The Historic Environment Consultancy
Heritage Statement: Top Farm Colston Rd Screveton Nottinghamshire NG13 8JL National Grid Reference: SK 73240 43710
Dr Peter Wardle & Colin Lacey
Document Reference Number 2013/1200 1/July/2014 Version 0.5
Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Heritage Statement: Top Farm Dr Peter Wardle and Colin Lacey
Table of Contents
1. Version Control...... v 2. Summary ...... 1 3. The Basis of the Report ...... 2 5. Introduction ...... 3 5.1 The Client ...... 3 5.2 Confidentiality and Copyright ...... 3 5.3 Location ...... 3 5.4 Site Visit ...... 3 6. Historic Background ...... 7 6.1 The History of the Settlement ...... 7 7. The Buildings ...... 1 7.1 Building 1: The Farmhouse ...... 1 7.2 Building 2: The Cottages ...... 2 7.3 Building 3: The Cart Shed ...... 3 7.4 Building 4: The Barn ...... 4 7.5 Building 5: Eastern Cow House ...... 5 7.6 Building 6: Western Cow House ...... 6 7.7 Building 7: South Cart Shed ...... 7 7.8 Layout of Buildings ...... 7 8. The Construction Sequence ...... 11 9. The Importance of the Building ...... 13 9.1 The Date of the Building ...... 13 9.2 The Special Character of the Buildings ...... 13 10. The Curtilage of the Buildings ...... 14 11. Appendix: Definitions: ...... 21 12. Appendix: Map Regression Exercise ...... 22 12.1 Methodology ...... 22 12.2 1723 Estate Plan ...... 24 12.3 1884 Ordnance Survey 1:2500 Plan...... 25 12.4 1900 Ordnance Survey 1:2500 Plan enlarged to 1:1000 ...... 26 12.5 1914 Ordnance Survey 1:2500 Plan enlarged to 1:1000 ...... 27 12.6 1968 Ordnance Survey 1:2500 Plan enlarged to 1:1000 ...... 28 13. National Planning Policy ...... 29 13.1 The National Planning Policy Framework ...... 29
i Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 13.2 Relevant Sections of Glossary ...... 31 13.3 Interpretation of National Planning Policy ...... 32 13.4 Public Benefit ...... 33 14. Appendix: Building 1: The Farmhouse ...... 36 14.1 Exterior ...... 36 14.2 Interior ...... 42 15. Appendix: Building 2: The Cottages ...... 43 15.1 Exterior ...... 43 16. Appendix: Building 3: Cart Shed ...... 49 16.1 Exterior ...... 49 16.2 Interior ...... 50 17. Appendix: Building 4: The Barn ...... 55 17.1 Exterior ...... 55 17.2 Interior ...... 59 18. Appendix: Building 5: South of Barn ...... 63 18.1 Exterior ...... 63 18.2 Interior ...... 65 19. Appendix: Building 6: Western Cow House ...... 69 19.1 Exterior ...... 69 19.2 Interior ...... 72 20. Appendix: Building 7: South Cart Shed ...... 77 20.1 Exterior ...... 77 20.2 Interior ...... 81 21. Appendix: The Pump ...... 85 22. Appendix: Brick Catalogue ...... 87 23. Appendix: Listing Descriptions ...... 92
ii Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Top Farm Table of Figures Figure 1: General Location Plan. Scale 1:10,000 ...... 4 Figure 2: Detailed Location Plan. Scale 1:1250 ...... 5 Figure 3: Ground floor layout, farmhouse, 1:200 @ A4 ...... 8 Figure 4: Ground Floor layout, outbuildings, 1:200 @ A3 ...... 9 Figure 5: First Floor, 1:200 @ A4 ...... 10 Figure 8: Phase Plan Scale 1:100 ...... 12 Figure 9 Plan showing the walls mentioned in the Listing Description...... 18 Figure 10: 1723 Estate Plan ...... 24 Figure 11 1884 Ordnance Survey 1:2500 Plan enlarged to 1:1000 ...... 25 Figure 12 1900 Ordnance Survey 1:2500 Plan enlarged to 1:1000 ...... 26 Figure 13 1914 Ordnance Survey 1:2500 Plan enlarged to 1:1000 ...... 27 Figure 14 1968 Ordnance Survey 1:2500 Plan enlarged to 1:1000 ...... 28 Figure 15: Pump and trough, viewed from southwest ...... 85 Figure 16: Detail of pump face plate ...... 86 Figure 17: Comparison of bricks ...... 91 Figure 18: Location of listed buildings ...... 92 Table of Plates Plate 1: Location of buildings, 1:200 @ A3 ...... 1 Plate 2: Farmhouse ...... 1 Plate 3: The cottages ...... 2 Plate 4: The cart shed ...... 3 Plate 5: Building 4 ...... 4 Plate 6: Building 5 ...... 5 Plate 7: Building 6 ...... 6 Plate 8: Building 7 ...... 7 Plate 9 The front Elevation ...... 16 Plate 10 The Boundary wall of the Farmhouse ...... 17 Plate 11 Boundary Wall referred to in the listing description ...... 17 Plate 12 1942 Aerial Photograph ...... 19 Plate 13: West elevation, farmhouse ...... 36 Plate 14: Detail of date stone and second floor window ...... 37 Plate 15: Detail of first floor window ...... 37 Plate 16: Detail of ground floor window...... 38 Plate 17: View from northeast, showing northern extensions ...... 38 Plate 18: Southern gable, south extension ...... 39 Plate 19: Detail of first floor porch window ...... 40 Plate 20: Detail of porch door ...... 40 Plate 21: South elevation, farmhouse ...... 41 Plate 22: Eastern part, south elevation ...... 42 Plate 23: Detail of fire insurance plaque ...... 42 Plate 24: South elevation, cottages ...... 43 Plate 25: South elevation, eastern part ...... 44 Plate 26: Western first floor window ...... 45 Plate 27: Western ground floor window ...... 45 Plate 28: Second ground floor window from west ...... 46 Plate 29: Detail of west doorway and first floor window ...... 46 Plate 30: Second doorway ...... 47 Plate 31: Detail of eastern window ...... 47 Plate 32: Detail of eastern door opening ...... 48 Plate 33: South elevation, northern cart shed ...... 49 Plate 34: West elevation, north cart shed ...... 50 Plate 35: North aspect, north cart shed...... 51
iii Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Top Farm Plate 36: East aspect, north cart shed ...... 52 Plate 37: View into eastern room, north cart shed ...... 53 Plate 38: South aspect, north cart shed ...... 54 Plate 39: West aspect, north cart shed ...... 54 Plate 40: West elevation, barn ...... 55 Plate 41: Detail of pigeon holes ...... 56 Plate 42: Detail of window ...... 56 Plate 43: Detail of door ...... 57 Plate 44: East elevation ...... 57 Plate 45: Detail of rear door ...... 58 Plate 46: Detail of ventilation holes and iron wall ties ...... 59 Plate 47: North aspect, barn ...... 59 Plate 48: East aspect, barn ...... 60 Plate 49: Southern aspect, barn ...... 61 Plate 50: Western aspect, barn ...... 61 Plate 51: Detail of roof structure, barn ...... 62 Plate 52: West elevation ...... 63 Plate 53: East elevation ...... 64 Plate 54: South elevation ...... 64 Plate 55: Northern aspect ...... 65 Plate 56: East aspect ...... 66 Plate 57: South aspect ...... 66 Plate 58: West aspect ...... 67 Plate 59: West aspect ...... 67 Plate 60: Detail of cambered door opening ...... 68 Plate 61: Northwest aspect ...... 69 Plate 62: Western end, northern elevation ...... 69 Plate 63: Eastern door, north elevation ...... 70 Plate 64: West elevation ...... 70 Plate 65: South elevation ...... 71 Plate 66: Detail of window, south elevation ...... 71 Plate 67: Detail of door, south elevation ...... 72 Plate 68: North aspect, west room ...... 73 Plate 69: East aspect, west room ...... 73 Plate 70: South aspect, west room ...... 74 Plate 71: West aspect, west room ...... 74 Plate 72: North aspect, east room ...... 75 Plate 73: East aspect, east room ...... 75 Plate 74: Southern aspect, eastern room ...... 76 Plate 75: West aspect, east room ...... 76 Plate 76: North elevation, cart shed ...... 77 Plate 77: Eastern gable, cart shed ...... 78 Plate 78: South elevation, cart shed ...... 78 Plate 79: Detail of brickwork, cart shed south ...... 79 Plate 80: West end of cart shed ...... 79 Plate 81: Detail of eastern post ...... 80 Plate 82: Detail of timbers including lintel ...... 81 Plate 83: Interior, east end ...... 81 Plate 84: Internal, west end ...... 82 Plate 85: East view, interior ...... 82 Plate 86: West view, interior ...... 83 Plate 87: Detail of roof structure ...... 83 Plate 88: Details of brick pier and wooden spurs, eastern wall ...... 84
iv Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
1. Version Control
Version No Draft Content Added/Omitted Date 0.5 Client Draft 1/July/2014 0.7 LPA Draft Client Comments 17/July/2014 1 Issued Report
v Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Heritage Statement: Top Farm Dr Peter Wardle and Colin Lacey
2. Summary This Heritage Statement should be read in conjunction with the planning application and listed building consent application.
