Park Lodge, Talacre

Mr. Owen - The Owen Estate

April 2021

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© Copyright – Henderson Heritage

Contents

Executive summary 3

1. Introduction 4

2. The application site and identified heritage assets 6 3. Historical context and heritage assets 9

4. The significance of the heritage assets 14

5. Relevant conservation planning policy and guidance 28

6. Impact of the development proposal on the heritage assets 30

7. Conclusion 41

Appendices 43

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Executive Summary

This report relates to the reconstruction of the former Park Lodge, located on the former south drive to Talacre Abbey, near Gwespyr, Prestatyn into two bedroomed residential accommodation.

The site is within Talacre Abbey Conservation Area and Talacre Historic Park and Garden. The building is ruinous. It is located on the north side of Llanasa Road, opposite the former Roman Catholic School associate with the Talacre Estate. It is in the vicinity of several heritage assets. Collectively these have group value that contribute to the conservation area’s special architectural and historic character and interest.

This Heritage Impact Assessment has been written to identify the impact of the proposed development on the significance of the heritage assets. This is in accordance with national and local planning guidance contained in the Welsh planning guidance on the historic environment and the local plan.

The Lodge formed part of the south drive entrance to Talacre Hall, the seat of the Mostyn Family. It was sold by the Estate in 1920 and remained in residential use until the late 1960’s. Park Lodge is described as the same build and construction as St. Benedict’s Lodge and associated gate pillars, both of which were listed Grade II in 2001. The building was described as ruinous in the Grade II* listed Talacre Historic Park and Garden description of 1994, and the Cadw listing resurvey of Llanasa in 2001. The building’s remains include four standing walls in yellow Talacre sandstone and the remains of a central chimney stack. It is next to stone gate pillars.

The building has evidential, historic and aesthetic significance. It has historical significance for their association with the Talacre estate in the 19th century, when the lodges were the gateway to the country house. Its architectural significance, although ruinous, relates to the architectural taste of the Mostyn family and identical in form and style to the north and east lodges suggesting a planned garden aesthetic, where the park and garden was to be seen as one.

The setting of the building is still somewhat isolated, it has not changed since the building was constructed, and the former southern driveway to the former Talacre Hall is still evident, fronted by surviving pecked stone gate piers, the same construction and appearance as the gate piers south of St. Benedict’s Lodge. It forms the southernmost point of the Talacre Historic Park and Garden and as such provides part of the context of, and an integral component of its landscape park, despite the building’s condition at the time of designation. It is included in the Talacre Abbey Conservation Area for the same reason.

The proposal will put a vacant building back into residential use in a manner that externally replicates its historic character and appearance. The repair of the gate pillars, as part of this application, will reinstate the character and appearance of the former southern entrance to Talacre Historic Park and Garden and Talacre Abbey Conservation Area. The significance and setting of the heritage assets and key views have been carefully considered as part of the development proposal. The proposals are positive and will preserve and enhance the historic park and garden, the conservation area’s character and appearance and setting of the nearby listed building. As such, the application should be supported.

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1. Introduction

1.1 This heritage impact assessment has been prepared on behalf of Mr. Owen of the Owen Estate, to accompany a planning application for the restoration and enlargement of the former Park Lodge, Talacre to provide a single dwelling house.

1.2 The purpose of the assessment is to describe the significance of nearby heritage assets and their setting. This information will subsequently highlight any impact of the proposal on the significance of the assets. It will identify mitigating measures, where necessary, to address this impact.

1.3 Under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990, conservation areas are “areas of special architectural and historic interest the character and appearance of which it is desirable to preserve or enhance”. Section 72 of the same Act states, in the exercising of planning functions in conservation areas special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area, when assessing planning applications. Under Section 66 there is a statutory duty to have special regard to the desirability of preserving the listed buildings or their settings.

1.4 Policies in the Planning Policy Wales Edition 11 (PPW), Technical Advice Note 24: The Historic Environment and local development plans, set out national and local planning policy in respect to the conservation of the historic environment and local development plans, set out national and local planning policy in respect to the conservation of the historic environment.

1.5 The historic environment is in described in Wales Technical Advice Note 24: Historic Environment, (October 2017) as “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 deliberately planted or managed.” A historic asset is: “An identifiable component of the historic environment. It may consist or be a combination of an archaeological site, a historic building or area, historic park and garden or a parcel of historic landscape. Nationally important historic assets will normally be designated.”

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1.6 Setting is not a heritage designation. However, “the setting of an historic asset includes the surroundings in which it is understood, experienced, and appreciated embracing present and past relationships to the surrounding landscape. 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. Setting is not a historic asset in its own right but has value derived from how different elements may contribute to the significance of a historic asset”. TAN 24 (paragraph 1.25)

1.7 The definition of significance in relation to heritage policy is defined in Conservation Principles for the sustainable management of the historic environment in Wales (Cadw, 2011). “To identify the heritage values of an asset, its history, fabric and character must first be understood. The relative significance of the different values then needs to be considered. It will be necessary to compare the values of the asset under consideration with others in the locality, region or even nationally, depending on its importance.”

1.8 The application site is located within Talacre Abbey Conservation Area and Talacre Abbey Historic Park and Garden (Grade II*). There is no conservation area appraisal, but the Historic Park and Garden register provides a comprehensive character assessment for the landscape park and garden.

1.9 This document has been prepared following site visits in February and March 2021. It is to be read in conjunction with other associated documents in relation to the planning application.

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2.0 The application site and identified heritage assets

2.1 The application site is the former Park Lodge, which is a building on the north side of Llanasa Road, Flintshire. The site is within the Talacre Abbey Conservation Area and Talacre Historic Park and Garden. It is in the vicinity of several heritage assets. Collectively these have group value that contribute to the conservation area and park and garden’s special architectural and historic character and interest.

2.2 The designated heritage assets that are relevant in considering the proposed development are identified below:

• Conservation Area: Talacre Abbey • Listed Building: Talacre Hall (Grade II*) • Listed building: St. Benedict’s Lodge and Gate piers south of St. Benedict’s Lodge (both Grade II) • Listed Building: The School House, St. Winefrides, St. Winefrides School House (all Grade II) • Historic Park and Garden: Talacre (Grade II*)

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Fig 1. Location plan (Copyright: Cassidy & Ashton)

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Fig 2. Location of Relevant Heritage Assets – Green boundary – historic park and garden, blue boundary – conservation area (abutted by Gwespyr Conservation Area to the east) and houses – listed buildings. Red arrow denotes application site.

