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Heritage Statement Heritage Statement Old Court Cottage, Lelant, St Ives, TR26 3EB March 2021 Chartwood Planning Heritage & Planning Consultancy Page | 2 TABLE OF CONTENTS 1.0 INTRODUCTION 3 2.0 DESIGNATION 6 3.0 RELEVANT POLICY AND LEGISLATION 8 4.0 CARTOGRAPHIC & HISTORICAL ANALYSIS 11 5.0 STATEMENT OF SIGNIFICANCE 15 6.0 ASSESSING THE MAGNITUDE OF THE PROPOSALS 17 7.0 GENERAL SYNOPSIS OF BUILDING & IMPACT ASSESSMENT 19 8.0 SUMMARY AND CONCLUSION 19 ANNEXES ANNEX 1 TERMS AND CONDITIONS OF REPORT 21 ANNEX 2 GENERAL SYNOPSIS OF PROPOSED CHANGES & IMPACT ASSESSMENT [SEPARATE COVER] 21175: Old Court Cottage, Lelant, St Ives, TR26 3EB Page | 3 1.0 INTRODUCTION Chartwood Planning was appointed to provide a suitable heritage statement in support of an application to undertake alterations and renovations at Old Court Cottage, Lelant, St Ives, TR26 3EB. This document has been prepared by Colin Sellars PGDip MA MRTPI IHBC, Director of Chartwood Planning (Heritage & Planning Consultants) and is intended to provide the Local Planning Authority (LPA) with an assessment of the significance of the proposals based upon the details available and to assess the effect the proposed works are considered to have on the significance of this Grade II listed heritage asset, in compliance with the relevant legislation and planning policies. Outline of Proposals and Summary The proposal is to carefully address a number of unsympathetic modern alterations and undertake a number of changes including the installation of new windows and doors, the re-ordering and replacement of the kitchen, and provision of a replacement summerhouse with hardstanding. The proposals set out are considered beneficial in respect of the prevailing historic plan form, use, and aesthetics of the site. Overall, the proposals are likely to enhance the character and appearance of the building and protect any identified heritage values. Any harm noted is balanced against the benefits the proposed scheme will bring in terms of enabling the designated heritage asset to survive and fulfil its optimum viable use. Specifically, this heritage statement has been prepared in accordance with: National Planning Policy Framework (NPPF). Chapter 16 Conserving and Enhancing the Historic Environment (Ministry of Housing, Communities and Local Government). The Setting of Heritage Assets; Historic Environment Good Practice Advice in Planning (Historic England, 2015). Conservation Principles Policies and Guidance (Historic England, 2008). BS7913:2013 Guide to the Conservation of Historic Buildings (British Standards Institute, 2013) 21175: Old Court Cottage, Lelant, St Ives, TR26 3EB Page | 4 Location Approximate location of site shown centred on NGR: SW 54229 36792 (Easting: 154229 , Northing: 036792) Images ©2021 CNES/Airbus, Getmapping plc, Infoterra Ltd & Bluesky, Maxar Technologies, Map data ©2021 Site & Context The site is located within Cornwall Council’s administrative area and within the extent of St Ives Parish Council with a village population, at the 2011 Census, of some 3,892. Old Court Cottage is located adjacent to and west of the A3074 (Abbey Hill) which links the town of St Ives to the A30 trunk road, at the Hayle by-pass roundabout nearest to St Erth. Lelant is a relatively linear settlement which contains a number of heritage assets adjacent to the highway and is located generally west of the Hayle Estuary, about 4.0km south east of St Ives and 1.6km west of the town of Hayle. The site is located within a Conservation Area but is not within the World Heritage Site or other notable landscape designation for the purpose of this report. 21175: Old Court Cottage, Lelant, St Ives, TR26 3EB Page | 5 Methodology A site visit was conducted on Monday 1 March 2021. This appraisal has been augmented by desk-based research and limited cartographic analysis to further inform assessment and conclusions. This heritage statement focuses principally upon the impact assessment of the proposed renovations of the property with observational comments being provided, as appropriate, using relevant guidance along with the principles and philosophy below, and professional judgement. Conservation Principles Conservation Philosophy Minimal Intervention with a ‘light touch’ Respect for authenticity and integrity Like for like materials where possible (unless contraindicated, e.g. Avoidance of