The site comprises a range of seven farm buildings including farmhouse, barn, cart sheds and cottages.
The buildings range in date from the 18th to the 19th/20th centuries.
All but one of the buildings are Grade II Listed. None of the buildings are located in a conservation area.
The following phases of construction are present: Building Bricks Timber Other LBD Date Phase 1 C17-18 Date stone:1702 1702 1 Farmhouse 1 C18-19 Mid C18 2 Farmhouse C19 Extension 2 Cottages C18 Hand-sawn and Not bonded to Mid C18 2 machine-sawn house, therefore C19 suggesting post 1840 considered to be repairs to original 18th C later roof structure 4 Barn C18-19 Machine-sawn with 19th C window Mid C19 3 occasional hand-sawn Appears earlier than C19 timber – roof likely to cow house to south, date to post 1840 with which is not joined to some reused timbers this structure 5 Eastern C19 Machine-sawn, post 19th century windows Mid C19 Mid 4 Cow House 1840 Building abuts barn C19 Late and is considered later, but appears to be single build with western cow house (building 6) 6 Western C19-20 Machine-sawn, post Appears to be single Mid C19 Mid 4 Cow House 1840 build with eastern C19 Late cow house (building 5) 7 South Cart Mid C18- Machine-sawn post C19 Mid- 4 shed mid C19 1840 with some reused Late hand-sawn 3 North Cart C19 Machine-sawn, post Considered to be a Mid C19 late 5 Shed 1840 fill-in structure C19 created by putting a roof over pre-existing walls between extant buildings, therefore later than the buildings on either side
1 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 3. The Basis of the Report This is a document describing and discussing all aspects of the historic environment (Conservation areas, Listed Buildings, Ancient Monuments and archaeological sites) in relation to the development proposal at the above location.
This follows the principles set out in: Clark,K.,2003, Informed Conservation, English Heritage, London English Heritage, 2011, PPS5 Planning for the Historic Environment: Historic Environment Planning Practice Guide National Planning Policy Framework
The basic premise of this is that: • All conservation decisions should be based upon research and information. • Conservation is about managing change not fossilisation of buildings, land or landscapes. • Judgements should be based on evidence.
This report should be read in conjunction with the planning and listed building consent applications.
2 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 5. Introduction
5.1 The Client This report was commissioned by Tom Marsh who owns the buildings.
5.2 Confidentiality and Copyright This document is to remain confidential for a period of 12 months or until it forms part of a formal planning application or until otherwise indicated by the client. The copyright of this report belongs to the Historic Environment Consultancy. No liability to third parties is accepted for advice and statements made in this report.
5.3 Location Site Address: Top Farm Colston Rd Screveton Nottinghamshire Post Code NG13 8JL Grid Reference: SK 73240 43710
The site is not located within a conservation area. The general location is shown in Figure 1 and the detailed location in Figure 2.
5.4 Site Visit The Site was visited by Dr Peter Wardle on 10th April 2014.
3 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Figure 1: General Location Plan. Scale 1:10,000
4 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Figure 2: Detailed Location Plan. Scale 1:1250
5 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
6 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 6. Historic Background
6.1 The History of the Settlement SCREVETON is a small village and parish lying betwixt the Fosse-way and the Car- dike, 4 miles N.E. by N. of Bingham, containing 312 inhabitants, and about 1100 acres of land, which was enclosed in 1706, when 120 acres (since exchanged for 90 acres nearer the church) were allotted to the rector in lieu of his tithes. At the same time, about 50 acres were allotted to the appropriators of Orston and the impropriator of Car-Colston, in lieu of their right to the tithes of those parts of this parish which were soc to the said manors and parishes. This parish was anciently of three fees, and was successively held by the Kirketons, the Leeks, the Whalleys and the Thorotons, who occupied Kirkton hall, which was so named from its standing near the church, “in the very division of the lordships of Car-Colston and Sereveton,” as we are informed by our old Nottinghamshire topographer, Dr. Thoroton, who was born in it, and one of whose family, Thomas Thoroton, Esq. was living in it in 1796; but none of the name are now left in the neighbourhood, and their mansion was pulled down about six years ago by the father of the present owner of the estate, Thomas Hildyard, Esq. (now a minor,) who has the deputation of this and several adjacent manors, of which Earl Manvers is lord paramount, and occasionally holds a manorial court. History, Gazetteer and Directory of Nottinghamshire, 1832
The name Screveton comes from the Old English scīr-rēfa tūn, meaning ‘Sherrif’s farm / settlement. It is a settlement and ancient parish located in the Rushcliffe district of Nottinghamshire, and is considered to have a pre-Norman origin.
In 2008, the parishes of Screveton and Car Colston were combined.
The site is located to the southeast of the Fosse Way – a Roman road linking Exeter with Lincoln vie Ilchester, Bath, Cirencester and Leicester. The Fosse Way is also thought to have formed the western frontier of Roman rule in Iron Age Britain.
The population of Screveton over history is as follows: Year Population 1801 225 1821 292 1831 312 1851 307 1871 240 1901 159 1914 163 1931 c. 100 This shows the settlement reached its peak in the early 19th century upon which it began to decline.
Top Farm is known to have been in the Marsh family for several hundred years.
7 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
7. The Buildings The site comprises a number of buildings. These are numbered clockwise from the north as follows:
Plate 1: Location of buildings, 1:200 @ A3
1 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
7.1 Building 1: The Farmhouse This building is currently occupied as a farmhouse.
Plate 2: Farmhouse
The building is a Grade II listed building. The listing description is appended. The building is dated by the listing description as 18th century with 19th century additions.
The building is present on the 1884 1st Edition 1:2500 Ordnance Survey map and thus must predate the production of this map.
The style of building is characteristic of the 18th-19th centuries.
A date stone dates the building to 1702.
The types of brick used are soft red hand-made thin bricks and thus this is indicative of a date in the late 17th-early 18th century.
Dating Evidence Bricks 17th-18th century hand-made thin bricks on early section, 18th- 19th century bricks on south extension Timbers Interior not inspected Other Date stone: 1702
1 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 7.2 Building 2: The Cottages The building is currently being converted to residential use. When the building was constructed it is likely to have been three workers’ cottages or a service range, however it has most recently been used for storage and agricultural purposes.
Plate 3: The cottages The building is a Grade II listed building. The listing description is appended. The building is dated by the listing description as 18th-19th century.
The building is present on the 1884 1st Edition 1:2500 Ordnance Survey map and thus must predate the production of this map.
The style of building is characteristic of the 18th-19th centuries.
The types of brick used are soft red hand-made / wirecut fairly thin bricks and thus this is indicative of a date in the 18th century.
The timbers in the roof are a mixture of hand and machine-sawn and thus they date the roof to pre 19th century with 19th/20th century repairs.
Dating Evidence Bricks 18th century Timbers Hand-sawn and machine-sawn suggesting post 1840 repairs to original 18th C roof structure Other Not bonded to house, therefore considered to be later
2 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 7.3 Building 3: The Cart Shed The current function of the building is storage. When the building was constructed it was a cart shed.
Plate 4: The cart shed The building is a Grade II listed building. The listing description is appended. The building is dated by the listing description as 19th century.
The building is present on the 1884 1st Edition 1:2500 Ordnance Survey map and thus must predate the production of this map.
The style of building is characteristic of the 18th-19th century.
The types of brick used are hand-made / wirecut red bricks indicative of a date in the 19th century.
The timbers in the roof are machine-sawn and thus they date the roof to the 19th-20th century.
Dating Evidence Bricks 19th C Timbers Machine-sawn, post 1840 Other Cart sheds became redundant following the mechanisation of farming. Considered to be a fill-in structure created by putting a roof over pre-existing walls between extant buildings, therefore later than the buildings on either side
3 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 7.4 Building 4: The Barn The current function of the building is storage. When the building was constructed it is considered to have been a barn, however the listing description describes it as a two- storey stable with pigeoncote.
Plate 5: Building 4
The building is a Grade II listed building. The listing description is appended. The building is dated by the listing description as 19th century.
The building is present on the 1884 1st Edition 1:2500 Ordnance Survey map and thus must predate the production of this map.
The style of building is characteristic of the 19th century.
The types of brick used are fairly soft handmade red bricks and thus this is indicative of a date in the 18th-19th century.
The timbers in the roof are mainly machine-sawn with occasional hand-sawn pieces and thus they date the roof to the 19th-20th centuries.
Dating Evidence Bricks 18th-19th C Timbers Machine-sawn with occasional hand-sawn timber – roof likely to date to post 1840 with some reused timbers Other 19th C window Appears earlier than cow house to south, which is not joined to this structure
4 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 7.5 Building 5: Eastern Cow House The current function of the building is storage. The listing description states its original function is a stable. It is more likely to have been used as a cow house.
