HERITAGE STATEMENT

In respect of:

Four new dwellings

At:

SITE TO REAR OF 24-28 ENDLESS STREET, SALISBURY

On behalf of:

Ludlow Developments

November 2016

ELAINE MILTON HERITAGE & PLANNING t: 07979 942042 e: [email protected] w: www.emhp.co.uk

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

CONTENTS

1.0 INTRODUCTION ...... 2

2.0 HERITAGE DESIGNATIONS ...... 3

3.0 DESCRIPTION ...... 4

4.0 HISTORY ...... 9

5.0 ASSESSMENT OF SIGNIFICANCE ...... 11

6.0 PROPOSALS ...... 13

7.0 POLICY CONTEXT ...... 14

8.0 HERITAGE IMPACT ASSESSMENT ...... 16

9.0 CONCLUSION ...... 17

SOURCES ...... 18

APPENDIX 1: Site location plan identifying listed buildings and townscape features

LIST OF FIGURES Fig.1: View from the north-east on Rollestone Street Fig.2: Boundary wall on Rollestone Street Fig.3: Door opening within front boundary wall Fig.4: Modern garage at southern end of Rollestone Street frontage Fig.5: Boundary wall on south side of site Fig.6: Boundary wall on north side of site Fig.7: View from within site looking to backs of properties on Endless Street Fig.8: View from within site looking east towards houses on Rollestone Street Fig.9: View from within site looking south-west to backs of properties on Endless Street Fig.10: Speed’s map of 1611 Fig.11: First edition County Series map of 1881

COPYRIGHT: The contents of this statement must not be copied or replicated in part or in whole without the express written consent of Elaine Milton Heritage & Planning

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

1.0 Introduction

1.1 This heritage statement accompanies an application for planning permission for the construction of four dwellings on a vacant site to the rear of 24-28 Endless Street.

1.2 The site, which is primarily used for car parking for the County Coroner’s Court on Endless Street is located off the west side of Rollestone Street. The site was acquired by Ludlow Developments in conjunction with 24 Endless Street, which although adjoining the site is a discrete parcel of land that is subject to separate applications for planning permission and listed building consent.

1.3 The report describes the heritage significance of the site and provides an assessment of the impact of the proposals in accordance with the requirements of the National Planning Policy Framework (the NPPF, March 2012) and in order to meet the council’s local validation checklist for applications affecting listed buildings and conservation areas. A number of site surveys were carried out for the assessment throughout 2016.

1.4 Information on the history of the site has been drawn from a number of sources, including historical map regression and the Royal Commission on Historical Monuments for England (RCHME) volume for Salisbury. A list of the sources used is presented on p18.

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2.0 Heritage Designations

2.1 The site is located within the Salisbury City Conservation Area, which was formed from an amalgamation of six previously designated conservation areas on 7 February 1990, and the boundaries of which have been recently amended by the local planning authority. The conservation area covers the historic core of the city including the medieval chequers, viz. the grid pattern layout upon which the city was developed in the medieval period. The site is located within Gore’s Chequer within the northern part of the grid.

2.2 There are a number of listed buildings surrounding the site including the boundary wall fronting onto Rollestone Street, which was added to the statutory List of Buildings of Special Architectural or Historic Interest at Grade II on 12 October 1972. It is therefore deemed by Historic England to be a heritage asset of special interest and of national importance. The listing description for the wall reads as follows:

‘No 26 has a long garden running back to Rollestone Street qv and belonging former C16 house on site. The wall to Rollestone Street has documented construction of August 1600. Approximately 7 ft high of brick and flint, later splayed brick upper part. Splayed arched doorway with remains of old ledged, studded door.’

2.3 The listing for the wall notes it contributes to the group value of 16-26 (even) Endless Street.

2.4 The other listed buildings in and around the site are identified on the plan presented in Appendix 1.

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3.0 Description

3.1 The site comprises an open piece of ground on the west side of Rollestone Street, just south of the junction with Bedwin Street. It is bounded on the street frontage by the Grade II listed boundary wall mentioned in paragraph 2.2 above.

Fig.1 View from the north-east on Rollestone Street

3.2 The approximately 2m high boundary wall is made up of (from left to right): an approximately 1.5m section of brick walling (in English bond) on a brick base with brick on edge and splayed brickwork capping; modern brick gate piers; an approximately 2m wide vehicular entrance with wrought iron gates; a modern brick pier; an approximately 2m length of flint with brick on edge and splayed brickwork capping; approximately 6m of brick walling (in English bond) on a brick base; a stone four-centred arched door opening with a timber studded door and mid-late 20th century brickwork on top, rising above the height of the wall; remaining stretch of brick walling (in English bond) on a brick base.