(Copyright: Archwillio)

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3.0 Historical context and heritage assets

3.1 Talacre is an historic seat of the Mostyn family, two miles or so west of Mostyn Hall, with Mostyn records dating back from the 17th century up until 1920, when the estate was sold following death duties. The list of Mostyn Baronets in Talacre was created in 1670 for Sir Edward Mostyn, 1st bart (136 – 1715). The present buildings date largely from the remodelling of the estate and parkland in the 1820’s – 30’s, although a banqueting house and a landscaped garden date from the 18th century. The earlier structures were reputed to have been designed by the renowned landscape architect Capability Brown, who also designed landscaped gardens at Wynnstay, near Ruabon, for Sir John Wynn, 5th bart and at Lleweni, near Denbigh

3.2 Talacre Hall faces north to the Irish Sea, with land rising behind it to the south. The Hall replaced a post medieval Jacobean house, recorded in 1634. The present building was designed by Thomas Jones of Chester (1794 – 1859) for Sir Edward Mostyn, 7th bart (1785 – 1841). It was built as a substantial country house built between 1824 – 1829 in a castellated Tudor Gothic style. It was during this time that the early 19th century pleasure gardens were laid out.

3.3 The architectural style of Talacre Hall was based on a picturesque revival style that was popular with the landed gentry and industrialists in North Wales during this period of rebuilding in the first part of the 19th century. The design of these building were related very much to context and landscape. Buildings of note include Nash’s Castle House in Aberystwyth (1788), Cundy’s Hawarden New Castle (1810), Gwrych Castle, Abergele (1822), Welch’s Bodelwyddan Castle (1830) and Hopper’s Penrhyn Castle (1827 – 40) and nearby Gyrn Castle (1817 – 24).

3.4 Talacre Hall was a small estate, and the period of time in which it was built was one in which the landscape setting was of key importance. Thus, a high number of buildings were constructed during the rebuilding of the estate in the early part of the 19th century, by Thomas Jones. Buildings and structures include the terracing, kennels, sawmill, home farm, pigsties, stables and a grotto and associated folly. Estate buildings had a dual purpose – to provide estate improvements and housing for workers, and efficiency in the running of the estate, and during this period, were commonly used to provide a picturesque element in the landscape synonymous with the architectural tastes of the owner. The main phase of construction of the historic park and garden was between 1820 and 1830.

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3.5 Four lodges also dating from the same period, served driveways from the west, south and east. The best preserved is St. Benedict’s lodge, on the west driveway which was the main entry lodge closest to the Hall. It is listed Grade II. Lodges were designed not only as garden structures, designed on a small scale to match the architectural character of the country house, but as an important entry point into the country estate.

3.6 Humphry Repton (1752 – 1818) the celebrated English landscape designer was a key influencer in the design of parks and gardens of the late 18th and early 19th century. Repton drew on the landscape as part of picturesque ideal of a landscape painting. He concentrated on creating a formal setting of the country house, where terraces, balustrades and buildings formed important components in the landscape and where viewpoints could show these to best advantage. Repton did not create the landscaped parkland at Talacre Hall but both Capability Brown and Repton’s influence in the design of the picturesque landscape was clearly given some weight by the Mostyn’s and Thomas Jones, and particularly when this was being undertaken to other country estates, such as Tatton in Cheshire, Gwrych Castle in Llanddulas, Hawarden and at Mostyn Hall. At Talacre, the land rises to the south from the Irish Sea, and the house, park and garden and estate structures were designed to take into account the topography of the site and views within it and from it. The south drive, where Park Lodge is located, is at the highest point of the park, and is located east of The Dingle valley, an area of woodland with a valley and stream within it. The driveway terminated at the front of St. Benedict’s Lodge.

3.7 Park Lodge is recorded on the Tithe Map as Field 535, owned by Sir Edward Mostyn, a lodge with no use, and with no tithe value. It is unclear when the tithe map is, but it may be around 1839. It would date between the Tithe Commutation map of 1836 and Sir Edward’s death in 1841. It is similar in design to St. Benedict’s Lodge, which is attributed to Thomas Jones. The list description for St. Benedict’s Lodge makes specific reference to corresponding gate piers and lodge at the south east of the park which at the time of listing in 2001 were ruinous.

3.8 Census details for 1911 show that there were a number of lodges in the vicinity of the Hall. These include Lower Lodge, and two Talacre Lodges. Talacre Hall at that time was owned by Pyers William Mostyn aged 64, who died in 1912. His wife, Anna died in 1916, and his son, Pyers Charles Mostyn in 1917. The Hall passed onto Pyers William Mostyn’s cousin Pyers George Joseph Mostyn, 11th bart – it was his death that forced the sale of the family home.

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3.9 A Talacre Lodge is inhabited by the Barnett family – William, the head, a domestic coachman, and his 5 children. It is assumed that this lodge is St. Benedict’s, as the census records, on the same page, the occupants of the nearby Kennels building, occupied by The Staffins. This included George, the head, former army sergeant, carter and bailiff for the estate, his wife and their 6 children, two of which worked for the estate. Richard Henry Edwards, his wife Maria and their 6 children resided in Lower Lodge. Richard was a stationary engine driver for the colliery at Point of Ayr and it is assumed that this lodge is the one closest to the present A548, which formed the historic boundary of the estate. Another Talacre Lodge was inhabited by Mrs Catherine Carroll, a laundress and widow aged 64, born in Ireland, and residing with her niece Irene Kelly. It is this lodge that we assume to be Park Lodge.