Plate 6: Building 5
The building is a Grade II listed building. The listing description is appended. The building is dated by the listing description as 19th century.
The building is present on the 1884 1st Edition 1:2500 Ordnance Survey map and thus must predate the production of this map.
The style of building is characteristic of the 19th century.
The types of brick used are hand-made soft red bricks indicative of a date in the 19th century.
The timbers in the roof are machine-sawn and thus they date the roof to the 19th-20th century.
Dating Evidence Bricks 19th C Timbers Machine-sawn, post 1840 Other 19th century windows Building abuts barn and is considered later, but appears to be single build with western cow house (building 6)
5 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 7.6 Building 6: Western Cow House The current function of the building is storage and recreational space. The listing description states its original function is a stable, however it is more likely to have been used as a cow house.
Plate 7: Building 6
The building is a Grade II listed building. The listing description is appended. The building is dated by the listing description as 19th century.
The building is present on the 1884 1st Edition 1:2500 Ordnance Survey map and thus must predate the production of this map.
The style of building is characteristic of the 19th century.
The types of brick used are fairly hard red wirecut / machine-made bricks and thus this is indicative of a date in the 19th-20th century.
The timbers in the roof are machine-sawn and thus they date the roof to the 19th-20th century.
Dating Evidence Bricks 19th-20th C Timbers Machine-sawn, post 1840 Other Appears to be single build with eastern cow house (building 5)
6 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 7.7 Building 7: South Cart Shed The current function of the building is storage. When the building was constructed it was a cart shed.
Plate 8: Building 7
The building is not listed. The reason for this exclusion is unknown.
The building is present on the 1884 1st Edition 1:2500 Ordnance Survey map and thus must predate the production of this map.
The style of building is characteristic of the 19th century.
The types of brick used are hand-made / wirecut red bricks and thus this is indicative of a date in the mid 18th- mid 19th century.
The timbers in the roof are machine-sawn and thus they date the roof to the 19th-20th century.
Dating Evidence Bricks Mid 18th-mid 19th C Timbers Machine-sawn post 1840 with some reused hand-sawn Other No doors or windows, no physical relationship with other buildings
The building is dated to the second half of the nineteenth century.
7.8 Layout of Buildings The layout of the buildings is shown in the following plans:
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Figure 3: Ground floor layout, farmhouse, 1:200 @ A4
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Figure 4: Ground Floor layout, outbuildings, 1:200 @ A3
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Figure 5: First Floor, 1:200 @ A4
10 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
8. The Construction Sequence The following Phases of construction are present:
Building Bricks Timber Other LBD Date Phase 1 C17-18 Date stone:1702 1702 1 Farmhouse 1 C18-19 Mid C18 2 Farmhouse C19 Extension 2 Cottages C18 Hand-sawn and Not bonded to Mid C18 2 machine-sawn house, therefore C19 suggesting post 1840 considered to be repairs to original 18th C later roof structure 4 Barn C18-19 Machine-sawn with 19th C window Mid C19 3 occasional hand-sawn Appears earlier than C19 timber – roof likely to cow house to south, date to post 1840 with which is not joined to some reused timbers this structure 5 Eastern C19 Machine-sawn, post 19th century windows Mid C19 Mid 4 Cow House 1840 Building abuts barn C19 Late and is considered later, but appears to be single build with western cow house (building 6) 6 Western C19-20 Machine-sawn, post Appears to be single Mid C19 Mid 4 Cow House 1840 build with eastern C19 Late cow house (building 5) 7 South Cart Mid C18- Machine-sawn post C19 Mid- 4 shed mid C19 1840 with some reused Late hand-sawn 3 North Cart C19 Machine-sawn, post Considered to be a Mid C19 late 5 Shed 1840 fill-in structure C19 created by putting a roof over pre-existing walls between extant buildings, therefore later than the buildings on either side
Buildings have been phased based on their assumed order of construction. This has been assessed by examining the relationships between walls, both internally and externally, at the point at which they join.
11 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Figure 6: Phase Plan Scale 1:100
12 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
9. The Importance of the Building The purpose of this section is to establish why a building is listed and thus help define the special character of the building.
9.1 The Date of the Building The DCMS 2010 document “Principles of Selection for Listing Buildings” states the reasons why buildings are listed. The date of a building is the simplest and most objective way of deciding if a building should be listed:
A key criterion is date which is as follows:
before 1700, all buildings that contain a significant proportion of their original fabric are listed; from 1700 to 1840, most buildings are listed; after 1840, because of the greatly increased number of buildings erected and the much larger numbers that have survived, progressively greater selection is necessary; particularly careful selection is required for buildings from the period after 1945; buildings of less than 30 years old are normally listed only if they are of outstanding quality and under threat.
The buildings are dated as follows:
Description Period Date Farmhouse (building 1) Georgian 1702 Listed by virtue of date Cottages (building 2) Georgian 18th C Listed by virtue of date extensions to farmhouse 18th -19th C Listed by virtue of date Barn (building 4) Victorian 19th C Two-storey porch to farmhouse Cow Houses (buildings 5 & Victorian 19th C, post 6) phase 3 Northern Cart Shed 19th – 20th C (building 3) South Cart Shed Victorian Mid C19-Late C19
9.2 The Special Character of the Buildings The special character lies in the layout of the site as an 18th-19th century farmhouse with later outbuildings.
13 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 10. The Curtilage of the Buildings There is no precise legal definition of what curtilage means. Instead definition is defined by case law.
English Heritage give this definition:
“An area of land around a listed building within which other buildings pre-dating July 1948 may be considered listed. Some buildings have no curtilage. For some the extent will be clear (such as the garden boundary) but for others assessing the curtilage may be difficult. “ http://www.english-heritage.org.uk/professional/advice/hpg/hpr-definitions/c/534830/ assessed 26/6/2014.
And they also give this commentary:
Curtilage Buildings In general, any pre-1948 structure that formed part of the land and was in the curtilage of the principal listed building at the date of listing (or possibly 1 January 1969 for buildings listed before that date - this is not a settled point of law) and is ancillary to the principal building is considered to be part of the listing.
As from 26th June 2013 some new list entries or list entries amended after that date may expressly exclude such curtilage buildings from protection (6).
The courts have considered the precise extent of curtilage on many occasions. Determining the exact curtilage of any building is a complex question and much will depend upon the facts of the individual case. The key considerations are the physical layout of the buildings; the ownership past and present; and, the function of the buildings and spaces past and present .
For some sites the curtilage will be clear. A typical house and its garden will usually have its curtilage defined by its boundary.
Not every building will have a curtilage. A town centre building that has never had any outside space could have no curtilage. The curtilage of some buildings may be in separate ownership, such as a country house and stable block converted into residential dwellings. The stable block may still be considered to be within the curtilage of the country house for listing purposes.
It is important to establish what is listed as it is potentially a criminal offence to fail to apply for listed building consent when it is required. Cases of doubt should be explored with the planning department of the local authority. http://www.english-heritage.org.uk/professional/advice/hpg/has/listedbuildings/
The purpose of including “curtilage” as a zone of protection in the 1990 Act as well as earlier Acts must be considered. A key purpose was to protect other historic buildings which were not included in the original listing.
The other purpose was to restrict the erection of structures.
14 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm To complicate matters further DCMS and English Heritage will not say when listing a building what the curtilage of a building is. What DCMS suggest is that it is the responsibility of a local authority to determine what ownership is and to inform the owners that the building (and the land) has been protected.
Thus a key indicator of whether land is within the curtilage must be if the Local Authority notified the owner of a piece of land that is indeed within the curtilage of a listed building.
The current position of the courts has been reviewed by: Charles Mynors “The extent of Listing” IHBD context 2006 See http://www.ihbc.org.uk/context_archive/97/legal/CTX97%5B6%5D.html
What the courts have held is that a building or land should be ancillary to the main building.
The courts have held that a building does not have to be in the same land ownership to be within the curtilage.
The key tests were determined by Attorney General V Calderdale Borough Council Nutclough Mill to be:
1) the physical ‘layout’ of the listed building and the structure 2) their ownership, past and present, and 3) their use or function, past and present.
Morris v Wrexham CBC and the National Assembly, which suggests that the sole question was what was the position at the date of the listing – subsequent events are irrelevant.
The courts have on a number of occasions considered the extent of the curtilage of a dwellinghouse, to determine whether the construction of garden buildings and enclosures would be permitted by the TCP (general Permitted Development) Order 1995 or its predecessors.
Collins v Secretary of State (1989) related to a cottage set in 4.5 acres of gardens, of which the part nearest to the cottage was well-cut lawn and the remainder was rough grass, largely neglected. The appellant constructed a summerhouse in the rough part of the gardens, which was the subject of an enforcement notice. On the subsequent appeal to the high court against the inspector’s upholding of the notice, Sir Graham Eyre QC, sitting as deputy judge, considered that in determining the nature and extent of the curtilage of a dwellinghouse, it is important that it should serve the purposes of the dwelling in some necessary or useful manner (echoing the test in Sinclair-Lockhart’s Trustees (see below). On the facts in this case, the rough part of the garden could not be described as part of the curtilage of the cottage, since it did not serve the cottage.