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

Fig.2 Boundary wall on Rollestone Street (note the unattractive grey roof and masts of the BT building in the background to the right of the shot)

Fig.3 Door opening within front boundary wall

3.3 Attached to the south side of the boundary wall is a modern garage with a mono- pitch roof.

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

Fig.4 Modern garage at southern end of Rollestone Street frontage

3.4 The boundary wall returns around the back of the garage along the south side of the site where it is formed in stone, brick and flint. It contains a stone four-centred arched bricked up doorway.

Fig.5 Boundary wall on south side of site

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

3.5 The northern boundary of the site is made up of Flemish bond brick walling although a section is broken up by the rubble stone and flint wall from the rear projection of 22 Bedwin Street.

Fig.6 Boundary wall on north side of site

3.6 The site itself is mainly laid to tarmac and there is a low-level of car parking associated with the County Coroner’s Court.

Fig.7 View from within site looking to backs of properties on Endless Street

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

3.7 The buildings surrounding the site are of a mix of types and of varying scales. These are predominantly in residential use. Most are two or two-and-a-half storey and are without exception set back-of-pavement. Building materials are red brick or stucco. The roofs are varied – gables pediments, parapets and hips – and are mostly steeply pitched with natural slate or plain clay tiles.

Fig.8 View from within site looking east towards houses on Rollestone Street

Fig.9 View from within site looking south-west to backs of properties on Endless Street

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4.0 History

4.1 Comprehensive histories of Salisbury have been produced previously, including Crittal (1962) and Chandler (1983). Information from these sources, historic mapping and the council’s extensive urban survey for Salisbury (2004) has been drawn upon below.

4.2 New Sarum was founded with the cathedral and received its first charter in 1227. By the 14th century all the main streets of Salisbury were established including the grid pattern of chequers, and the town extended from the river in the south and west to the line of the Rampart Road in the east.

4.3 From the 13th to the 16th centuries Salisbury served as a trading centre for wool and in the 14th century it was at the heart of the cloth trade. Towards the end of the 14th century, it was the 6th largest of English provincial towns in terms of the number of taxpayers.

4.4 According to Chandler, Endless Street appears to have ended at the edge of the city and is so named because it was built before the city defences had been planned. In medieval times it was a major route into and out of the city and was lined with properties. By contrast, the Bedwin Street frontage to the north of the site was undeveloped and the site itself was probably associated with the properties on Endless Street.

4.5 According to the extensive urban survey for Salisbury (2004) a house existed within the centre of Gore’s Chequer in the 16th century. Access to this might have been via the four-centred arched doorway within the south boundary wall of the site.

4.6 The stone, flint and brick garden walls bounding the east side (Rollestone Street) and south side of the site are understood to date from c1600; the brick above the coping is probably 18th century with alterations and renewed brickwork of 1975.

4.7 The Flemish bond red brick north boundary wall (rear of Bedwin Street) is 18th century, and incorporates the 16th century rubble stone and flint rear projecting range of 22 Bedwin Street.

4.8 A continuous line of buildings are illustrated on the Bedwin Street frontage and on Rollestone Street by the time of John Speed’s 1611 map of Salisbury. No structures are illustrated within the Chequer.

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

Bedwin Approximate Street location of the site

Rollestone Street

Fig.10 Speed’s map of 1611

4.9 By the early 19th century the site was a garden to No.26 Endless Street and it has remained undeveloped since. The garden can be seen on the 1881 OS map of the area.

Fig.11 First edition County Series map of 1881

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5.0 Assessment of Significance

5.1 The special architectural and historic interest of the conservation area is set out within the Salisbury City Conservation Area Appraisal, which was adopted in June 2014. The document highlights the importance of the city’s medieval core, the high quality of the traditional buildings and the use of local materials, such as red brick and natural slate.

5.2 The site is located within the medieval core of the city. It is surrounded by a close- knit development of traditional, mainly residential properties, aligning the streets within the grid layout.

5.3 The character of the area surrounding the site is described on pp29-32 of the Appraisal. Gore’s Chequer is defined as a relatively small chequer with a fine-grained pattern of development reflecting the historical burgage plots.

5.4 The Chequer has four well defined corners, and it has a continuous building frontage, except for the site. The open aspect of the site is anomalous with the predominant pattern of development.

5.5 The boundary walls of the site are of special interest and the east and south walls in particular are of high historic value.

