this point the barn was assessed in October 2015 by Trevena Blake and Associates, Consulting Structural Engineers. The North Barn was cordoned off based upon the structural engineer’s appraisal due to the potentially unsafe condition of brick wall panels. The Engineers report stated; ‘The stability of several panels was immediately determined as being dangerous, evidenced by significant movement resulting from the application of minor lateral hand pressure and an outwards lean of 40-50mm.’

Trevena Blake and Associates, Consulting Structural Engineers concluded:

‘I am of the opinion the current poor, structural condition of the barn is such that under extreme adverse weather conditions it could be susceptible to localized collapse. The repairs proposed are extensive and given the extremely poor and potentially unstable condition of the building the safe and satisfactory undertaking of the refurbishment and strengthening works together with the adoption of essential Health and Safety protocols could render the project unviable. In such a situation I would recommend the demolition of the building and site clearance. An alternative proposal would be to carefully dismantle the building, recovering appropriate materials - bricks, stone, slates, trusses and purlins etc. for re-use in a replacement building of a similar size and appearance. Appropriate strip footings would be constructed on the site of the original barn on which the new property can be built incorporating all the original features, details and unique elevations. Where necessary, additional materials could be sourced to supplement bricks, slate etc. which are considered unsuitable for re-use.’

In addition, Align Building Control have stated:

In my opinion the structure is so distressed that any attempt to carry out remedial works would put any building operative at great risk from a localised collapse. It would be prudent at this stage for the developer to contact the Local Authority Building Control Department who after inspection consider the building to be a dangerous building under sections 77 & 78 of the Building Act 1984 whereby it may be necessary to take immediate action the danger including demolition of the structure.

7.1.2 Proposed Dismantling and Rebuilding of the North Barn McCaul Developments have prepared a Method Statement for the dismantling of the structure and salvage and storage of the building materials. As suggested by the Structural Engineer, new foundations will be constructed, and the building rebuilt using the salvaged materials, principally the bricks which are capable of reuse, the slates, the roof truss and the stonework. The North Barn will be rebuilt to the same footprint, with the internal floor plan and external elevations as agreed in the previous planning permission. Proposal plans and elevations have been prepared to illustrate the new structure which will be rebuilt from the salvaged materials.

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Proposed South Elevation

North Elevation

West Elevation East Elevation

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7.2 Local Planning Policy and Guidance and Impact of the Proposed Works

7.2.1 Warrington Local Plan Core Strategy Policy QE 8: Historic Environment of the Warrington Local Plan Core Strategy is relevant to the proposed works. Particularly relevant to the proposal are these extracts:

The Council will ensure that the fabric and setting of heritage assets, as set out below, are appropriately protected and enhanced in accordance with the principles set out in National Planning Policy.

Development proposals which affect the character and setting of all heritage assets will be required to provide supporting information proportionate to the designation of the asset which;  adopts a strong vision of what could be achieved which is rooted in an understanding of the asset's significance and value, including its setting;  avoids the unnecessary loss of and any decay to the historic fabric which once lost cannot be restored;  recognises and enhances the asset's contribution to the special qualities, local distinctiveness and unique physical aspects of the area;

7.2.2 The Village Design Statement There is no conservation area appraisal for Thelwall Village Conservation Area. However, the Village Design Statement for the Parish of Grappenhall and Thelwall contains several relevant guidelines and recommendations including:

G4 The demolition of large character properties is unacceptable unless it can be proved that there is no viable alternative use.

G5 In locations where large properties are demolished or substantially modified, or gardens/plots considered acceptable for development, any subsequent development must reflect the key architectural features and scale of the original or adjoining developments to ensure that the essential character of the area is preserved and enhanced.

G6 The size, scale and essential character of any new buildings or building extensions and the materials of construction and architectural features must display an acceptable level of continuity and sympathy with adjacent developments to ensure a harmonious effect.

R9 Any new developments in the Thelwall Village Centre and Conservation Area should aim to compliment adjacent buildings in both style and scale.

7.2.3 Assessment of the Proposed Works Against the Guidelines The overarching aim of Policy QE8, the protection and enhancement of heritage assets in accordance with NPPF, is set out in section 7.3 below. This Heritage Appraisal sets out the significance and value of the North Barn and its setting. The proposal for dismantling and rebuilding the North Barn on new foundations is actually necessary to prevent the collapse and loss of the structure. Rebuilding the North Barn will ensure the structure is structurally sound. Reusing the building materials and rebuilding to the same design will ensure the contribution the North Barn make to the local distinctiveness and character of the area is preserved.