The facts in James v Secretary of State (1991) were not dissimilar; a tennis court was constructed towards the further end of a 1.2-acre parcel of land surrounding a detached house set in wooded countryside. Sir Graham Eyre QC (again) held that the extent of the curtilage is ‘quintessentially a matter of fact’. The inspector considered that the field on which the court had been constructed was within the same ownership as the house; and found that there was a functional association between them. However, on the facts, the inspector found that the field was quite separate and distinct from the cultivated garden attached to the house, and the house and the tennis court did not have the appearance of close association or of being within the same enclosure. His decision, that the field was not in the curtilage of the house, was thus entirely satisfactory. A third decision, McAlpine v 15 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm Secretary of State (1995), again related to the construction of a swimming pool and tennis court in a paddock beyond the bottom of a generous garden. Nigel Macleod QC, sitting as deputy judge, confirmed that the decision as to whether the pool was in the curtilage of the house was essentially a matter of fact and degree for the inspector. He also suggested that it is allowable for inspectors, in appropriate cases, to consider historical evidence where it assists the determination of a present curtilage boundary.
Unusually the listed building description describes the curtilage of both the Farmhouse and Associated Agricultural buildings. It also describes the presence of a boundary wall:
Farmhouse with adjoining service wing and boundary walls.
To left, boundary wall, brick with rubble plinth. Half round brick coping. Pair of square brick piers. 25M long. To right, brick boundary wall with ramped coping, 5M long.
Cartshed, pigeoncote, stables and boundary wall
Adjoining boundary wall, coursed rubble and brick, has 2 square piers and concrete slab coping. Approx. 30M long. Included for group value only.
Plate 9 The front Elevation
16 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 10 The Boundary wall of the Farmhouse
Plate 11 Boundary Wall referred to in the listing description These Walls are identified on the following plan:
17 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Figure 7 Plan showing the walls mentioned in the Listing Description.
Thus the listing description is compelling evidence of what the curtilage of the Farmhouse and Agricultural buildings was at the time of listing.
The edge of the curtilage on the southern side was the boundary wall described in the listing description.
The land to the south of this wall has a complex ownership which has been subject to legal Scrutiny in a land Registry Tribunal.
The ownership and land use was as follows: 18 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
1. Tom Marsh (1) died 1979 2. Thomas Marsh son of Tom Marsh (1) 3. Tom Marsh (2) Grandson of Tom Marsh (1)
Date Owner Land Use Pre 1954 Neal Family of Kneeton Allotments. They were bordered by the boundary wall enclosing the yard and gardens at the farmhouse and an open sewerage dyke to the rear – with access gained via the wooden gate onto Car Colston Road. There was clearly no relationship to Top Farm and Buildings/Rear Orchard at the time. 1954 Tom Marsh (1) Of North Cottage 1969 Allotments Ceased Use. Agricultural Land used for grazing 1979 Lucy Marsh Grazing.
Land transferred following death of Tom Marsh 1984 Lucy Marsh moved from North Cottage to Car Colston 1986 Top Farmhouse Listed
2013 Thomas Marsh Land bought from the Estate of Lucy Marsh
1. Tom Marsh (1) died 1979 father of Thomas Marsh 2. Thomas Marsh son of Tom Marsh 3. Tom Marsh (2) Grandson of Tom Marsh
The following aerial photograph shows the use of the land as allotments in 1962
Plate 12 1942 Aerial Photograph
19 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm The following photograph shows the state of the land more or less at the time of listing:
This photograph is dated by the presence of the tractor which was new in 1978.
The following can be noted: 1. To the north is the garden and kitchen garden of the house as well as an area of lawn. 2. The farm yard included the cart shed and dutch barns to the south. 3. The continuous wall mentioned in the listing description is present. 4. A metal fence, still present today, forms the boundary between the field and the farmyard. 5. The land is part of a parcel of land which extends to Church Lane and is pasture. 6. Two fruit trees are present.
20 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 11. Appendix: Definitions: Term Definition Archaeology The study of past human activities, before the end of the post medieval period at 1700 AD, from the material remains which these activities produce. Remains Includes any sign or trace of the thing in question. Archaeological Site The place or position occupied by, and the place where, physical remains of past human activity, including those remains, can be discovered. Evaluation Small scale inexpensive trial archaeological excavation carried out before planning permission is granted in order to determine the weight that ought to be placed upon the preservation of an archaeological site. Industrial Archaeology The study, using archaeological methods, of industrial processes from ancient times to the present day. Mitigation Strategy A strategy for ameliorating the effects of a development on an archaeological site, by means of a foundation design which reduces the amount of ground disturbance, or a programme of archaeological investigation, recording and research. Preservation in situ The physical preservation of archaeological remains and sites in the place where they are to be found. Planning Archaeologist The person who advises the Local Planning Authority on archaeological matters. This may be somebody within the authority but can be an external post in a County Council, English Heritage or another body. Period Definitions: Neolithic Circa 4000-2500BC uncalibrated radio-carbon years Earlier Bronze Age 2500-1200 BC Later Bronze Age 1200-800 BC Iron Age 800 BC-50 AD Romano-British 50 AD-410 AD Early Medieval 410 AD-1086 Medieval 1086-1485 Post Medieval 1485-1700 Tudor 1485-1558 Jacobean 1603-1702 Georgian 1702-1837 Early Modern (Imperial) 1700-1837 Victorian 1837-1901 Modern 1901-present day Geological definitions: Particle sizes The Wentworth Scale is used Made Ground Non natural deposits which may have the potential to be archaeological remains. It is noted that the identification of made ground as being modern is the prerogative of archaeologists.
21 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 12. Appendix: Map Regression Exercise
12.1 Methodology A variety of maps are presented in the map regression analysis which have been obtained, copied and digitised in a variety of ways and in addition certain conventions have been chosen. The following paragraphs list these conventions. Map Date The published map date is used. Scale The map has been rescaled to 1:1000 when the map is detailed enough to warrant this. This is achieved by applying a change of scale factor to the published scale. For maps which have been photographed a similar method is used but by measuring a distance on the historic map compared to a measured map. Such scaling is marked “approximate scaling” that is the scaling is within +10%. Where a map cannot be scaled with certainty within +10% ie it is marked “not to scale”. For smaller scales the maps are rescaled to approximately 1:2500 or 1:5000. Distortion Where a map has been distorted by photography or similar the map is corrected using photo-rectification software where this assists the interpretation of the map. Locations of the Buildings It is conventional to mark the location of the building or site by edging the boundaries in red. This convention is not followed as by definition it will obscure the mapping of the boundaries. Instead there are arrows which point to the position of the building. Overlays Where we present an overlay no attempt has been made to correct the historic map to the map projection and error apportionment of digital OS. Instead the overlays are presented with the best fit of the detail of the historic map to the OS data. GIS corrected Maps The use of digital historic maps which have been corner corrected so that they fit OS digital data is avoided as far as possible. Symbol Sets The symbol sets for the historic maps can be found on our web site www.historicenvironment.co.uk . Map North Maps are presented with North at the top of the page. No correction is made so that the maps line up with Grid North not true North. Errors We regularly come across errors in mapping. These are discussed in the text and how we have investigated them. Overlays Where a map is overlaid onto OS data this is to be regarded as indicative not exact. The maps are adjusted so that the detail that is being considered matches OS data - this will include: 1. Correct so that the historic map is orientated on grid north. 2. Scale No attempt is made to correct for map projection.
The following table lists the sources for the maps used, how they have been copied and digitised, and why they are included in the map regression exercise. Where the source is given as “collection” an original or a high quality reproduction is owned by the Historic Environment Consultancy.
22 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm Date Map How copied and Reasons for Including Level of Detail maker digitised 1723 Estate Map Photograph of Detailed mapping Measured outline of photocopy buildings 1884 OS 1:2500 Medium resolution First detailed consistent map High – more or less scan modern specification 1900 OS 1:2500 Medium resolution First detailed consistent map High – more or less scan modern specification 1914 OS 1:2500 Medium resolution First detailed consistent map High – more or less scan modern specification 1968 OS 1:2500 Medium resolution First detailed consistent map High – more or less scan modern specification
23 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
12.2 1723 Estate Plan Top Farmhouse is depicted although none of the ancillary buildings are.
Church Lane is shown
To the South another cottage is shown within its own parcel of land.
The field to the east of Church Lane is Enclosed.
Figure 8: 1723 Estate Plan
24 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
12.3 1884 Ordnance Survey 1:2500 Plan All of the buildings present today are shown. That is the service range, the barn and cow shed as well as a cart shed to the south.
The land to the north of the farmhouse is shown as garden.
To the south of the cart shed an orchard is depicted.