conjecture cement based renders) Respect for the setting Conserve as found/ conservation of original fabric Respect for significant contributions of all periods Reversibility and re-treatability (repairs are able to be undone or do not Respect for age and patina preclude the use of alternative interventions in the future) Re-use of sound materials from the site contributes to sustainability Use of tried and tested materials and methods Mitigation e.g. recording and retaining New work aspires to a quality of design and execution [materials and workmanship] which may be valued now and in the future. The new defers to the original (or setting) and is compatible (e.g. materials, scale, proportion) Differentiation between old fabric and new interventions helps maintain reversibility and does not distort evidence by confusing the historic record Periodic renewal of elements in a way that is visually and physically compatible and avoids incremental loss of heritage values 21175: Old Court Cottage, Lelant, St Ives, TR26 3EB Page | 6 2.0 DESIGNATION Relevant Designations Listing Grade Description Grade I Buildings of exceptional interest (2.5% of listed buildings are in this class). Grade II* Particularly important buildings of more than special interest (5.5% of listed buildings). Grade II Are of special interest warranting every effort to preserve them (92% of listed buildings). A Conservation Area is ‘an area of special architectural or historic interest the character or appearance of which is desirable to protect or enhance’ (Section 69, Planning (Listed Buildings and Conservation Areas) Act 1990) National Heritage List for England (The ‘Listing’) The part of the site being considered is now referred to as Old Court Cottage and is a Grade II listed building described as follows. HAMPTON COURT, LOWER LELANT C18 house. Rubble. Two wings forming E-plan. Two storeys. Wide sashes with glazing bars. Slate roof with gable ends. Modern trench windows. List Entry Number: 1136881 Date First Listed: 22 December 1972 Listing NGR: SW 54225 36796 21175: Old Court Cottage, Lelant, St Ives, TR26 3EB Page | 7 Heritage Assets Relevant Listed Building Details There are a number of heritage assets adjacent and proximal to the principal building, as can be seen in the plate and list below. ROSE COTTAGE Grade: II, List Entry Number: 1143318 IDAHO Grade: II, List Entry Number: 1327792 WESLEYAN CHAPEL Grade: II, List Entry Number: 1136883 BLUE DOOR AND THE COTTAGE Grade: II, List Entry Number: 1327793 TRENDREATH Grade: II, List Entry Number: 1143358 LANDFALL Grade: II, List Entry Number: 1143319 National Heritage List for England Map (Historic England, 2021) PARK COTTAGES BOUNDY'S HOUSE Grade: II, List Entry Number: 1143317 Grade: II, List Entry Number: 1136890 ARABELLA TRENDREATH HOUSE Grade: II, List Entry Number: 1143360 Grade: II, List Entry Number: 1143359 THE ABBEY Grade: II, List Entry Number: 1312587 21175: Old Court Cottage, Lelant, St Ives, TR26 3EB Page | 8 3.0 RELEVANT POLICY AND LEGISLATION National Planning Policy Framework 2019 (NPPF) The NPPF has been revised and sets out government planning policies for England and how these are expected to be applied. At the heart of the NPPF is a presumption in favour of sustainable development. This requires the planning process to consider three dimensions, being economic, social and environmental considerations, and requires that development proposals that accord with the development plan should be approved without delay, unless material considerations indicate otherwise. The NPPF goes on to state that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people's quality of life, including widening the choice of high quality homes. This proposal seeks to complete a number of renovations and make essential repairs to ensure the continuity of this heritage asset so as to retain the existing quality aesthetic and continue to provide the residential element therein. Chapter 16 of the NPPF sets out the policies relating to the conservation and enhancement of the historic environment. Notably, paragraph 189 states that “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.” Paragraph 193 goes on to state “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 (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.” Paragraph 194 explains that any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing
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