With reference to the Village Design Statement, it is unclear whether the North Barn at Bridge House constitutes a large character property, but it is locally listed, which confers a degree of local significance. The structural report of October 2015 clearly assesses the North Barn as unstable and potentially dangerous in its current condition. The potential costs for the necessary underpinning, rebuilding and repair make the conversion of the structure unviable.

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Following rebuilding, the North Barn will still reflect the key architectural features and scale of the original structure as the salvaged materials will be reused and the exterior elevations and roof will be rebuilt as the previous planning permission allowed.

As the North Barn will be dismantled and rebuilt on new foundations, the size, scale, essential character, materials of construction and architectural features of the existing North Barn will be retained in the new structure. This will ensure a high level of continuity with Bridge House and the attached barn, as well as with the conservation area as a whole.

Although as a rebuilt structure, the new North Barn is not a new development, it will be a conversion to a new use. However, the rebuilt structure will continue to complement the adjacent buildings in both style and scale in the same way as the existing structure.

7.3 National Guidance and Impact of the Proposed Works

With regards to dealing with conservation areas, the Historic England commentary on the National Planning Policy Framework states: Loss of a building or other element that makes a positive contribution (such as a designed square) requires clear and convincing justification and may amount to substantial or less than substantial harm, depending on the degree of contribution to the significance of the conservation area overall.12

The below assessment establishes if the proposed demolition constitutes substantial or less than substantial harm to the significance of the Conservation Area. This is achieved by considering the effects of the proposals on the elements that constitute special interest within the Conservation Area.

7.3.1 Impact of the Proposed Works on the Location and Setting The proposed dismantling and rebuilding of the North Barn at Bridge House will not affect the setting of the conservation area. The agricultural heritage of the area may have been one of the initial reasons for the designation of the Thelwall Village Conservation Area. However, the context of North Barn as part of a former farm complex will still be clear and the contribution this makes to the setting of the conservation area will be retained. The demolition of the North Barn is necessary due to the lack of structural integrity. This will cause less than substantial harm to the plan form of the site, as the historic plan form of the former farm complex will be retained. The demolition and rebuilding of North Barn will not have a detrimental effect on the special interest of the conservation area overall.

The proposed dismantling and rebuilding of the North Barn will cause less than substantial harm to the significant views within the Conservation Area. As there is no conservation area appraisal, there are no significant views identified for the Thelwall Village Conservation Area. However, as the North Barn is being rebuilt and as such the exterior elevations, materials, and form will be replicated as allowed on the planning permission, views within the conservation area will not be affected.

7.3.2 The Impact of the Proposed Works on the Historic Significance The historic special interest of the Thelwall Village Conservation Area is reflected both by the remaining agricultural buildings, the good quality historic village structures including the church, the village green and the buildings surrounding it, the structures at the ferry crossing, and the road layout between the ship canal and the Bridgewater Canal.

12 English Heritage. English Heritage Commentary on the National Planning Policy Framework (27th March 2012). Kathryn Sather & Associates Page 31

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The extent to which the North Barn reflects the historic significance of the conservation area has been diminished due to the numerous alterations to the building. The alterations to the elevations have diminished the amount of evidence it can provide about the specific historic uses of the barn. Rebuilding the barn will cause no harm to the historic special interest of the Conservation Area overall.

7.3.3 The Impact of the Proposed Works on the Architectural Quality and Built Form The proposed demolition and rebuilding will positively affect the architectural quality of the conservation area and the built form will be unaffected. The current quality of North Barn is poor and dangerous, and all elevations have suffered loss of architectural details that contribute to architectural quality. The rebuilt structure will be structurally sound and capable of a new use which will contribute to the overall architectural quality of the conservation area. As a rebuilding of the existing barn, the built form will be unchanged.

7.3.4 The Impact of the Proposed Works on Positive Contributors and Key Buildings There is no defined list of buildings which make a positive contribution to the Thelwall Village Conservation Area. However, Bridge House, the attached barn and the North Barn are all locally listed buildings, and as such would generally be considered to make a positive contribution to the character of the conservation area. The proposed demolition and rebuilding of the North Barn would ensure that this structure can continue to make a positive contribution to the character of the area.

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7.4 Heritage Impact Assessment Table The following table sets out the proposed works, identifying the potential impact on the character of the Conservation Area and proposed mitigation.