3.10 Death duties created a serious financial burden on the Mostyn estates. The Hall plus part of the garden and associated structures was sold to Benedictine Nuns in 1920. This was undoubted influenced by the strong Roman Catholic faith of the Mostyn’s at Talacre. Lady (Anna Maria) Mostyn opened the Hall to refugee Benedictine Monks from Dendermonde in Belgium in 1914, whose abbey at Termonde was destroyed by the invading German army in 1914. It may also have been further influenced by the calling of the fourth son of the 8th baronet, Francis Mostyn (1860 – 1939) who became Roman Catholic Archbishop of Cardiff in 1921. The Hall became a Benedictine Convent in 1921, where it was renamed Talacre Abbey. The nuns built a church there, which was consecrated in 1936, and added a campanile in 1952. It remained in use as such until 1988 when the nuns relocated to a smaller building in Curzon Park, Chester and the Hall was returned to a private residence. Other buildings, including Park Lodge, was sold off to the Owen Estate in 1920.

3.11 The 1920 Sales particulars of the estate record a Mrs. C. Carroll living at Park Lodge. Mrs. Carroll was 73 at that time. The entire 1931 census for England and Wales was destroyed during WWII, and because of the war, no census data was carried out in 1941. The 1939 Census records the occupants of Park Lodge as Isaac and Mary Hughes, a colliery haulage driver and housewife. In 1966 a repair schedule of works for Park Lodge supported an extension, removing a lean-to, reorientating the doorway, removing slates and creating a new hipped roof over the extension, and replacement timber windows and porch. The work was never executed. Mr. and Mrs. Hughes lived in Park Lodge at that time and were the last inhabitants of the lodge. By 1994 the building was recorded as ruinous in the Clwyd Register of Historic Parks and Gardens in Wales, a condition it was likely to have been in for a period of time.

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Fig. 3 Historic mapping of the estate in 1878

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Fig.4 Historic mapping 1878, 1910

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4. 0 The significance of the heritage assets

4.1 Assessing significance is embedded in national planning policy. Heritage values that contribute to a greater understanding of significance are identified by Cadw’s Conservation Principles for the Sustainable Management of the Historic Environment in Wales (2011) as being: -

• Evidential

• Historical

• Aesthetic

• Communal

4.2 There are six commonly accepted levels of significance. These are as follows: -

• Outstanding Highest level of importance, such as SAMs, WHS, Grade I and II* listed buildings and Historic Parks and Gardens • High (significant) Grade II listed buildings, Historic Parks and Gardens and conservation areas • Medium (moderate) Locally listed buildings, and those buildings that contribute to a listed building’s setting • Low (limited) Limited heritage value • Neutral Neither positive nor negative features • No significance Features that detract from the heritage values

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4.3 Talacre Conservation Area and Historic Park and Garden

4.3.1 Talacre Conservation Area is overlaid over most of the Historic Park and Garden boundary, which is listed at Grade II*. There is no conservation area appraisal for Talacre, and the Historic Park and Garden boundary, along with the listing descriptions for the buildings within it, provides a useful description of its character and appearance, and its reasons for grading. It has a very distinct character created by: -

• Its importance as a seat of the landed gentry, the Mostyn’s of Talacre, who were responsible for laying out the buildings and grounds as a picturesque parkland, where the remains of the pleasure gardens and plantation still exist. • Its buildings and structures have been designed to sit in a planned landscape as features and focal points and are good examples of structures dating from the late 18th and early 19th century. • The landscape has been influenced by leading landscape designers of the period. • It has a high collection of listed buildings, several at Grade II* • Its later associations with the Benedictine Nuns

4.3.2 The conservation area and Historic Park and Garden has been rapidly assessed to establish its significance. For the avoidance of doubt the assessment of character for the site can be summarised as being one of the following:

• Critical: of utmost importance, this sub-area plays a crucial role in the character of the conservation area overall • Positive: the sub-area contributes positively and is important to the character of the Character Area • Neutral: the sub-area either has no overall or both positive or negative impacts on character; and is neutral in balance • Negative: the sub-area detracts from the character of this Character Area.

4.3.3 The size of Talacre Hall was created through both social position and functional requirements, housing the owner and his family and the servants required to run the Hall and estate. In Victorian times the segregation of the house in terms of function and status was a key consideration. Thus, parts of the service area was hidden from view of the house, the garden was divided into various components, and lodges and driveways were constructed to show off the best of the estate pleasure grounds and wider landscape parkland to visitors.

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4.3.4 Talacre Hall was deliberately sited on land levelled out in the hillside. It was designed to face north to take account of the commanding view of the Irish sea and includes an arcaded terrace. The land behind it rises to the south and planted with woodland, framing the building within a picturesque landscape setting. This area includes the Riding School and Stable, and terracing. It is of critical character to the conservation area and Historic Park and Garden.

4.3.5 The walled garden and pleasure gardens to the north west and east, including the extensive plantations of trees and the banqueting house, folly grotto and tower, form part of the essential landscape setting of the Hall and is of critical character to the conservation area and Historic Park and Garden.

4.3.6 Abbey Drive, the outbuildings with pigsties, Home Farm, the Kennels, cottage and sawmill and stable block and St. Benedict’s Lodge are buildings forming the essential working functions of the estate. Some of these are in disrepair. This is the west driveway in a slight valley at the bottom of the sloping hillside that ends at St. Benedict’s Lodge. Despite the condition of some of the buildings, this area is of positive character to the conservation area and Historic Park and Garden.

4.3.7 The land to the south of Abbey Drive and the Hall, includes The Dingle and Park Lodge. It has been very little altered since the first OS map of the late 19th century. The landscape characteristics, lodge, despite its ruinous condition, and The Dingle, form part of the essential landscape setting and is of positive character to the conservation area and Historic Park and Garden.

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Fig 5. Rapid assessment of character areas

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4.4 Lodge Design

4.4.1 Several pattern books of the 18th and 19th century illustrated model houses and rural building design. The first pattern book for lodge design was in 1811 by T.D.W Dearn’s ‘Designs For Lodges and Entrances’ , which was reprinted in 1823. The model design in which the lodge and other buildings at Talacre may have been taken from is the Encyclopaedia of Cottage, farm and Villa Architecture and Furniture (1833) by J. C. Loudon. This book was designed “to improve the dwellings of the great mass of society” and to create “generally, a taste for architectural comforts and beauty ” for the labourer, mechanics gardeners, servants, villa farms and villas of the highest class. It was written to illustrate the relationship and connection between villa architecture and the wider landscape, with an expression of purpose and style.