Note the walls which divide the farmyard to the south and west.
The cottage to the south of the farm has been demolished but the parcel of land is shown as being unconnected to Top Farm. Some orchard trees are depicted
Church Lane is shown as terminating at the southern end of the Orchard.
Figure 9 1884 Ordnance Survey 1:2500 Plan enlarged to 1:1000
25 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
12.4 1900 Ordnance Survey 1:2500 Plan enlarged to 1:1000 The Buildings are unchanged from the 1884 plan but a small outbuilding has been constructed to the south.
The parcel of land to the south is shown as being part of the farm. The trees on this land have been removed.
Figure 10 1900 Ordnance Survey 1:2500 Plan enlarged to 1:1000
26 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
12.5 1914 Ordnance Survey 1:2500 Plan enlarged to 1:1000 Unchanged apart from the small ancillary building which has been demolished.
Figure 11 1914 Ordnance Survey 1:2500 Plan enlarged to 1:1000
27 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
12.6 1968 Ordnance Survey 1:2500 Plan enlarged to 1:1000 The form of the buildings is unchanged.
The Orchard is now enclosed and is shown associated with the parcel of land of land to the west and with the remnants of Church Lane, not with the farmhouse.
Figure 12 1968 Ordnance Survey 1:2500 Plan enlarged to 1:1000
28 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
13. National Planning Policy
13.1 The National Planning Policy Framework The National Planning Policy for the Historic Environment is given in:
National Planning Policy Framework Section12 - Conserving and enhancing the historic environment pages 30-31 paragraphs 126-141 which state:
12. Conserving and enhancing the historic environment 126. Local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment,29 including heritage assets most at risk through neglect, decay or other threats. In doing so, they should recognise that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance. In developing this strategy, local planning authorities should take into account: ● the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; ● the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; ● the desirability of new development making a positive contribution to local character and distinctiveness; and ● opportunities to draw on the contribution made by the historic environment to the character of a place.
127. When considering the designation of conservation areas, local planning authorities should ensure that an area justifies such status because of its special architectural or historic interest, and that the concept of conservation is not devalued through the designation of areas that lack special interest.
128. In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.
129. Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
130. Where there is evidence of deliberate neglect of or damage to a heritage asset the deteriorated state of the heritage asset should not be taken into account in any decision. 29 The principles and policies set out in this section apply to the heritage-related consent regimes for which local planning authorities are responsible under the Planning (Listed Buildings and Conservation Areas) Act 1990, as well as to plan-making and decision-taking. Achieving sustainable development | 31
131. In determining planning applications, local planning authorities should take 29 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 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.
132. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
133. Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply: ● the nature of the heritage asset prevents all reasonable uses of the site; and ● no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and ● conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and ● the harm or loss is outweighed by the benefit of bringing the site back into use.
134. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.
135. The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.
136. Local planning authorities should not permit loss of the whole or part of a heritage asset without taking all reasonable steps to ensure the new development will proceed after the loss has occurred.
137. Local planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.
138. Not all elements of a World Heritage Site or Conservation Area will necessarily contribute to its significance. Loss of a building (or other element) which makes a positive contribution to the significance of the Conservation Area or World Heritage Site should be 30 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm treated either as substantial harm under paragraph 133 or less than substantial harm under paragraph 134, as appropriate, taking into account the relative significance of the element affected and its contribution to the significance of the Conservation Area or World Heritage Site as a whole.
139. Non-designated heritage assets of archaeological interest that are demonstrably of equivalent significance to scheduled monuments, should be considered subject to the policies for designated heritage assets.
140. Local planning authorities should assess whether the benefits of a proposal for enabling development, which would otherwise conflict with planning policies but which would secure the future conservation of a heritage asset, outweigh the disbenefits of departing from those policies.
141. Local planning authorities should make information about the significance of the historic environment gathered as part of plan-making or development management publicly accessible. They should also require developers to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible.30 However, the ability to record evidence of our past should not be a factor in deciding whether such loss should be permitted.
13.2 Relevant Sections of Glossary Archaeological interest: There will be archaeological interest in a heritage asset if it holds, or potentially may hold, evidence of past human activity worthy of expert investigation at some point. Heritage assets with archaeological interest are the primary source of evidence about the substance and evolution of places, and of the people and cultures that made them.
Conservation (for heritage policy): The process of maintaining and managing change to a heritage asset in a way that sustains and, where appropriate, enhances its significance.
Designated heritage asset: A World Heritage Site, Scheduled Monument, Listed Building, Protected Wreck Site, Registered Park and Garden, Registered Battlefield or Conservation Area designated under the relevant legislation.
Heritage asset: A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the local planning authority (including local listing).
Historic environment: All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora.
Historic environment record: Information services that seek to provide access to comprehensive and dynamic resources relating to the historic environment of a defined geographic area for public benefit and use.
Setting of a heritage asset: The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.
31 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm Significance (for heritage policy): The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.
13.3 Interpretation of National Planning Policy Paragraph 132 states that: Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
Paragraph 133 states that: 133. Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply:
Paragraph 134 states that: Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.
There are thus six thresholds of harm: 1. Total Loss 2. Substantial Harm 3. Less than substantial Harm 4. Harm 5. Non Harmful but requiring listed building consent 6. Non Harmful ie things which do not need listed building consent.
Substantial Harm has to be 1. Things which mean that the heritage asset would no longer merit the designation ie replacing all the historic fabric 2. Things that make the asset unrecognisable.
Substantial Harm can be: 1. The cumulative effect of many minor harmful actions.
Substantial Harm is not: 1. Things that English Heritage suggest can be done to buildings in their policy documents, for example extending a building or sub-dividing a building 2. Something that most authorities allow.
The Harm has to be weighed against:
● the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; ● the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; paragraph 126
The following is justification for substantial harm (Paragraph 133): 32 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm • the nature of the heritage asset prevents all reasonable uses of the site; and • no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and • conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and • the harm or loss is outweighed by the benefit of bringing the site back into use.
13.4 Public Benefit The National Planning Policy Frameworks suggest that there must be “public benefit” to justify less than substantial harm to a heritage asset and that this can include securing its optimum viable use.
In addition the PPS 5 Practice Guide paragraph 37 lists other public (Heritage) benefits as follows:
1. The social value of heritage assets to the community. 2. The potential for heritage-led regeneration. 3. The wider public benefits of the conservation of historic landscapes, parks and gardens. For example, in providing opportunities for recreation, the preservation of natural habitats and improved environmental quality. 4. The potential for heritage assets to improve quality of life and sense of place. 5. Creating opportunities for the optimum viable re-use of heritage assets at risk. 6. The role of traditional building materials and patterns of land use in local distinctiveness. 7. How heritage assets contribute to the attractiveness of streets and public spaces and how this contribution might be enhanced by, for example, reducing street clutter. 8. How to increase accessibility to and participation in the historic environment. 9. The economic potential of heritage assets. 10. The possible impacts of heritage tourism on the historic environment and wider community. 11. Opportunities to increase housing supply or meet other priorities by re-using and adapting heritage assets. 12. Ways that new development might complement and enhance existing settlements and heritage assets.
Further relevant paragraphs of the Practice Guide state:
77. Finding the optimum viable use for an asset may require the local planning authority to apply other development control policies flexibly and imaginatively to achieve long-term conservation. For example to realise the benefits of bringing an abandoned listed building on the Heritage at Risk register back into viable use it may be necessary to make an exception to a policy that restricts residential use on employment land.
78. Local authorities are advised to take into account the likely longevity of any public benefits claimed for a proposed scheme. Speculative, ill-conceived or short-term projects will not compare so favourably when considering an irreversible harm to the significance of a heritage asset.
79. There are a number of potential heritage benefits that could weigh in favour of a proposed scheme:
33 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 1. It sustains or enhances the significance of a heritage asset and the contribution of its setting. 2. It reduces or removes risks to a heritage asset. 3. It secures the optimum viable use of a heritage asset in support of its long term conservation. 4. It makes a positive contribution to economic vitality and sustainable communities. 5. It is an appropriate design for its context and makes a positive contribution to the appearance, character, quality and local distinctiveness of the historic environment. 6. It better reveals the significance of a heritage asset and therefore enhances our enjoyment of it and the sense of place.
87. Where a proposal causes minor harm there will still be a loss of value to society caused by that harm. This is a loss of public benefit that needs to be weighed against any other public benefits the proposal will bring, including, possibly, the conservation benefit of the proposal being part of realising the optimal viable use of the asset. Flexibility and imagination in the design process is crucial to minimising conflict. Some works may seem individually to be of little importance but can cumulatively be destructive of a heritage asset’s significance.
90. Harmful development may sometimes be justified in the interests of realising the optimum viable use of an asset, notwithstanding the loss of significance caused, provided that the harm is minimised.
93. Keeping land in active use is a public benefit. It will be very rare that a decision has to be made between keeping a designated heritage asset and returning the site to active use but in such cases a balance still has to be struck between the loss to society of the significance of the designated asset and the benefits of returning the site to use. Loss of the highest graded assets will only be on wholly exceptional grounds.