PROPOSED WORK CONDITION OF FABRIC CONTRIBUTION OF THE EFFECTED POTENTIAL IMPACT OF WORK & AFFECTED ELEMENT TO THE SPECIAL PROPOSED MITIGATION INTEREST OF THE CONSERVATION AREA Dismantling of the Very Poor and Dangerous: Low Positive: Low Negative Impact: North Barn The North Barn is The historic uses of the structure Dismantling the structure will have a negative structurally unstable, with provide a level of historic special impact on the integrity of the building, but it is cracks in the walls, concave interest in relation to the evolution of necessary due to the structural instability and gable wall and leaning the site. mitigated by salvaging the building materials sections of unbonded brick The structure provides a level of historic and reusing the historic materials in the panels which show special interest with regards to the rebuilding of the structure. continuing movement. The historic association with the Nicholson structure is not capable of family. Any programme of building recording beneficial re-use in its The North Barn has suffered from undertaken prior to the demolition of this present condition. substantial alterations which have structure may need to be a photographic survey eroded the historic form internally and taken from the exterior only due to the externally. dangerous condition of the gable wall, the many substantial cracks and leaning brick panels. Salvage, storage and Fair to Very Poor: Low Positive: Low Positive Impact: protection of reusable Most bricks and slates are Some of the building materials are All reusable building materials will be salvaged building materials in reasonable condition and original and date from c1844. and stored as per the methodology statement. capable of reuse. The This includes bricks, stonework, slates and the timber roof truss needs timber roof truss. timber treatment for wood boring insects. Some of the stonework is in poor condition but may be capable of reuse.

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PROPOSED WORK CONDITION OF FABRIC CONTRIBUTION OF THE EFFECTED POTENTIAL IMPACT OF WORK & AFFECTED ELEMENT TO THE SPECIAL PROPOSED MITIGATION INTEREST OF THE CONSERVATION AREA Rebuilding the North Foundations are Very Poor: Low Positive: Low Positive Impact: Barn to the same It appears that insufficient The rebuilt North Barn will appear like The rebuilt North Barn will be structurally stable, design, on the same foundations may be part of the existing structure, but without the with sufficient foundations and capable of reuse. footprint, using the the reason for some of the cracks, leaning panels and concave salvaged materials on structural instability. gable wall. a new foundation

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Section 8 Conclusions

8.1 History, Development and Usage North Barn, part of the Bridge House farmstead, was built c1840 as a barn. The uses of the structure changed over time as the barn was no longer needed for agricultural purposes. The barn has had significant external and internal alterations and is now deemed potentially unsafe due to structural instability.

8.2 Significance of the North Barn Along with Bridge House and the South Barn, the North Barn is locally listed, which confers a level of local interest and significance. The North Barn makes a low positive contribution to the character of the Thelwall Village Conservation Area.

8.3 The Special Interest of the Conservation Area Warrington Borough Council have produced a Thelwall Village Conservation Area leaflet but there is no conservation area character appraisal which identifies the special interest of the Conservation Area. For the purposes of the Heritage Appraisal, the special interest of the Conservation Area was assessed using the criteria for elements that define special interest in conservation areas, as outlined in Historic England Guidance. Below is a summary of the special interest of the Thelwall Village Conservation Area:

 The earlier bridge, and later ferry, documented in the structures at the end of Ferry Lane;  The location and setting of the Conservation Area, in close proximity to both Bridgewater Canal and the Manchester Ship Canal;  The number of good quality historic structures of various types, including school, church, hall, public house and farmsteads;  The open spaces including the village green.

8.4 The Proposed Works The proposed works involve the dismantling and rebuilding of the North Barn at Bridge House, Thelwall. This former barn makes a low positive contribution to the character of the Conservation Area. The former barn has been significantly altered, is derelict, is in a dangerous condition and as such is not capable of beneficial re-use in its current condition. The proposal includes the careful salvage and storage of the reusable building materials, and rebuilding the North Barn on new foundations, to the same form and elevations with the reused materials.

8.5 Heritage Asset Considerations

8.5.1 National Planning Policy Framework Guidance The National Planning Policy Framework states that in determining applications, Local Planning Authorities should take account of:  the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;  the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and  the desirability of new development making a positive contribution to local character and distinctiveness.13

13 Department for Communities and Local Government, National Planning Policy Framework (London: Department for Communities and Local Government, 2012) 31. Kathryn Sather & Associates Page 35

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8.5.2 Impact of the Proposed Works on the Special Interest of the Conservation Area None of the buildings within the application site are listed or of listable quality but are locally listed. All of the structures within the proposal site are located within a Conservation Area. The English Heritage commentary on NPPF (27th March 2012) states; “Loss of a building or other element that makes a positive contribution (such as a designed square) requires clear and convincing justification and may amount to substantial or less than substantial harm, depending on the degree of contribution to the significance of the conservation area overall”.