4.4.2 The lodges at Talacre are simple in form, single storey, square in plan with a pyramidal roof and a central chimney They were identical in design, and with little in the way of design hierarchy. This suggests that each entrance was of equal status and importance. They were designed in a manner that reflected the character of the estate, but inside were humble structures, designed to house a family working on the estate. Each frontage historically is symmetrical with a central doorway and a window to either side. There is a deliberate play on elevation depth and shadow created by the deep projecting eaves creating a deep overhang, supported by pillars, and the neat small paned casement windows. The lodges are domestic in scale and must have appeared somewhat welcoming and also somewhat modest. The gate pillars to St. Benedict’s Lodge and Park Lodge are identical.

4.4.3 The location of each lodge was important and deliberate. The west lodge is still evident, on the corner of Abbey Drive. It has been much altered and extended, but a distinctive set of gate piers are still evident. The setting of this is subsumed within modern development in the village of Gronant. Abbey Drive continues eastward and changes in character to a narrow winding wooded lane, with Home Farm and the Kennels to the north, terminating at St. Benedict’s Lodge. The east lodge shows a route that is located at the back of the wooded area behind the Hall, joining the driveway that links to the south lodge, which meet at St. Benedict’s Lodge.

4.4.4 Park Lodge is on Llanasa Road, located in open countryside and somewhat isolated from the collection of buildings close to the hall. It forms the southernmost point of the historic parkland of the former Talacre Hall. Llanasa Road, which connects Gwespyr, Llanasa and Gronant. This road was well established at the time of the tithe map.

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Fig 6. Extract taken from the Encyclopaedia of Cottage, farm and Villa Architecture and Furniture (1833) by J. C. Loudon

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Fig 7. The Talacre Lodges – West Lodge, Abbey Drive; St Benedict’s Lodge (Grade II); East Lodge, on the A548; and South Lodge, Llanasa Road including the gate pillars.

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4.5 The Setting of Heritage Assets

4.5.1 Although setting is not a heritage asset, it still requires assessment. To understand how heritage assets are experienced within its surroundings, it is important to define the contribution that the existing site makes to their significance. Historic England’s Good Practice Advice in Planning Note 3 (Second Edition) - The Setting of Heritage Assets states in para. 9 that “settings of heritage assets which closely resemble the setting at the time the asset was constructed or formed are likely to contribute particularly strongly to significance”. It also provides a checklist approach to identify to what degree sites might contribute to the significance of the heritage asset, once that is identified. The setting of heritage assets can change over time, and it is how the surroundings change. The checklist is not exhaustive, and is as follows: -

• Definition of setting • Difference between setting and curtilage • Extent of setting. • Setting and the significance of heritage assets • Views and setting • Landscape assessment and amenity

This may include the extent to which the historic connections and views can still be appreciated.

4.5.2 The importance of views were of key importance in landscape design. Repton identified the hierarchy of views in his book ‘The Order of Improvement’ in 1792. This identified three viewpoints where the scenery of the park was a key consideration of views. The most important was from the house, the second was from the approaches through the park, because “the opinion of a place is often formed from what is seen in the approach” and the third was the effects of objects seen from walks and drives “these being purposely calculated to display the beauties of the surrounding scenery”.

4.5.3 Views from the main house and buildings within and contributing to the landscape setting were of key importance to the picturesque landscape design. The driveways would almost certainly have been constructed after the hall was built and would have been designed to link the key viewpoints in order to fully appreciate the wider landscape. The topography, locality and varying terrains within the estate was used to enhance views into the park and for wider borrowed views.

4.5.4 Park Lodge - The former estate boundary is bound by low sandstone walling and hedgerow and the former gate pillars are designed to be seen travelling west along Llanasa Road, rather than from the east. The gate pillars are set back slightly off Llanasa Road and the lodge is immediately to its right. The topography of the site and the former driveway slopes gently westwards and northwards with unfolding views of the Irish sea and the Welsh coastline beyond. This driveway formerly continued around the north west of the Dingle, now a public footpath, dropping down to St. Benedict’s

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Lodge. It then continued eastwards to Gwespyr, above woodland at the back of the wooded area to the rear of the hall, terminating at what is assumed to be Lower Lodge.

4.5.5 The south route is of key significance as it probably formed the visitor entrance for important guests to the Hall. The driveway and setting includes the wooded Dingle, immediately west of the driveway, which is a wooded valley with a stream at the bottom. The experience of travelling by carriage along this driveway, with its deeply picturesque character, its dramatic scenery, the sound of birds and the stream and the incredible views of the Irish Sea was designed to impress. The view of St. Benedict’s Lodge at the bottom of the sloping curved driveway is also picturesque and deliberately designed to be seen as a focal point in this part of the landscape.

4.5.6 Park Lodge and its gateway is clearly read as being part of the historical park and garden of Talacre. It’s setting has not changed since it was built. The Tithe map and apportionment shows that the lodge and Hall belong to the Mostyn’s and form part of the estate. It has an important evidential, historic, aesthetic and social connection with Talacre Hall and is very important to the setting of and appreciation of Talacre Hall.

4.5.7 In conclusion, the building, despite its condition, contributes strongly to the significance of the heritage assets. It had a specific function related to Talacre Hall, as identified on the tithe map and subsequent OS maps. The land around it also contributes to this important setting.

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4.6 Talacre Historic Park and Garden (Grade II*) and Talacre Conservation Area (including Talacre Hall – Grade II*)

Evidential The area has a history of use that has gradually evolved over time, as evidenced in archival and Overall significance Value – high archaeological records. Outstanding / High

This includes historic use, including the shape and boundaries, which are well preserved as indicated by historic mapping sources and reports.

Unfolding scenery is created by an historic networks of paths, landscaping, topography and buildings.

Historical Value Talacre is unique because of its relationship to the Roman Catholic Mostyn estate which has – outstanding directly influenced the tenure, character and appearance of its built form and its later use as an (Special Historic abbey to Benedictine Nuns, who added structures to the former Talacre Hall. Its historic settlement Interest) pattern and architecture has not significantly changed and contributes strongly to its sense of place

There are notable architects and landscape architects that have contributed to the special character of the area. This includes the castellated Tudor Gothic style synonymous with serval estates in North Wales built in the same period.