5.6 The modern garage at the southern end of the Rollestone Street frontage is not of special interest.

5.7 The views through the gap in the Rollestone Street frontage are not, and probably never have been important, given that it was historically an inward-facing enclosed area. Current views are of the tarmac car park and the jumble of buildings at the rear of Endless Street.

5.8 Important views locally include of the first floor oriel bay window of 21 Bedwin Street looking north along Rollestone Street and the backs of the linear Frowd’s Almshouses on Bedwin Street.

5.9 There is a detrimental view of the unattractive roof of the BT building over the top of the boundary wall of the site from the east side of Rollestone Street.

5.10 The following guidelines to development arise from the assessment, and these were used to inform the proposed scheme for four dwellings:

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

 The Rollestone Street and south walls of the site should be preserved and retained as standalone features to respect their history as garden walls and earlier status in connection with the 16th century house within the centre of the Chequer;

 The most appropriate form of development would therefore be detached from the boundaries and may be that which seeks to replicate the fine-grained pattern of the perimeter development – this would suggest tightly-knit linear development, perhaps forming a terrace within the site;

 Alignment of development east-west within the site would reinforce the narrow burgage pattern in views from Rollestone Street, and if this approach is pursued then the southern part of the site may be the most neighbourly (i.e. in the location of the former huts);

 Development provides an opportunity to screen some of the views of the BT building roof;

 Development could take its cues from the long linear development and courtyard effect of Frowd’s Almshouses opposite;

 Development should appear subservient to surrounding development – of more modest scale and design – so as not to compete with the defining boundaries of the chequer;

 A contemporary, contrasting style could work well in deferring to the perimeter development;

 The design would need to be of very high quality and use good materials and detailing, e.g. carefully chosen red brick with tight joints and laid in a traditional brick bond, gauged brick arches, and good plain clay tiles or natural slate.

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6.0 Proposals

6.1 Planning permission is sought for the erection of four dwellings on the site at the rear of 24-28 Endless Street.

6.2 The proposed development is described in detail within the supporting Design and Access Statement (Affinity Architects, November 2016). It is summarised below as follows:

 A terrace of four houses aligned roughly north-south: Houses Nos.1-3 (see proposed plans) set back from the front boundary wall, while house No.4 (at the southern end ) would be set forward from the others at the back of the pavement;

 The houses would be two-and-a-half-storey with a variation in ridge heights;

 House 1 would have a lower, cottage scale with steeply pitched clay tiled roofs, orange-red bricks, oak front bay and porch, and hipped roof dormer;

 Houses 2 & 3 would comprise a taller block in the centre with a gambrel slate roof, dark red brick walls, stone dressings, an oriel bay window at first floor level, and hipped roof dormers;

 House 4 would be a smaller scale, single-bay townhouse constructed in buff bricks, parapet roof and lead flat roof dormer;

 An archway at ground floor of House 3 would provide vehicular access to a shared parking area to the rear; new ‘car barns would provide parking for eight spaces; a right of way would be maintained to the County Coroner’s Court parking area; new brick walls would be formed to enclose the car parking; the parking would be treated with soft landscaping to provide a permeable surface finish;

 All the boundary walls would be retained; the Grade II listed wall fronting onto Rollestone Street would be repaired and re-pointed, and the door opening would provide access to House Nos.1 & 2; the south boundary wall would be mostly concealed by the new car barns, although the doorway would be retained on view from the garden of House No.4.

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7.0 Policy Context

7.1 A statutory duty exists under sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (‘the Act’) for the local planning authority in considering whether to grant listed building consent or planning permission for development that affects a listed building or its setting to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

7.2 Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on local planning authorities in considering proposals for a conservation area to pay special attention to the desirability of preserving or enhancing the character or appearance of that area.

7.3 The statutory duty is reflected in Core Policy 58 of the Wiltshire Core Strategy (WCS), which was adopted by Wiltshire Council on 20 January 2015. The policy seeks to promote the conservation and, where possible, enhancement of the county’s historic environment. Core Policy 57 of the WCS seeks to ensure high quality design and place-shaping.

7.4 National planning policy relating to the historic environment is provided within section 12 of the National Planning Policy Framework (the NPPF). It advises that heritage assets are an irreplaceable resource and should be conserved in a manner appropriate to their significance.

7.5 Paragraph 132 of the NPPF advises that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to its 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. Any harm or loss to a heritage asset’s significance should require clear and convincing justification, and needs to be weighed against identifiable public benefits.

7.6 Paragraph 133 of the NPPF advises where proposals would lead to substantial harm to the significance of a designated heritage asset, the proposals should be refused unless it can be demonstrated that this would be outweighed by substantial public benefits or that the development would meet four specific criteria listed therein.

