Cannon Hill, Lancaster

Scoping report to assess the potential for Conservation Area designation

July 2009

This assessment has been prepared on behalf of Lancaster City Council by:

The Conservation Studio 1 Querns Lane Cirencester Gloucestershire GL7 1RL

01285 642428

www.theconservationstudio.co.uk Lancaster City Council: Scoping report for Cannon Hill 1

Contents:

1. Introduction

à Summary of special interest à Summary of recommendation

2. Location and setting

à Location à Topography and landscape setting

3. Historical development

4. Special interest

à Historic buildings à Townscape analysis

5. Assessment and recommendation

Appendices:

1. Further information

2. References

The Conservation Studio – July 2009 Lancaster City Council: Scoping report for Cannon Hill 2

1. Introduction

1.1 As Westbourne Road leads west and south west from the city centre, the area known as Cannon Hill takes its name from one of its earliest houses. It is an area of low density housing that was developed for the middle classes in the late 19th century.

1.2 The area is characterised by large stone-built houses set in generous grounds. Trees have flourished in these gardens and collectively they give an impression of mature woodland.

1.3 Cannon Hill is distinct from the higher density housing that abuts it on all sides except the south east, where allotments give way to the open fields that flank the lower reaches of the .

1.4 There are nine listed buildings in the area: The Knoll, built for himself by the distinguished architect, Hubert Austin, in 1879; the late 19th century seven-house terrace at Laurel Bank; and Westbourne House, an early example of mass concrete construction dating from 1882. There are, however, many further houses of near-equivalent quality.

Laurel Bank

1.5 This report identifies the special architectural and historic interest of the area, which is also recorded on the Conservation Assessment map. It considers the desirability of preserving or enhancing the area and concludes with a recommendation as to whether the qualities are sufficient to justify formal designation as a conservation area.

1.6 Summary of special interest:

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▫ An uncommon, for Lancaster, example of a middle-class suburb ▫ On rising ground that culminates in Farm ▫ Low density layout ▫ Predominance of large houses ▫ Bold late-Victorian detailing ▫ General use of local sandstone for buildings with blue slate for roofs ▫ Stone boundary walls and gatepiers ▫ Survival of sandstone kerbs and paving ▫ Mature woodland setting ▫ Views towards St Mary’s Church to the north east and across open land to the south east

1.7 Summary of recommendation:

▫ That a conservation area should be designated for the area identified on the Conservation Assessment map

2. Location and setting

Location 2.1 Meeting House Lane leads westwards from Lancaster as a continuation of Market Street. As it crosses the railway line, close to the Castle Railway Station, it becomes Westbourne Road, which turns south west and narrows after its junction with Ashfield Avenue.

2.2 From this point to the top of the hill, a series of private roads and drives branch off to either side of Westbourne Road providing access to a distinctive area of large houses known collectively as Cannon Hill.

Topography and landscape setting 2.3 A short sandstone ridge shelters Lancaster to the west. At its northern tip is Lancaster Castle from which it runs south west to the hill known historically as Abraham Heights. The River Lune winds round the north and west sides.

2.4 Westbourne Road curves south west from the city to Abraham Heights rising about 12.5m (about 40 ft). The area of Cannon Hill is thus on sloping ground that falls to the north east and east.

2.5 During the 20th century, the ridge has been progressively colonised by housing developments for which the lower density of Cannon Hill provides a woodland backdrop. To the south west, however, the

The Conservation Studio – July 2009 Lancaster City Council: Scoping report for Cannon Hill 4

urban context is relieved by a finger of green fields between Cannon Hill and Haverbreaks, which extends from the farmland that flanks the lower Lune. This link with open countryside is important in defining the westward limits of the city.

3. Historical development

3.1 In 1677, a Quaker Meeting House was built on land to the west of Lancaster. Over a decade before the Act of Toleration, the building had to be discreet. A map of 1684 shows it beyond the edge of the settlement on Kiln Lane, to the south of the castle. This was later to become Meeting House Lane. Significantly, the extension of Kiln Lane to the west is simply noted as ‘lane into ye fields’.