Many of the buildings are listed for their special architectural and historic interest. It has been designated as an historic park and garden conservation area almost 30 years.

Aesthetic Value The Tudor Gothic architecture and earlier Palladian structures attributed to Capability Brown, – Outstanding plus the picturesque landscape and associated park and garden structures have a strong and (Special Architectural high aesthetic value in terms of the contribution it makes to local distinctiveness and to key Interest) views, that contribute strongly to Talacre’s unique sense of place. Its topography and setting, and its spatial natural environment, allows for several defining key views and borrowed vistas that contribute strongly to its character.

Many of the buildings are listed for their special architectural and historic interest.

Communal The conservation area and historic park and garden has regional interest for the wider Value - High community in which it serves and national significance for its historic and unique buildings.

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4.7 Park Lodge

Evidential The site has a history of use that has gradually evolved over time, as evidenced in archival Overall significance Value - High records, with an emphasis on the relationship with the former Talacre Hall, and its inclusion in Medium This derives from both the Talacre Historic Park and Garden and Talacre Abbey Conservation Area. those elements of an historic asset that can provide The construction, shape and boundary are preserved as indicated by historic mapping and evidence about past study sources of other lodges on the estate human activity. The building is integral to understanding the importance of the lodge building and its context with Talacre Hall. Historical Value Park Lodge is of historical significance for its original external appearance of the early 19the – high century, which is now in a ruinous state. (Special Historic Interest) The building was purpose built as a lodge to the south drive of the estate, with records dating back from at least the 1820’s.

The building not listed, but it has recognised historic value in its inclusion in the Talacre Historic Park and Garden and Talacre Abbey Conservation Area. Aesthetic Value It is in a ruinous condition. Its historic aesthetic character derives from the late Georgian period - Medium where the architecture of the estate is expressed in the lodge design. The symmetrical frontage, (Special square plan and remnants of the central chimney stack, the use of the local tooled coarsed Architectural Talacre sandstone and the composition with the gate piers, coupled with the example of St Interest) Benedict’s Lodge which is listed at Grade II, creates a clear understanding of its original design and function. Its landscape setting is somewhat unique to the estate and has remained almost unchanged since its construction. Externally, the openings to the walls remains largely as per the early 19th century.

The building despite its condition, clearly contributes to the special architectural or historic interest o the conservation area by its inclusion in the Talacre Abbey Conservation Area, which is overlaid on the Talacre Historic Park and Garden. Communal The lodge is an important and planned landscape feature of a country park, housing estate Value - low workers. It is private ownership today.

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4.8 The School House, St. Winefrides, St. Winefrides School House (all Grade II) – opposite and outside Talacre Abbey conservation area and Talacre Historic Park and Garden

Evidential The site has a history of use that has gradually evolved over time, as evidenced in archival records. Overall significance Value - High It has a relationship with Talacre Hall in that it was commissioned by Sir Pyers Mostyn of Talacre High but it was not designed as part of the estate parkland.

The construction, shape and boundary are preserved as indicated by historic mapping.

Historical The buildings were purpose built as school buildings in 1857 as an early Roman Catholic school Value – High with segregated schoolrooms for 120 children. (Special Historic Interest) The building is listed at Grade II for its special architectural and historic interest.

Aesthetic Value - High The building is listed at Grade II for architectural interest as a fine mid C19 Gothic school and of (Special additional interest as an early Roman Catholic school with segregated schoolrooms. Architectural Interest) Communal The building had high communal value for its early use as a school, which was certainly in use in Value - Low 1911, but is now in private ownership.

4.9 Key Points of Significance relevant to the site:

• The architectural style of lodge, the same to each of the original four entrances to the estate at Talacre. • The historic relationship with the listed and unlisted buildings at Talacre, including the distinctive gate pillars. • Its relationship to the estate at Talacre, as part of a planned picturesque landscape in which the buildings, land, topography, trees and valleys and views were all interrelated. • Its historical and aesthetic value, despite its condition, which clearly defines its sense of place. • Features of significance to the building include the indigenous yellow sandstone walls, original door and window apertures, plus evidence of its roof sprockets and chimney which provide a basis for accurate restoration. The ashlar sandstone walls of the frontage face west. The remaining walls are coarsed rubble stone.

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• There is a relationship with the school in so far that they are on opposite side of the road and are therefore in close proximity. The restoration of the lodge will be positive when seen within that context.

Fig 8. The south drive approach – Park Lodge looking up from the south drive, south drive looking down - The Dingle is on the left and the Irish Sea in front, and the south drive approaching St. Benedict’s Lodge.

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Fig 9. Seasonal views of The Old School House and Park Lodge and the south drive entrance. It is important to retain the view from the drive to the Irish Sea. This will be retained in the proposals.

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5.0 Relevant Conservation Planning Policy and Guidance

5.1 Under Section 66 (1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 local authorities must give special regard to the desirability of preserving a listed building or its setting or any features of special architectural or historic interest. Section 72 of the same Act states, in the exercising of planning functions in conservation areas special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area, when assessing planning applications.

5.2 The Historic Environment (Wales) Act 2016 enables Welsh authorities to give more effective protection to the historic environment by further improve procedures for its sustainable management and to provide further transparency on decision making. This is read in conjunction with Planning Policy Wales and Technical Advice Note 24: The Historic Environment.

5.3 National guidance is within Planning Policy Wales (edition 11, 2021): Chapter 6: Distinctive and Natural Places. This places great emphasis on protecting the natural and built environment for historic, scenic aesthetic and nature reasons, recognising that they give places their unique identity and distinctiveness. This includes the protection of historic buildings, preserving sites on the register of historic parks and gardens and the character and appearance of conservation areas and setting, based on their significance and the impact of changes.

5.4 Wales Technical Advice Note 24: Historic Environment, (October 2017), Section 7 states in 1.7 that “In policy terms, the historic environment is defined as 6: “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 deliberately planted or managed.” A historic asset is: “An identifiable component of the historic environment. It may consist or be a combination of an archaeological site, a historic building or area, historic park and garden or a parcel of historic landscape. Nationally important historic assets will normally be designated.”