94. Given the irreversibility of any such decision, the demolition or destruction of a designated heritage asset on these grounds is very much a last resort after every option to secure a viable future for the asset has been exhausted. The fact that particular applicants or their advisers cannot conceive of a viable use for the asset does not mean that there is no such
196. A research investigation involving intrusive works to an asset requiring permission or consent may be proposed as a stand-alone project and not merely as an exercise in investigating an asset that will be lost or altered for other reasons. It may be justified if there will be a public benefit gained if the investigation results in an increased understanding of our past and this will be maximised if it is well planned, executed and the results properly publicised and disseminated.
In addition the English Heritage website states: http://www.english-heritage.org.uk/professional/advice/hpg/decisionmaking/NPPF/ (10/10/2012)
Public benefits in this sense will most likely be the fulfilment of one or more of the objectives of sustainable development as set out in the NPPF, provided the benefits will endure for the wider community and not just for private individuals or corporations. It is very important to consider if conflict between the provision of such public benefits and heritage conservation is necessary.
The NPPF seeks economic, social and environmental (including historic environmental) gains jointly and simultaneously. The planning system should actively guide development to sustainable solutions. Pursuing sustainable development involves seeking positive improvement in the quality of the built 34 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm environment. Substantial harm or loss should be refused unless it is demonstrated that it is necessary to deliver substantial public benefits that outweigh that harm (paragraphs 8, 9 and 133). The public benefits may be achieved with less or no harm by alternative design or location.
Sometimes harm is necessary to enable change of use of the asset to its optimum viable use. The optimum viable use is either the sole viable use of the asset or, if there is more than one viable use, the use most consistent with its ongoing conservation. Enabling such a change of use can be a public benefit that outweighs the harm done.
35 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
14. Appendix: Building 1: The Farmhouse The building is a farmhouse with an early 18th century core and additions to the north and south. The building is joined to the cottages to the east.
14.1 Exterior
Plate 13: West elevation, farmhouse The early part of the farmhouse is the west-facing gable. This part of the building is constructed from thin soft red hand-made bricks interspersed with ironstone blocks. The gable is coped and steeply pitched. Projecting brick courses separate the ground, first and second floors of this part of the building, and a coursed rubblestone plinth is present at the foot of the wall.
The gable has a central date stone with the inscription:
Henry Hall Eleanor Hall 1702’
Below the date stone, a window is present, located slightly south of centre. This is considered to be of 19th century date or earlier and comprises a pegged wooden frame in which is set a three-paned side-hung casement and a three-paned fixed light. The window has a straight brick lintel.
The ground and first floor windows follow the same pattern as that found on the second floor. They comprise a single three-pane opening casement, either side of which a two- pane fixed light is present with an opening light over. These windows have cambered brick lintels which interrupt the projecting brick courses between floors.
36 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 14: Detail of date stone and second floor window
Plate 15: Detail of first floor window The projecting brick course at the head of the first floor also features a projecting cogged course below. This is not repeated at the head of the ground floor, but is present along the eaves lines of the gable.
37 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 16: Detail of ground floor window The inclusion of ironstone blocks in the wall is also illustrated in the above image.
North of this section of the building, a pair of two-storey extensions can be seen. These are best viewed from the northern side of the building, to which there was no access at the time of recording.
Plate 17: View from northeast, showing northern extensions The extensions feature gabled roofs to the north, clad in 20th century pantiles, as is the remainder of the building including the extension to the south. 38 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm The southern extension has two storeys and a chimneystack central to its southern coped gable wall. It is made exclusively of brick, having none of the ironstone blocks of the original part of the building.
The western elevation of this extension features windows at ground and first floor level, each comprising a pair of side-hung three-paned casements flanking a two-pane fixed light with opening light over. The first floor window has a straight brick lintel, whilst that to the ground floor is cambered. The south and east walls of this extension are plain with no openings.
Plate 18: Southern gable, south extension
East of the southern extension, where it joins to the original part of the building, a two- storey porch with a lean-to roof is present, This has half-glazed door with cambered brick lintel at ground floor level and a window at first floor level, the latter comprising a 2x4 pane fixed light adjacent to a 2x4 pane casement. The porch is considered likely to be a 19th century addition to the building.
39 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 19: Detail of first floor porch window
Plate 20: Detail of porch door
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Plate 21: South elevation, farmhouse To the east, the original part of the building has a brick chimneystack at the apex of the roof and a coped gable end to which building 2, the cottages, joins.
A projecting brick course is present dividing the ground and first floors as per the west elevation. Windows are present at ground and first floor level with the same construction as those on the eastern wall of this phase of the building. They each comprise a pair of 2x3 pane fixed lights either side of a central opening 2x3 pane casement.
41 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 22: Eastern part, south elevation A fire insurance plaque is present to the east of the first floor window. This indicates the property was once insured by the Worcester Fire Office, a company established in 1703.
Plate 23: Detail of fire insurance plaque
14.2 Interior At the time of recording, the interior of the farmhouse was not available for inspection.
42 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 15. Appendix: Building 2: The Cottages This building is thought to comprise three former worker’s cottages. It is a continuation of the rear wing of the house. The western part of the building is connected to the house and is used for domestic / residential purposes. The eastern part has been used for agricultural / storage purposes and is currently being converted back into residential accommodation.
15.1 Exterior
Plate 24: South elevation, cottages
The building is constructed of red brick and has a modern pantile roof, gabled to the east. The southern wall is not bonded to the wall of the rear wing of the house, suggesting it was built in a different phase. It is considered most likely to be later than the house.
At the western end at first floor level, one large window comprising two 2x3 casements and two 2x3 fixed lights is located, followed by four six-paned windows. These have timber frames and all but the western have cambered brick lintels.
Ground floor openings, from left to right, consist of a plank and ledge door, two windows, two doors, a window and a door. The first window comprises a pair of 2x3 paned casements located either side of a fixed 2x2 pane light with 2x1 opening light over. The second is a pair of 2x3 side hung casements. These windows have straight brick lintels and considered to be later insertions as all other openings in this elevation feature cambered lintels. The brickwork around the western window also appears more recent than the remainder of the wall.
43 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 25: South elevation, eastern part
The second doorway is fitted with a two-thirds height plank and ledge door considered not to be original as it is not a good fit in the door opening and appears to be installed with the reverse of the door facing outwards. The height of the door has been increased with the addition of more timber planking.
The third doorway contains a plank and ledge door considered more likely to have been made to fit the opening. This has a blocked cat flap. The adjacent window is of the same style as those on the upper floor. Fresh brickwork and mortar around the window opening suggest a different window was once present and that the wall has been adapted to take the current window. This may have been carried out as part of the conversion work.
The final door opening has been bricked up to a little over half of its height as part of the conversion to domestic occupation.
44 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 26: Western first floor window
Plate 27: Western ground floor window
45 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 28: Second ground floor window from west
Plate 29: Detail of west doorway and first floor window
46 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 30: Second doorway
Plate 31: Detail of eastern window
47 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 32: Detail of eastern door opening
48 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 16. Appendix: Building 3: Cart Shed This building forms the northeast corner of the farmyard. It is considered to be a later infill structure, built between the barn, a wall and the cottages. It has two bays and is open to the south.
16.1 Exterior
Plate 33: South elevation, northern cart shed The open form of the cart shed is evident, with a single central post dividing the two bays. The roof is of modern pantiles.
The post and beam over the openings are machine-sawn and considered to be 19th-20th century in origin. The base of the post is supported on a stone block.
The floor of the cart shed is a continuation of the gravel now present in the courtyard.
49 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 34: West elevation, north cart shed The lower part of the north wall of the cartshed is of coursed rubble stone blocks. Above this, the wall is formed from modern concrete blocks. The stone section of the wall is possibly a remnant of an earlier boundary wall incorporated into the present structure. The bricks of the rear wall are not keyed into the stone wall.
16.2 Interior The layout of the interior of the cart shed further suggests it is a later addition to the farm – a structure built in the area left between buildings.
A narrow room is present to the east of the main cart shed area – this runs along the northern wall of the barn. Open access is present to the west into the eastern room of the east cottage.
50 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 35: North aspect, north cart shed A plank and ledge door is present at the western end of the northern wall. This is of 19th- 20th century date and opens outward. To the right, a brick pier is present. This is not located on the hinge side of the door and consequently is not needed for its support. It is considered likely that a former roof featured a truss which rested here. At some point in the past, the walls of the cart shed were whitewashed. This is now degrading and is absent from large areas of brickwork. The wall is constructed of red brick in no fixed bond.
51 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 36: East aspect, north cart shed The eastern part of the cart shed is open to eaves level where a machine-sawn timber beam is present, supported towards the north on a brick pier. Supported on this, brick infill fills the gap to the roof. It is considered that the pier is not placed centrally so as to permit large items or vehicles to be stored in this area.