3.2 A map published in Christopher Clark’s History of Lancaster in 1807 shows optimistic plans for the expansion of the town on all sides. This included building plots laid out round a formal square opposite the Quaker Meeting House, but they remained undeveloped and there was little expansion for 40 years as maritime trade declined.

3.3 The railway, which had reached Lancaster in 1840, was extended to Carlisle in 1846. The line is shown on the 1845 skirting the west side of the town. Beyond it, Meeting House Lane runs into an agricultural landscape and the only building shown in the vicinity of Cannon Hill is a barn at what is now Edenbreck Farm. Milking Stile Lane is shown on its present alignment leading across the ridge to the Luneside marshes.

Harrison & Hall’s map of 1877 shows Cannon Hill (extreme left) as one of the first houses to be developed in the area

The Conservation Studio – July 2009 Lancaster City Council: Scoping report for Cannon Hill 5

3.4 In the mid-19th century, the middle classes began to settle outside the confines of the crowded centre. This process was accelerated by rising industrial prosperity towards the end of the century and the consequent increase in population. Harrison and Hall’s map of 1877 shows the first terraces to be built west of the railway line and, further up the hill, the first residences. These included Cannon Hill, Abraham Heights Farm, Rose Cottage, Longcroft and Edenbreck.

3.5 Other large houses followed. Hubert Austin, the celebrated local architect, built The Knoll for himself in 1879 and Westbourne House was built in 1882. By 1890, development of the Cannon Hill area was virtually complete including the terrace at Laurel Bank and the layout of Westbourne Drive. Significantly, however, the surrounding area remained rural with several farms – Abraham Heights, Edenbreck, Fairfield, and Carr House – shown on the 1890 Ordnance Survey.

3.6 The 20th century has seen some infill development, notably on Westbourne Drive, Orchard Lane and Beechfield, but this has generally maintained the character of large houses in large plots. Some houses have changed to institutional uses – Longlands, The Knoll and Westbourne house, for instance. Two properties, Fair Elms and The Laurels, have been redeveloped as flats and a nursing home.

3.7 Meanwhile, the 20th century has also seen the area enveloped by housing developments of a very different and higher density character. They do, however, present a definite edge to the open countryside to the south.

4. Special interest

Historic buildings 4.1 The late 19th century houses tend to be generously proportioned and built of squared local sandstone with blue slate roofs. Robust details are provided in contrastingly smooth ashlar. Typical features include large quoins to the corners, canted bay windows at ground floor level, paired sash windows divided by a stone mullion, and bold chimney stacks. They are generally 2 – 2½ storeys.

4.2 Some properties, such as Netherleigh, show Italianate influences with low-pitched roofs and deep eaves, while others veer more towards the Gothic with steep roofs and decorative bargeboards.

The Conservation Studio – July 2009 Lancaster City Council: Scoping report for Cannon Hill 6

4.3 Laurel Bank, listed Grade II, is a formal composition of seven houses with emphatic pyramidal roofs forming ’bookends’ and a gable front at the centre.

4.4 The other listed buildings, both Grade II, depart from the local conventions. The Knoll is an eclectic design of red brick with a tiled roof. In part, it rises to a third storey built in timber studwork. The main front faces away from the road and would originally have taken advantage of views over open countryside.

4.5 Westbourne House is rendered because it was built of mass concrete, an unusual material in 1882. It is notable for its three- stage tower.

The Knoll

Townscape analysis 4.6 Westbourne Road narrows after its junction with Ashfield Avenue and there is a definite change of character. Stone boundary walls and hedges line the edge of the street and buildings are not immediately apparent in the wooded landscape. This landscape unfolds gradually as the road winds sinuously uphill.

4.7 The large houses are set well back from the road in large gardens accessed by private drives or unadopted roads, such as Westbourne Drive and Orchard Lane. The woodland has evolved around the buildings since the late 19th century.

4.8 The area is characterised by these detached buildings, generally of two storeys though some have an attic floor. There is also a consistency in the use of stone and late 19th century detailing. The stone boundary walls are an important element as are the massive stone gatepiers.