As part of the residential development and conversion project, the Bridge House farmhouse and attached South Barn will be repaired and converted for residential use. The North Barn will be dismantled, rebuilt on proper foundations and converted to two residential units, thus ensuring a viable future for the structure. The dismantling and rebuilding of the North Barn will not damage the historic focus of the Conservation Area or cause harm to the architectural quality of the Conservation Area overall. The proposed works do not result in the total demolition and loss of the North Barn, but are necessary due to the unstable walls and for the future viable use of the structure.

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Section 9 Sources

Published Works Bell Munro Consulting Ltd. Structural Inspection of the Bridge House and Barns, Thelwall, Cheshire. Manchester: September 2014. Cheshire County Council. Cheshire Historic Towns Survey: Thelwall Archaeological Assessment. Chester: 2003. Cheshire Federation of Women’s Institutes. The Cheshire Village Book. Chester: Countryside Books, Newbury and the CFWI, 1990. Department for Communities and Local Government. National Planning Policy Framework. London: Department for Communities and Local Government, 2012. English Heritage. Conservation Principles: Policies and Guidance for the Sustainable Management of the Historic Environment. London: English Heritage, 2008. English Heritage. Understanding Place, Conservation Area Designation, Appraisal and Management. London: English Heritage, 2011. English Heritage. The Setting of Heritage Assets. London: English Heritage, 2011. Grappenhall and Thelwall Parish Council. Village Design Statement: The Parish of Grappenhall and Thelwall. 2003. Kelly’s Directory of Cheshire 1902. London: Kelly’s Directories Ltd, 1902 Kelly’s Directory of Cheshire 1896. London: Kelly’s Directories Ltd, 1896 Morris & Co’s Directory of Cheshire Towns 1874. Nottingham, 1874 Ormerod,G. History of the County Palatine and City of Chester. Chester: Routledge, 1882. Trevena Blake and Associates Ltd. Property Inspection Report of Bridge House, Stockport Road, Thelwall, North Barn for McCaul Developments. Oldham: October 2015 Taylor, Michael. No Mean City: A Local History of Thelwall in Cheshire. Chester: Marlston Books, 2010. Warrington Borough Council. Thelwall Village Conservation Area Leaflet. 2000.

Maps and Plans 1845 Tithe Map of Thelwall 1875 OS Map, Cheshire sheet XVII 1882 OS Map, Cheshire sheet XVII.NW 1899 OS Map, Cheshire sheet XVII.NW 1910 OS Map, Cheshire sheet XVII 1936 OS Map, Cheshire sheet XVII.NW 1944 OS Map, Cheshire sheet XVII.NW 1946 OS Map, Cheshire sheet XVII.NW 1951 OS Map, Cheshire sheet XVII.NW

1896 OS Map, Lancashire CXVI.NE 1891 OS Map, Lancashire CXVI.NE 1929 OS Map, Lancashire CXVI.NE 1938 OS Map, Lancashire CXVI.NE

Archives, Libraries and Databases Consulted Archaeology Data Service Cheshire Archive Service Cheshire Historic Environment Record National Heritage List for England National Monument Record Excavation Index

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Appendix 1: Occupants of Bridge Farm

Source Name Entry Details 1845 Tithe map William Nicholson Owner of Thelwall Elizabeth Houghton Occupier 1861 Census William Houghton Farmer of 60 acres Elizabeth Houghton Wife John Houghton Son Elizabeth Houghton Daughter Isaac Houghton Son William Houghton Son Sarah Asprey Servant Pat Neil Servant Brine Criggham Servant Martin Logan Lodger 1871 Census William Houghton Farmer of 60 acres Elizabeth Houghton Wife John Houghton Son Elizabeth Houghton Daughter Isaac Houghton Son William Houghton Son Samuel M Houghton Son James Houghton Son Ellen Houghton Daughter Albert Houghton Son John Wade Farm Labourer Sarah A Powell Visitor Morris & Co's William Houghton junior Farmer, Bridge Farm Directory 1874 1881 Census William Houghton Farmer of 60 acres Elizabeth Houghton Wife Isaac Houghton Son William Houghton Son Samuel Houghton Son Ellen Houghton Daughter Albert Houghton Son 1891 Census Elizabeth Houghton Farmer Albert Houghton Son William Price Farm Servant Sarah French General Servant Domestic Kelly's Directory Elizabeth Houghton (Mrs) Farmer 1896 1901 Census William Houghton Farmer Harriet A Houghton Wife Albert Houghton Brother Kelly's Directory William Houghton Farmer 1902 1911 Census Charles Henry Lloyd Farmer Annie Lloyd Wife