5.5 Setting is quantified in 1.25 which states that “The setting of an historic asset includes the surroundings in which it is understood, experienced, and appreciated embracing present and past relationships to the surrounding landscape. 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. 24 Setting is not a historic asset in its own right but has value derived from how different elements may contribute to the significance of a historic asset”.

5.6 The role of the applicant is further described in 1.26. This states that “It is for the applicant to provide the local planning authority with sufficient information to allow the assessment of their proposals in respect of scheduled monuments, listed buildings, conservation areas, registered historic parks and gardens, World Heritage Sites, or other sites of national importance and their settings. These principles, however, are equally applicable to all historic assets, irrespective of their designation”.

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5.7 Other relevant guidance is contained in the ‘Setting of Historic Assets in Wales, Cadw (May 2017) and ‘Heritage Impact Assessment in Wales, Cadw (May 2017).

5.8 Relevant local plan policies are in the Flintshire Unitary Development Plan 2000-2015 (adopted 2011) – STR8 - Built Environment; Chapter 9: Historic Environment, policies HE1 Development Affecting Conservation Areas, HE2 Development affecting Listed Buildings and their Settings, HE5 Protection of Registered Landscapes, Parks and Gardens of Special Historic Interest, HE8 Recording of Historic Features. Relevant Supplementary Planning Guidance Notes are SPGN No 5. Conversion of Rural Buildings, SPGN No 6. Listed Buildings, SPGN No 7. Conservation Areas.

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6.0 Impact of The Development Proposal on The Heritage Assets

6.1 The proposal includes repair and restoration of Park Lodge back into its intended residential purpose. This will involve the creation of a modest two- bedroom dwelling, with an extension. The extension is based on the same principles as that granted to St. Benedict’s Lodge, listed at Grade II, in 2013, to extend St Benedict’s Lodge to create a two-bedroom property. The proposed extension is 1m2 smaller than the extension to St. Benedict’s Lodge.

6.2 Surviving features include: -

• The rectangular single storey form Highly significant – largely unaltered. • The existing apertures. Highly significant – largely unaltered • Two monolithic octagonal gate piers of pecked stone, with bell-shaped caps – one is missing. Highly significant – same as others on the estate • Remains of the entrance drive Highly significant – largely as original • The internal layout which focusses on a central chimney stack. Significant – evidential historic plan form • A wrought iron field gate, similar to others on the estate. Significant – evidential

6.3 To summarise: -

• The building has several specific heritage features that will be retained. • Timber windows and doors will be reinstated and based on the original window pattern to the main lodge. • Stonework will be repaired • A new pyramidal roof will exactly match original • The veranda will be reinstated to the original design • The extension will be square in plan and subservient to the original lodge. • The immediate setting of the gate pillars and landscaping will be appropriate to the character of the lodge. There will be landscape features such as stone walls, indigenous hedgerow etc.

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6.4 The impact on Talacre Historic Park and Garden and Talacre Abbey Conservation Area

6.4.1 The lodge marks the entrance to the estate from the south and this, with the gate piers are a key element in the processional route to Talacre Hall. Talacre Hall is an impressive Tudor Gothic building, listed Grade II* for its high historic, architectural and aesthetic value. The grounds are similarly listed Grade II*. The Hall retains its woodland character based on its topography and the designed landscape, along with the buildings that contribute to it, have group value and have value in themselves.

6.4.2 The significance of the lodge is derived from its architectural expression and form, the detailing of the building reflecting the high status of the Hall, but also from the historic relationship and importance to it. The set piece and interconnection of the various elements adds to the significance of each. A key element of the significance is the point of arrival and processional route; views on the approach as one passes through and leave the lodge in transition to the next element are important aspects of that view and appreciation of the assets. They are a statement of arrival.

6.4.3 The principal additions from the proposals would be the extensions of the building with a single storey flat roofed extension of modern form and using materials to match the existing building. The original pyramid slate roof would be reinstated. The extension is smaller in plan that the existing lodge, it would be set back from the principal façade and not read in the immediate view of the driveway and gateways. It would be square in plan and the flat roof would site under the eaves on the restored pyramid roof. The geometric form of the floor plan respects the original and shape of the former Park Lodge. The depth, width and scale of the proposed extensions would be modest and similar, but smaller than to that granted listed building consent at St. Benedict’s Lodge. A method statement of restoration could be conditioned.

6.4.4 The views from the public footpath to the east of the site would not be adversely affected. The footpath is on higher ground, but the dominant element of the lodge’s new roof and chimney would ensure that this was the key building element. The extension is set back westwards and would not be clearly read from this view. The extension is small and would not have a significant impact on the openness of this part of the conservation area and historic park and garden that contributes to the setting of the heritage assets, including Talacre Hall.

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6.4.5 The demarcation of the garden would be low key and with estate fencing or hedgerow so that the views and appreciation of the heritage asset as part of the historic park and garden and conservation area would remain. There will be no solid fence panelling (which is evident to St. Benedict’s Lodge.) No garaging or sheds are proposed.

6.4.6 The lodges are the first and last element of one of the historic routes in and out of the estate, and the one most likely to have been designed to impress important visitors. The restoration of the lodge, with a small extension would provide significant heritage benefits that would better reveal the significance and original intent and layout of the lodge and historic park and garden, and by default, the conservation area. The enhancements and alterations to the buildings would restore the buildings to a usable condition, appropriate to their historic use, and address many of the issues of dilapidation. These would not only assist in enabling a reuse of the buildings, therefore safeguarding the assets, but would enhance their appearance and preserve the fabric of the buildings for future generations.

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Fig. 10 Park Lodge as proposed

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Fig 11. Park Lodge site context and setting as proposed.

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6.5 The arguments for enabling development and residential abandonment

6.5.1 The proposals are for operational development and works which would seek to bring Park Lodge into a state that would facilitate an independent residential use. The proposals include for a comprehensive programme of repairs and restoration in order to undertaken this.