The Conservation Studio – July 2009 Lancaster City Council: Scoping report for Cannon Hill 7

4.9 The adjacent entrances to Cannon Hill and the former Fair Elms are set back in a semi-circle to provide a carriage turning area. However, despite this formality, a semi-rural atmosphere prevails. There is a pavement on only one side of the main road, which retains its sandstone kerbs and, towards the north east end a stretch of original sandstone paving flags.

4.10 The earlier pattern of field boundaries is preserved in the present layout of the area as are early thoroughfares, such as Milking Stile Lane, Sunnyside Lane and the footpath linking Edenbreck Farm and Abraham Heights. To the south east, of course, some of the fields still survive.

4.11 There are few negative elements in the area other than the large scale redevelopment of The Laurels and Fair Elms, some modern security fencing and some of the signage.

5. Assessment and recommendations

5.1 Many towns and cities developed low density suburbs in the mid-to- late 19th century as the emerging middle classes aspired to more grandeur than could be obtained in the crowded and often industrial centres. Such areas are often found on the west (upwind) side and on higher ground in order to escape the effects of smoke and pollution.

5.2 In Lancaster, however, the evidence of this phenomenon is uncommon. Cannon Hill and the Haverbreaks estate are perhaps the only examples. This is partly because the terraced form was particularly strong in Lancaster and variations included superior terraces that provided accommodation for the commercial classes. This made the demand for large detached residences all the more exclusive.

5.3 It follows that Cannon Hill is important in the historical development of Lancaster. In addition, most of the historic buildings in the area have survived largely intact and they are of a high quality. Indeed, seven houses are statutorily listed and several more are close to the threshold for listing.

5.4 The landscape is a strongly unifying factor providing mature woodland, extensive gardens and stone boundary walls. While there have been more recent infill developments, they have generally been

The Conservation Studio – July 2009 Lancaster City Council: Scoping report for Cannon Hill 8

absorbed into the landscape, with the notable exception of the two large-scale redevelopments.

5.5 The Cannon Hill area has definite architectural and historic interest that should be considered ‘special’ within the meaning of the Act1. It is also concise, having boundaries that are well-defined by subsequent housing developments of a very different and higher density nature.

Recommendations:

▫ That a conservation area should be designated for the Cannon Hill area as identified on the Conservation Assessment map included in this report

▫ That the designation should be supported by a conservation area appraisal to define and record its special interest

▫ That the local community should be given the opportunity to comment on the conservation area appraisal before it is adopted for planning purposes

Glenholm. Although not listed, this house and others of similar quality in Westbourne Drive make a positive contribution to the character of the area

1 Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990

The Conservation Studio – July 2009 1 11 28 VENUE 8 8 Bowling Green 6.1m STOREY A 39 37 TCB Car 1 Park 1 6 49 133 3 2 13 16 3 2 3 5.8m Willow L ane 30 LB 145 31 32 Nursery WESTBOURNE PLACE 3 2 32a 14 NUE 147 1 AVE 1 34 157 12 El Sub Sta 19.8m 26 5 36 2 CAVENDISH STREET11 8.8m LB PEEL CRESCENT PORRITT MILKING STILE LANE 21 28 14 35 Fairfield Hall 1 TCB (Nursing Home) 31 17 1 20.4m 15 26 1 17 16 to 19 2 37

13 5 17a 10 -GARTH ROAD 38

40 7 COVERDALE ROAD23 AYS 11 to 15 18.6m VENUE Ingfield Pentland Gragareth 49

33 Cottage WESTBOURNE ROAD 4 20 22 9 2

ASHFIELD A

9a SUNNYSIDE LANE 45 52 19 30 52 Rivendell 11 61 3 Longcroft 12 11a 2

40 25 13 BEECHFIELD 83 4 D 15 63 22 1 7 Rose 3

8 ROA 5 Cottage REDVERS STREET

37 67 33 81 WHARFEDALE R 45 47 Cannon Hill 17.4m 69 10 CottageRose 77 11 37 3 Cannondale 71 13 20 OAD AYS-GARTH 21 2 8 28 1