7.7 Paragraph 134 of the NPPF advises where proposals would lead to less than substantial harm to the significance of a designated heritage asset, the harm should

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

be weighed against the public benefits of the proposals, including securing its optimum viable use.

7.8 Paragraph 137 of the NPPF advises that local planning authorities should look for opportunities for new development within conservation areas 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.

7.9 The Salisbury City Conservation Area Appraisal and Management Plan was adopted as supplementary guidance by Wiltshire Council in June 2014. The document identifies the key components of the conservation area, including the survival of the medieval core and the historic street pattern. Within the vicinity of the site are noted in the appraisal the positive unlisted buildings that comprise the terrace of houses opposite, on the east side of Rollestone Street.

7.10 For small-scale new development within the conservation area, the appraisal document recommends compliance with the council’s adopted supplementary design guide, Creating Places (Salisbury District Council – now part of Wiltshire Council - 2006). The design guide emphasises the importance of sympathetic scale, design, form, materials and proportions for new development.

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8.0 Heritage Impact Assessment

8.1 The proposed development would be located on previously developed land (as noted from the historic mapping and the extensive urban survey for Salisbury (2004)).

8.2 Development would close the currently anomalous gap in the street in keeping with the surrounding tightly-knit pattern of development.

8.3 The development would remove from public view the currently untidy appearance of the tarmac car park and the backs of the houses on Endless Street.

8.4 The proposed residential use would respect the predominant character of the area. The scale of the development would mirror that within the surrounding area. The buildings would have a traditional appearance in keeping with the area.

8.5 The retention and repair of the boundary walls would better preserve these important elements of the site. Maintaining them as standalone features rather than incorporating them into the houses would avoid impacting on historic fabric, and respect their history as garden walls and their earlier status in connection with the 16th century house that existed within the chequer.

8.6 The terrace format for the development would respect the surrounding tightly knit pattern of development. The width of the plots would echo the prevalent fine- grained pattern of development.

8.7 The development would be articulated by stepping horizontally and vertically, oriel bay window, dormers and changes in materials, in keeping with the variety of buildings and features found locally.

8.8 The materials would be high quality and traditional, harmonising with those existing within the area.

8.9 The development would help screen views of the unsightly BT roof from the east side of Rollestone Street.

8.10 The parking area would be screened in public views from within the conservation area.

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

9.0 Conclusion

9.1 The proposed development for four new dwellings has been formulated with regard to an assessment of the conservation area and the settings of listed buildings.

9.2 The development would fill an existing gap within the otherwise built-up street frontage and it would address the currently untidy appearance of the site.

9.3 The four dwellings would be of traditional design and materials. The form and alignment of the buildings would reinforce the historic street pattern and layout. The development would be of appropriate scale, design, massing, proportions, materials and siting.

9.4 The Grade II listed boundary wall would be preserved and enhanced through repairs to its fabric. The proposed development would enhance the conservation area.

9.5 The proposals would accord with the requirements of sections 16, 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, and they would comply with policies CP57 and CP58 of the adopted Wiltshire Core Strategy.

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

Sources Used in the Report

Publications

Conservation Principles, Policies and Guidance, English Heritage (now Historic England), April 2008.

Designation Listing Selection Guide: Domestic 2 – Town Houses, Historic England, October 2011.

Salisbury City Conservation Area Appraisal and Management Plan, Wiltshire Council, December 2014.

Royal Commission on Historical Monuments (England), Ancient and Historical Monuments in the City of Salisbury Volume 1 (HMSO, 1980).

Chandler, J., Endless Street: A History of Salisbury and its People (Hobnob Press, 1983).

Websites

'New Salisbury: Introduction', in A History of the County of Wiltshire: Volume 6, ed. Elizabeth Crittall (London, 1962), pp. 69-72 http://www.british-history.ac.uk/vch/wilts/vol6/pp69-72 Date accessed: 10 August 2016.

English Heritage, The Archaeology of Wiltshire’s Towns: An Extensive Urban Survey: Salisbury (August 2004), URL: http://archaeologydataservice.ac.uk/catalogue/adsdata/arch-906- 1/dissemination/pdf/EUS_Texts/Salisbury.pdf Date accessed: 10 August 2016.

Mapping

John Speed’s map of Salisbury from 1611

Ordnance Survey map of 1881.

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Heritage Statement – Site to rear of 24-28 Endless Street, Salisbury

APPENDIX 1: Site location plan identifying listed buildings and townscape features

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