Enabling Development

6.5.2 Enabling development is development that would not be in compliance with local or national planning policies, and not normally given planning permission, except for the fact that it would secure the future conservation of a heritage asset. It is defined in Planning Policy Wales and Cadw Guidance on Conservation Principles (2011). It is also defined in Historic England’s Good Practice Advice in Planning Note GVA4. It states that “The case for enabling development rests on there being a conservation deficit, whereby the cost of repair and conversion to optimum viable use of a heritage asset exceeds its market value on completion of repair or conversion, allowing for development costs.” PPW states that it may be appropriate if the public benefit of rescuing, enhancing or even endowing an important heritage asset decisively outweighs the harm to other material interests...and must always be in proportion to the public benefit it offers.

6.5.3 Guidance from Historic England is provided in a staged assessment process. These stages, and our responses, are identified below.

1. Condition survey of the asset.

It is accepted that the building is roofless and in poor condition. It is accepted also that the building has been like this for some considerable time. A condition survey and method statement for condition and repair will be essential in order to preserve its special features. The removal of the roof timbers will have removed the issue of potential hazards such as dry rot. Its four walls are still standing, as is part of the chimney breast, which will be used to support a new chimney.

Given its significance, it is imperative that works are undertaken to preserve this valuable asset. It was designed and has always been used for residential purposes, and this use will be continued as part of this scheme. The extension of the building will allow for comfortable but modest residential

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accommodation. This will also secure the long-term maintenance of the building, which will be owned by the Owen Estate. Therefore, the planning permission would secure the retention of this heritage asset as an important shared resource for Wales. This would result in a positive change for the heritage asset. It would allow the local authority to comply with its duties under Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 with regard to preserving and enhancing the conservation area and the setting of listed buildings.

2. Make an assessment of alternative solutions by which the heritage assets might be secured.

There is no real viable use for this building apart from residential. The Owen Estate seeks the reinstatement of residential use, with a small extension, based on its historic use and its location, which would preclude most other development. As such a viability assessment has not been considered. There is no developer profit required to address the conservation deficit. Funds for this will come out of the Owen Estate.

3. Carry out an assessment of costs to repairs and how future maintenance liabilities might be met – it should be limited to that which is necessary to secure the long-term conservation of the heritage asset

The building forms part of the Owen Estate and there will be a substantive initial outlay with regard to obtaining planning permission and costs associated with restoration and enlargement to make it a viable dwelling. It is the conclusion of the Owen Estate, Cassidy and Ashton and Henderson Heritage that residential conversion is the most appropriate option and that this would have less of an impact on the building than any other use and require restoration and little in the way of alteration, bar a modest extension. The Estate will own the building in perpetuity, and tenant the building out. A maintenance agreement will form part of the tenancy agreement.

4. Make an assessment of the market value of the heritage asset in current and repaired condition

The building has not been market valued in its current and repaired condition. However, its condition is such that it is obvious that there is currently a nil market value and there will be a significant conservation deficit in restoring and bringing the building back into beneficial use. Enabling development, in the form of planning permission is required to make restoration viable.

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5. Draw up a detailed scheme for the preferred option.

The Owen Estate instructed Cassidy and Ashton and Henderson Heritage to identify the significance of the asset and develop proposals for a residential use based on its historic and last use. This scheme enables the building to be repaired and extended to provide a small dwelling as enabling development to secure the works.

6. Produce a development appraisal that demonstrates the financial contribution the development will make to the conservation of the heritage asset.

Cassidy and Ashton, with Mr. Owen, have prepared proposals to support the residential use of this building. This has been based on a sympathetic understanding of the character of the original structure and on examination of recent proposals granted planning permission and listed building consent for the nearby St. Benedict’s Lodge. There is no financial appraisal to support this as developer profit is not required in this case - it is a long-term commitment for the Estate to make the best and most viable economic use of its buildings.

7. Create a delivery plan that demonstrates how heritage benefits will be delivered in a timely manner.

Works to restore and conserve the lodge for residential re-occupation can be achieved as soon as planning permission has been granted. The Owen Estate is keen to start works this financial year. The building is within a location that is sought after and the residential re-use would benefit the community by reinstating an important heritage asset, including the historic gate pillars. It would preserve and enhance the conservation area and historic park and garden and better reveal its significance. A comprehensive programme of repair, including the stonework, joinery details and roof works is required. The restoration and repair will prevent further deterioration. The proposed residential use is entirely compatible with its historic use a lodge.

6.5.4 As such it can be demonstrated that the scheme is acceptable as per the test set out in Cadw’s Conservation Principles: -

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a) It will not materially harm the heritage values of the historic asset or its setting. – it will positively enhance it and remove the harmful condition in which it is currently in. If permission is not forthcoming the building will deteriorate to such a degree that the heritage significance of the building and its association with the former Talacre Estate would be lost and therefore less understood. b) The former Talacre Estate is already fragmented as a consequence of changes of ownership following its sale in 1920. The proposals offer a good balance of intervention, which will secure the opportunity to conserve the building to its optimum viable use which will cause least harm to the historic fabric and better reveal its significance and historic and aesthetic relationship with the former Talacre Hall and associated estate. c) The residential re-use will secure the long-term future of the asset. d) Planning permission is sought to address the needs of the heritage asset. e) Subsidy is not required and funds for the work are being undertaken from funds from the Owen Estate, as custodians of the land and building. f) The enabling development, which is the re-use and the extension, is the minimum necessary to secure the future of the heritage asset in order to create a modest two-bedroom residential unit. g) The public benefit is substantial in that it will restore a ruinous structure to create an historic building based carefully on historically accurate detailing and remove a blighted and ruinous structure that detracts from the wider setting of the nearby listed buildings, conservation area and historic park and garden and wider community. The Owen Estate, as custodian of a number of heritage assets, has undertaken a number of sensitive repairs to listed and unlisted buildings in their guardianship. Bryn Sion (Grade II*) and the gatehouse (Grade II) were sympathetically renovated in the late 1980s. Bryngwyn Hall was restored in the 1980s/90s. The Hall isn't listed but lies within a Grade II Historic Park and Garden. Bronfadog and the Dower House, in Ysceifiog, both Grade II listed buildings, were restored in the 2000’s. There is a clear commitment and longstanding track record demonstrated by the Owen estate of restoring and repairing buildings in their guardianship.