23 AD 30 1 VENUE 18 Fernleigh Wingates 2 2a 47

OAD 1 1 2 19.2m Westlands 63

Padeswood ASHFIELD A ASHFIELD A 10 Strawberry The Chestnuts ANTHONY RO Fair Elms Bank 1-30 Westwood

KINGSDALE R VENUE Sunnyside Cottage Glenholm 14 Castramont WESTBOURNE(Nursing DRIVE Home)

13 24.4m SUNNYSIDE LANE 14 13 Sunnyside Laurel Bank (Nursing Home) Lunehurst Maymyo 57

49

Sunny Hill 47a 54 BISHOPDALE ROAD 1 Underfell Trefan

2 Glencoyne

Wittenham 7 Laurel Bank The Knoll Westholme 18.0m 30.8m Lyndene SUNNYSIDE 25 1 28 OAD 60 CLOSE E R The Brynmawr Cat Bells Hollies Whitegates Post The Lodge ORCHARD LANE ESTBOURN 21 SUNNYSIDE LANE W Netherleigh Greenways BrookLangholm

10 Longlands House 1 Denehurst 29.9m ytrees 31.7m 3 Alexandra Cherr House Dale Garth 15 Woodmuir Abraham 17.1m Heights Farm Peveril

11 WASHINGTON Edenbreck Cottage 48 West Winds 25.9m

4 The Cedars Edenbreck Farm CLOSE 30.8m

Track Good Edenbreck Nursery Westbourne 1 House Allotment Gardens 4 1 90 89 Edenbreck

2 16.8m

VENUE Eden

36 101 Edenbreck

GARFIELD A House

15 2 11 25

Moorfield 1 AVENUE ROOSEVELT

8 10 14 White Lodge 2 Lancaster City Council 22

1 TOW NELEY CLOSE 15.8m Cannon Hill3 3

PIERCE CLOSE 1 5 1 7 Conservation Assessment 4 2 2

8

Not to scale 11

15 9

21

12 14 Track 21 Proposed Conservation Area Boundary 1 ABRAHAM Cannon Hill 8 HEIGHTS El Listed Buildings LEIGHTON DRIVE Sub Sta 23

17 7 11 4 Buildings of Special Character 15 LEVENS 15 CLOSE

26 Significant11 Views 2 CLOSE

10 1 2 Significant Tree or Tree group 33

24

KENNEDY 7 10 KENNEDY 26 SIZERGH COURT

37 This map is reproduced from Ordnance Survey material with the permission 29 CLOSE 14

9

of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery 35 4 Office © Crown copyright. Unauthorised reproduction infringes Crown copyright 31 CLOSE 1 39 and may lead to prosecution or 22civil proceedings. (100025403)7 (2009).5 1 14.3m

41

KENNEDY 9 2 HOLKERCLOSE

11 Lancaster City Council: Scoping report for Cannon Hill 9

Appendix 1. Further information

The Conservation Team at Lancaster City Council are always interested in receiving further information or updates in relation to conservation areas. They can also give advice on the repair and maintenance of historic buildings and on the management of conservation areas:

Conservation Team Planning and Building Control Services Lancaster City Council Palatine Hall Dalton Square Lancaster LA1 1PW

01524 582535 or 0524 582340 [email protected]

The Conservation Studio – July 2009 Lancaster City Council: Scoping report for Cannon Hill 10

Appendix 2. References

Publications:

Ed Farrer and Brownhill – A History of the County of Lancaster: Vol 8 – Victoria County History 1914 Lancaster City Council – Lancaster District Local Plan – 2004 Pevsner, Nikolaus – The Buildings of England – : North – 2009 White, Andrew – Lancaster, a history – 2003 Ed White, Andrew – A history of Lancaster – 2001

Maps: 1684 map reproduced in White 2003 (above) Christopher Clark – 1807 1st ed. Ordnance Survey (6 inch) – 1845 Harrison and Hall – 1877 1st revision Ordnance Survey – 1890 1:2,500 Ordnance Survey – 1913

Websites: http://mario.lancashire.gov.uk www.british–history.ac.uk www.heritagegateway.org.uk www.lan-opc.org.uk Lancashire Online Parish Clerk Project www.lancaster.gov.uk

The Conservation Studio – July 2009