Above the beam, a wall of painted brick is present leading to the apex of the roof.
52 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 37: View into eastern room, north cart shed The eastern room tapers towards its eastern end. The reverse of the stone and concrete block wall noted externally can be seen. The wall to the right of the photograph is the northern wall of the barn. The roof is of machine-sawn modern timber.
53 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 38: South aspect, north cart shed The roof structure, clearly visible in the above photograph, is entirely of modern machine- sawn timber.
Plate 39: West aspect, north cart shed The opening in the western wall of the cart shed into the adjoining building is visible in the above photograph.
54 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 17. Appendix: Building 4: The Barn The building is a north-south oriented brick-built barn, currently used for storage.
17.1 Exterior
Plate 40: West elevation, barn The barn has a gabled roof clad in 20th century pantiles. The red brick structure is constructed in a variation on quarterstretcher and Flemish garden wall bond. North of centre, a window comprising 3x three-paned casements is present a short distance below the eaves. Centrally to the west elevation, a small projecting canopy covers three dove / pigeon holes. To the south, a large clock is present.
At ground level, a set of double planked and ledged doors is located south of centre, beneath a substantial painted timber lintel.
A pair of iron wall ties is present towards the north of the building.
55 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 41: Detail of pigeon holes
Plate 42: Detail of window
56 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 43: Detail of door
Plate 44: East elevation To the south of the east elevation, a single plank and ledge door is present with a thin timber lintel. Three ventilation openings are present across the wall, formed from a diamond-shaped grouping of holes. Iron plates from the wall ties mentioned above are visible towards the north of the wall.
57 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm At the head of the wall, to the north, a decorative dentil course of brick is noted. This continues, somewhat obscured, beneath a gutter present over the majority of this wall.
Plate 45: Detail of rear door The door is accessed via a pair of stone steps.
58 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 46: Detail of ventilation holes and iron wall ties
17.2 Interior Internally, the barn has a poured concrete floor to the north and stone flags to the south. The roof structure is largely of machine-sawn timber and thus indicates a replacement of 19th / 20th century date. The tiebeam of the main truss is, however, hand-sawn and considered to be original to the building.
Plate 47: North aspect, barn A former taking-in door is visible, now bricked up, at the apex of the northern gable. The apex itself has also been rebuilt, at the same time at which the taking in door was blocked. 59 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 48: East aspect, barn The roof of the barn is supported on a central truss which stands on brick piers projecting from the east and west walls.
The door in the eastern wall is bricked up internally, as are the ventilation holes to the south. Those to the north are obscured by stored items although it is likely they too are bricked up.
The southern part of the barn (with stone flag floor) has a cement render around the lower half of the southern and eastern walls, suggesting this part of the building once had a different use to the northern part.
60 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 49: Southern aspect, barn
Plate 50: Western aspect, barn Although the window is present high in the western wall, it is considered unlikely that a first floor was ever present in this building, the window being located purely for light and possibly ventilation purposes.
61 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 51: Detail of roof structure, barn The apex of the southern wall has also been rebuilt at some point, using cement mortar which suggests this occurred in the 20th / 21st century. Iron plates are present in this area. These fix the supports for a weather vane mounted externally.
62 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 18. Appendix: Building 5: South of Barn This building is a low red brick structure which butts against the southern end of the barn. The listing description describes this building as stables.
18.1 Exterior
Plate 52: West elevation The roof of the building is again of modern pantiles. The west elevation features a central arch-topped door located beneath a cambered brick lintel. Flanking this is a pair of timber- framed windows with lights in a 4x2 pane configuration.
The brickwork of this building is not bonded with that of the barn, suggesting a different phase of construction. It is thought that the barn is earlier.
63 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 53: East elevation A single window is present at the southern end of the east elevation. This comprises a single large light with 4x2 panes over.
The roof is hipped to the south.
Plate 54: South elevation A pair of double doors is present in the south elevation. These doors have an external step formed of flagstones on a brick plinth. The whole section of wall surrounding these steps is 64 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm formed of modern bricks and has therefore been rebuilt. The original form of this elevation is unknown.
The building to the west appears to have been butted against this building until the rebuilding of this section of wall during which some newer brickwork has been keyed into the older structure.
A brick dentil course runs along the head of the wall.
18.2 Interior The building is used for storage.
Plate 55: Northern aspect A machine-sawn timber spans the northern gable at eaves level. The walls are painted white and the floor of the building is of poured concrete.
The windows are internally barred. This is considered to be a 20th century security measure rather than an earlier installation for protecting the windows from livestock housed within the building.
65 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 56: East aspect The lower part of the walls is rendered. The roof structure in this part of the building appears to be formed from a mixture of hand and machine-sawn timbers, suggesting a pre-19th century date for initial construction with repairs made since.
Plate 57: South aspect
66 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm The extent to which the southern wall has been rebuilt is evident in the area of the northern wall in which the rendered lower part is absent.
Plate 58: West aspect
Plate 59: West aspect
67 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm As with the barn, projecting brick piers are present on which the roof trusses are supported. One can be seen in the above photograph between the window and the door.
Plate 60: Detail of cambered door opening
68 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 19. Appendix: Building 6: Western Cow House This building forms the southern boundary of the farmyard.
19.1 Exterior
Plate 61: Northwest aspect The building is constructed of red brick with a red pantile roof. The tiles are notably covered in moss and algal growth suggesting they have been present for some time. The roof is gabled to the west and joins to the eastern cow house (building 5) to the east.
Plate 62: Western end, northern elevation 69 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 63: Eastern door, north elevation
Plate 64: West elevation The western gable features ventilation holes in its upper part. Newer brickwork across the face of the wall suggests rebuilding at some point in the 20th century. This may have been repair work or the closure of former openings.
70 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 65: South elevation The southern elevation is largely plain, with a window to the west and a plank and ledge door to the east. The double door to the right is part of the building to the east and is discussed above.
Plate 66: Detail of window, south elevation The window comprises three fixed panes.
71 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 67: Detail of door, south elevation The door is considered to be original to the building. It is of plank and ledge construction and shaped to fit the cambered lintel. The hinges are spearhead-shaped strap hinges and along with the latch are stylistically dated to the 18th century.
19.2 Interior The interior of the building is divided into two rooms. The dividing wall between these rooms has a large central opening. The lower part of the walls is rendered and the walls are painted white. The roof structure of the building is of machine-sawn timber, and the windows are fitted with modern security grilles.
72 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 68: North aspect, west room
Plate 69: East aspect, west room The wall between rooms is of brick construction with a substantial machine-sawn timber lintel over the opening. A small opening is present towards the head of the apex and a further small opening can be seen low down at the southern end of the partition wall. These openings are thought to be related to the former use of the building which is
73 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm considered likely to be dairy-related. The floor of both rooms is of poured concrete, concealing any further evidence for dairy-related activity such as drainage channels.
Plate 70: South aspect, west room
Plate 71: West aspect, west room The rebuilding of the western wall noted externally is more evident from the inside of the building. New brickwork clearly stands out from the earlier painted walls.
74 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 72: North aspect, east room The door noted externally in the northern wall of the building is bricked up internally.
Plate 73: East aspect, east room
75 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm Scars on the eastern wall show the position of former equipment or livestock stalls. The lower parts of the walls are again rendered and all but the modern brickwork of the blocked door and historic brickwork exposed by removal of fittings is painted white.
Plate 74: Southern aspect, eastern room The door in the southern wall is functional. A hinged iron grille is present over the door for security purposes. Some rafters in this part of the building appear hand-sawn, however the majority of the roof structure is again machine-sawn.
Plate 75: West aspect, east room 76 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 20. Appendix: Building 7: South Cart Shed The building is an open-fronted four bay cart shed, located to the south of the main farm building complex. The building is currently used for storage. This building is not listed.
20.1 Exterior
Plate 76: North elevation, cart shed The cart shed is open to the north. The four bays are separated by timber posts. The central and eastern posts are located on low stone plinths, whereas the western post appears to have no plinth.
The roof is of 20th century red pantiles and the walls are of soft red machine-made / wirecut brick in a lime mortar matrix. The bricks are arranged in Flemish Garden Wall bond (3 stretchers to 1 header).
77 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 77: Eastern gable, cart shed The upper part of the eastern gable is of darker brick, separated from the paler brick below by a projecting course of headers.
Plate 78: South elevation, cart shed
78 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 79: Detail of brickwork, cart shed south
Plate 80: West end of cart shed The apex of the gabled western wall is, like that to the east, constructed of darker brick than the red brick of the lower part of the wall. A small square opening is present centrally to the darker part of the wall, considered likely to be access to a hayloft or other store utilising the roof space of the building. 79 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 81: Detail of eastern post The eastern post has a hinge pin part way up its height, suggesting a gate was once fitted. This is likely to have been installed following the mechanisation of the farm, when the cart shed would no longer have been used for carts, and is thought to have been used for housing livestock. This would also account for increased decay of the lower part of the post owing to the build-up of manure and straw bedding, necessitating its replacement with a stone plinth.