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Residential abandonment

6.5.5 The legal framework on the issue of abandonment is based on whether the cessation of a use is not development, but whether a building or land “remains unused for a considerable time, in such circumstances that a reasonable man might conclude that the previous use had been abandoned”, (per Lord Denning, in Hartley v MHLG [1970] 1QB 413). It involves a cessation of use in such a way, and for such a time, as to give the impression to an objective onlooker, that it was not to be resumed, (Nicholls v SSE and Bristol CC [1981] JPL 890, J.363).

6.5.6 Four criteria for abandonment have been suggested in court judgements (see Trustees of Castell-y-Mynach Estate v Taff-Ely BC, [1985] JPL 40. These are: -

• the period of non-use • the physical condition of the land or building, • whether there had been any other use, • the owner’s intentions as to whether to suspend the use or to cease it permanently.

6.5.7 In Hughes v SSETR [2000] 80 P&CR 397, the Court of Appeal held that the test of the owner’s intentions should be objective and not subjective, on the authority of Hartley and Castell-y-Mynach. In the case of Bramall v SSCLG [2011] JPL 1373 Wyn Williams J affirmed the four criteria of abandonment approved by the Court of Appeal in the Hughes case and concluded that the weight to attach to each is a matter of planning judgment for the decision taker.

6.5.8 There has been no planning applications on the building since the building was bought by the Owen family in 1920. However, there was an intention to undertake extensive works to the building in 1966, which were never implemented. The building at time was still tenanted, but it was evident that the building needed some repair. Funds for the upkeep of the estate were redistricted at that time to those buildings that were in more urgent need. There is no suggestion of deliberate neglect by the Owen estate.

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6.5.9 The physical condition of Park Lodge is ruinous in the fact that the roof is missing. The removal of the roof occurred sometime prior to 1994 to prevent squatters from residing in the lodge and to prevent potential fire risk and personal injury. It was not undertaken in order to remove the residential use. All four walls are substantially intact, but as it is roofless, it is accepted that the building is not currently capable of habitation. There is no evidence of any intervening use that has replaced the former residential use.

6.5.8 The intention of the Owen Estate, is to restore the lodge in a sensitive manner, using considerable experience with historic buildings and landscapes. The building has remained in the ownership of the Owen estate for 100 years and it is under this guardianship that the restoration of the building will continue. It is particularly notable that the proposal is to restore the building (notwithstanding its small extension) to its previous original appearance, rather than demolish, which for tax purposes, would be more beneficial. It is based on a clear understanding of the importance that Park Lodge historically was to the former Talacre estate, and to the Historic Park and Garden and Conservation Area. This demonstrates a clear intention of the landowner to maintain the residential use of the land and not let it lapse by virtue of abandonment, particularly as it will remain in the Owen estate for perpetuity.

6.5.9 Should the residential use be considered as existing, the scheme fulfils the criteria set out in PPW and the Unitary Development Plan for heritage assets – notably HE1 and HE5. The key points of these policies are met – the proposal will restore an historic building of importance, that contributes positively to the conservation area, having regard to its wider landscape setting, with a massing and scale of extension that is appropriate and subservient, that preserve and enhance the character of the conservation area and will be a positive impact on the special historic character and appearance and views into the historic park and garden.

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7.0 Conclusion

7.1 Park Lodge is located on the southern part of the Talacre Historic Park and Garden (Grade II*). It is defined as a positive part of Talacre Abbey Conservation Area. Talacre Hall (Grade II*) its nearby associated heritage buildings and structures and the conservation area and historic park and garden are of high significance. The proposals overall are a positive and sensitive intervention to this vacant building which will preserve and enhance the character. It will create a viable use, which would positively affect the ability to appreciate and understand the special architectural and historic interest of the building.

7.2 The proposals would not cause overall harm to the significance of the building. The proposed development has been designed with care to avoid harming the essential elements that contribute to their significance.

7.3 The proposed development would have a positive impact on the immediate and wider setting of the building in the context of Talacre Hall and Historic Park and Garden, which are the higher categories of listing. Whilst setting is not itself a heritage asset, nor a heritage designation, the setting contributes to a heritage asset’s special interest. It would therefore be in accordance with the statutory duties of Sections 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the requirements of the PPW and the relevant local plan policies.

7.4 The proposed development will have a positive impact on the wider conservation area. The proposed development would reinstate to some degree, key, sequential and wider views to the building and the south drive would help to foster a better appreciation of the historic landscape in which it sits. It would reconnect with the historic landscape’s significance. The proposed development would preserve the character and appearance of conservation area, and its special architectural and historic interest. The impact of the proposed development on the character and appearance of the conservation area would be neutral and in accordance with Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. and would be consistent with the requirements of PPW and local plan policies.

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7.5 The tests for both enabling development and residential abandonment have been given due consideration in this report, and the heritage asset’s significance better understood. Both arguments provide a case for the sensitive restoration scheme proposed. The proposed works would be positive. The extension would not diminish the significance of the lodge, given that the listed lodge was granted a similar scheme. The scheme would make a positive contribution to the conservation area and historic park and garden, and the setting of heritage assets.

7.6 In accordance with policy requirements, very special circumstances have been demonstrated, and in the case of enabling development the benefits would clearly outweigh any perceived harm.

7.7 The application should respectfully be supported.

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Appendices https://gov.wales/sites/default/files/publications/2021-02/planning-policy-wales-edition-11_0.pdf http://cadw.gov.wales/historicenvironment/records https://places.library.wales http://maps.nls.uk/geo/explore/# https://historicwales.gov.uk https://britishlistedbuildings.co.uk https://gov.wales/sites/default/files/publications/2018-09/tan24-historic-environment.pdf https://cadw.gov.wales/advice-support/historic-assets/listed-buildings/best-practice-guidance#section-managing-change-to-listed-buildings-in-wales https://historicengland.org.uk/images-books/publications/gpa3-setting-of-heritage-assets/heag180-gpa3-setting-heritage-assets/ https://cadw.gov.wales/advice-support/conservation-principles/conservation-principles

Flintshire County Council Unitary Development Plan 2000-2015 https://www.flintshire.gov.uk/en/Resident/Planning/Supplementary-planning-guidance.aspx

Archwillio

Mynors and Hewitson Listed Buildings and Other Heritage Assets (5th Edition) Sweet & Maxwell

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