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Appendix 2: Extract From National Record of the Historic Environment (NHRE)

BRIDGE HOUSE MONUMENT 1470640 COUNTY: WARRINGTON NUMBER: NMR NUMBER: SJ 68 NE 32 DISTRICT: WARRINGTON LAST UPDATED: 2008 PARISH: GRAPPENHALL AND THELWALL STREET: STOCKPORT ROAD

LOCATION: SJ 65408 87148

Description Bridge House and barns is a small farmstead consisting of a farmhouse with an attached barn and a smaller detached barn to the northeast. The date of construction is not known, though the brickwork suggests a mid 19th century date. The buildings are constructed of brick, laid in an irregular English Garden Wall Bond, with slate roofs. The barns were altered both externally and internally in the 20th century, in the early-mid 19th century part of one of the barns was in use as a bakery, with other part used as garages and for storage. More information and sources Bridge House and barns is a small farmstead consisting of a farmhouse with an attached barn and a smaller detached barn to the northeast. The date of construction is not known, though the brickwork suggests a mid 19th century date. The buildings are constructed of brick, laid in an irregular English Garden Wall Bond, with slate roofs. The barns were altered both externally and internally in the 20th century. The farmhouse has a slightly off-centre door with a small gabled timber porch flanked by two horizontal sliding sash windows with cambered heads containing three 1-over-1 sashes. Two further windows in the same style but with flat arched heads exist to the first floor. Two stacks pass through the roof to the front whilst a third exists to the rear. Two further windows in the same style exist to the left side elevation. To the rear is a 1 1/2 storey brick lean-to with a doorway to the left return and a later single storey small pantry extension to the far right. Windows to the rear are 2-light and 4- light casements although the larger windows appear to have been altered from horizontal sliding sashes. The attached barn is mainly blank to the south west elevation facing the house except for a large cart door with a curved timber lintel and a small window to the far right. To the main, north east, elevation facing a large yard area is a large off-centre projecting porch with plank and batten doors. To the ground floor to each side are a number of doorways including a wide garage door to the right end, small vertical ventilators, and a variety of different windows (that to the far left being a large 20th century 6-light casement). To the first floor (loft) are a series of loading windows. The brickwork to the rear is not aligned with that of the farmhouse and the join between the two buildings is clearly visible, suggesting that they were not built at the same time with the barn probably being earlier in date. The rear elevation of the barn has a small blocked-up opening at loft level and an adjacent loading door. The walls to the detached barn appear to have been rebuilt in places and unsympathetically repointed, and openings have been inserted or altered with some to the north east elevation blocked up. To the rear is a single storey brick lean-to. Internally the farmhouse has a double-pile plan with four rooms to each floor and a stair to the centre rear. The rear lean-to provides an extra room (kitchen and bathroom) to each floor with the upper floor accessed off the half-landing. Original features have been lost with all fireplaces removed or replaced and the stair balustrade at first floor level also appears to have been replaced (the lower flight is enclosed). The main barn has a series of stalls (some with intact feeding troughs) and garage space to each side of the main central double-height space, which has a mezzanine hayloft to the south end accessed by a simple timber stair. A former stall/storage area to the far left of the building has been partitioned in the 20th century and converted into a retail/workshop space. The detached barn has a

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North Barn, Bridge House, Thelwall: Heritage Appraisal loft space with a bolted king post truss to the east end and two altered brick supporting columns with brick infill to the centre and west end that also incorporate older timbers. Some rafters appear to have been replaced. The ground floor storage and garage areas are plain although the latter space to the east end of the building has a large brick fireplace (the space was used as a bakery in the early-mid 20th century).

(1) English Heritage Listing File Sarah Charlesworth, 23-NOV-2007

Monument Types POST MEDIEVAL BARN 1833 to 1866 POST MEDIEVAL FARMHOUSE 1833 to 1866 20TH CENTURY BAKERY 1901 to 1966 20TH CENTURY GARAGE 1901 to 2000

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