The lintel over the openings is a replacement of 19th-20th century machine-sawn timber.
80 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 82: Detail of timbers including lintel
20.2 Interior Internally, the double-purlin roof structure is supported by simple trusses each comprising a collar and tiebeam with no posts or struts. The southern end of the trusses are located on brick piers projecting from the line of the southern wall, whilst the northern ends are supported on the posts dividing the cart shed bays. The roof is lined with felt below the tiles. The floor of the cart shed where visible is of poured concrete.
Plate 83: Interior, east end The timbers forming the purlins and trusses are hand-sawn suggesting a pre 19th century date. The rafters are largely hand-sawn, however some more recent machine-sawn replacements are present. Rafter braces of hand-sawn timber are also present, however they do not appear jointed to the rafters.
81 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 84: Internal, west end Similarly to the brick piers supporting the trusses in the southern wall, an additional pier is present centrally to the east wall, however owing to its sloping head, it is not intended to support anything, rather to reinforce the wall structure. Either side of this, and at the western end, projecting timber spurs are present. Although these may have been supports for an upper floor, it is considered more likely their use was for shelving or hanging items, as they are not considered to be substantial enough to support a floor structure.
Plate 85: East view, interior
82 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 86: West view, interior The opening noted in the external description of the western gable is blocked internally.
Plate 87: Detail of roof structure
83 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Plate 88: Details of brick pier and wooden spurs, eastern wall
84 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 21. Appendix: The Pump The final listed heritage asset on the Top Farm site is a water pump with stone trough, located to the south of the farmhouse. Its listing description is appended.
Figure 13: Pump and trough, viewed from southwest The pump features a timber body with flat wooden top. The pump has an iron handle and ornate lead spout.
The lead face plate is decorated with the letters ‘D F’ and a wheatsheaf above the spout, two figures either side of the spout and the date 1790 below.
A further lead plate is present below the spout acting as a ‘splashback’ between the spout and trough.
The trough is of stone, with a square end against the pump case and a rounded end away from it.
85 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Figure 14: Detail of pump face plate
86 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm 22. Appendix: Brick Catalogue Brick 1
Building House Location on Building West elevation, adjacent to north window Description Fairly hard red brick, uneven vitrification, hand made, coursed with ironstone headers Dimensions 235mm x 60mm Date c. 18th C
Brick 2
Building House Location on Building West elevation, south of north window Description Soft red handmade, inclusions of stone, coursed with ironstone headers Dimensions 235mm x 50mm Date ?pre / early 18th C
87 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm Brick 3
Building House Location on Building Northern end, western wall, southern extension Description Hard red uniform brick, hand made / wirecut Dimensions 245mm x 60mm Date 18th – 19thC
Brick 4
Building Garden wall to S of house Location on Building West side Description Hard red brick wirecut / machine-made brick Dimensions 230mm x 70mm Date Early-mid 20th C
Brick 5
Building House Location on Building Southern wall of early part of house, east of eastern window Description Fairly hard yellow brick, hand-made, few inclusions Dimensions 240mm x 55mm Date c. 18th C 88 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm Brick 6
Building House / Rear Extension Location on Building Eastern end, southern wall Description Fairly soft red brick, wirecut / hand-made Dimensions 230mm x 65mm Date Mid-late 18th – 19th C
Brick 7
Building Cottages (building 2) Location on Building West of eastern door Description Soft red brick, some inclusions, regularly fired, hand-made / wirecut Dimensions 235mm x 60mm Date c. 18th C
Brick 8
Building Barn (building 4) Location on Building Left of double doors Description Fairly soft red brick, some inclusions, hand made Dimensions 230mm x 63mm Date 18th-19th C 89 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Brick 9
Building Building 6, western cow house Location on Building Left of north window Description Hand-made soft red brick, some inclusions Dimensions 235mm x 70mm Date c. 19th C
Brick 10
Building Building 6, western cow house Location on Building Left of door Description Even fairly hard red brick, wirecut / machine-made Dimensions 230mm x 70mm Date Late 19th-mid 20th C
Brick 11
Building Building 7, south cart shed Location on Building West wall Description Evenly-fired hard red brick with some inclusions, hand-made / wirecut Dimensions 235mm x 68mm Date Mid 18th-19th C 90 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
Figure 15: Comparison of bricks
91 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
23. Appendix: Listing Descriptions
Figure 16: Location of listed buildings
Name: CARTSHED, PIGEONCOTE, STABLES AND BOUNDARY WALL AT TOP FARM List Entry Number: 1243815 Location CARTSHED, PIGEONCOTE, STABLES AND BOUNDARY WALL AT TOP FARM, MAIN STREET
District: Rushcliffe District Type: District Authority Parish: Screveton National Park: Not applicable to this List entry. Grade: II Date first listed: 14-Nov-1986 Date of most recent amendment: Not applicable to this List entry. UID: 448166
List Entry Description Summary of Building SCREVETON MAIN STREET SK 74 SW (south east side) 4/140 Cartshed, pigeoncote, stables and boundary wall at Top Farm 92 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm
G.V. II
Cartshed, pigeoncote, stables and boundary wall. Mid C19. Brick with pantile roof. Single and 2 storeys. 6 bays wide by 2 bays deep. L-plan.
Cartshed, to left, 2 bays, has central wooden post.
2 storey stable and pigeoncote, to right, has first floor band. To right, pair of garage doors. Above, to left, casement. To its right, pigeonholes with bargeboarded hood.
Stable to right has central door with segmental head, flanked by single glazing bar sashes. Adjoining larger stable has to east, 2 doors with segmental heads. Gable end has garage doors with timber lintel and above, 3 diamond breathers.
Adjoining boundary wall, coursed rubble and brick, has 2 square piers and concrete slab coping. Approx. 30M long. Included for group value only.
Listing NGR: SK7325743712
Name: TOP FARMHOUSE AND ADJOINING SERVICE WING AND BOUNDARY WALLS List Entry Number: 1244662 Location TOP FARMHOUSE AND ADJOINING SERVICE WING AND BOUNDARY WALLS, MAIN STREET
County: Nottinghamshire District:Rushcliffe District Type: District Authority Parish: Screveton National Park: Not applicable to this List entry. Grade: II Date first listed: 14-Nov-1986 Legacy System Information UID: 448165
List Entry Description Summary of Building Details SCREVETON MAIN STREET SK 74 SW (south east side) 4/139 Top Farmhouse and adjoining service wing and boundary walls
G.V. II
Farmhouse with adjoining service wing and boundary walls. 1702 and mid C19. For Henry and Eleanor Hall. Brick and coursed rubble with C20 pantile roofs. Rubble plinth, first floor band, cogged second floor band, cogged and dentillated eaves, coped gables. Single gable and 2 ridge stacks. 2 storeys and 2 storeys plus garrets. 2 bays wide by 5 bays deep. L-plan. Windows are Yorkshire sashes, C19 and C20 casements. Front has gabled wing to left, and 2 storey lean-to porch in return angle, with door with segmental head. To right, C20 casement and glazed door, also with 93 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm segmental head. To its right, casement and French window. To right again, garage door flanked by single doors with segmental heads. Above, to left, sash flanked by single casements. To right, 4 casements with segmental heads. Street front has 2 casements and above, to left, similar casement, all with segmental heads. To right, casement and above again, to left, a sash. Above it, square panel inscribed "Henry Hall/Eleanor Hall/1702."
To left, boundary wall, brick with rubble plinth. Half round brick coping. Pair of square brick piers. 25M long. To right, brick boundary wall with ramped coping, 5M long.
Rear elevation has off-centre door and to its right, a casement and a sash. To right again, a door with segmental head, and a casement. Above, to right, a sash and a casement. Double gabled rear wing, to right, has 2 sashes on each floor with segmental heads.
Listing NGR: SK7322943734
Name: WATER PUMP AND TROUGH AT TOP FARMHOUSE List Entry Number: 1244663 Location WATER PUMP AND TROUGH AT TOP FARMHOUSE, MAIN STREET
The building may lie within the boundary of more than one authority. County: Nottinghamshire District: Rushcliffe District Type: District Authority Parish: Screveton National Park: Not applicable to this List entry. Grade: II Date first listed: 14-Nov-1986 Date of most recent amendment: Not applicable to this List entry.
Legacy System Information The contents of this record have been generated from a legacy data system. Legacy System: LBS UID: 448167
Asset Groupings This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.
List Entry Description Summary of Building Legacy Record - This information may be included in the List Entry Details. Reasons for Designation Legacy Record - This information may be included in the List Entry Details. History Legacy Record - This information may be included in the List Entry Details. Details SCREVETON MAIN STREET SK 74 SW (south east side) 4/141 Water pump and 94 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Top Farm trough at Top Farmhouse
G.V. II
Water pump. 1790. Lead pump with flat topped wood case. Ringed spout. Curved handle. Cistern has cast figures and inscription "DF 1790". Stone trough with half round end.
Listing NGR: SK7322343722
95 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk