Historical Appraisal and Heritage Impact Assessment

MR DAVID BROOKS 2 LOUGHBOROUGH ROAD, MOUNTSORREL

HISTORICAL APPRAISAL AND HERITAGE IMPACT ASSESSMENT

Michael Taylor Conservation and Planning 27 WESTMINSTER ROAD LEICESTER LE2 2 EH 2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Michael Taylor Conservation and Planning (MTCP)

Recent projects have included a heritage appraisal for development MTCP is a consultancy specialising in planning and the historic at Heron Lodge, Worcester, a contextual study of a proposed environment. Services offered include the preparation of development site in Melbourne, Derbyshire for Landmark Planning, statements of significance, heritage impact assessments, setting and advice to Leicester Diocesan Board of Finance on the potential studies, lecturing and training. development of properties in central Leicester. In 2016 he Michael Taylor had 26 years’ experience as a local authority planner completed a new version of the book The Quality of Leicester for with Leicester City Council which he joined in 1973. From 1988 to Leicester City Council. 2000 he was Leicester’s Senior Building Conservation Officer. He joined English Heritage in the West Midlands Region in 2000. As Michael Taylor holds a BA Honours degree in Sociology and a Historic Areas Adviser for the region he negotiated and prepared postgraduate Diploma in Town Planning. He also holds an MA English Heritage advice on proposals for new development in degree in Architectural Building Conservation awarded with historic areas and he was project officer and monitor for area Distinction. He is a Member of the Royal Town Planning Institute funding schemes in the region. and of the Institute of Historic Building Conservation.

Michael left English Heritage in 2013 and now practices As an active member of IHBC he chairs the Editorial Board for the independently as MTCP working for a range of private and public Institute’s professional journal Context. He is recognised by IHBC as sector clients. a historic environment service provider. Michael is an Honorary Fellow in the Centre for Urban History at the University of Leicester and lectures at the University on Conservation in Practice and Urban Sustainability.

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Contents 10. Summary of significance 23 List of illustrations Page 3 Summary 4

Part One: Historical Appraisal 5 Part Two: Heritage Impact Assessment 25 1. Introduction 5 1. Introduction 25

2. Method and Limitations 7 2. The setting of 2 Loughborough Road 25

3. Designation 7 3. The front elevation of 2 Loughborough Road 26 4. Legislation and Policy 9

5. Mountsorrel 11 4. The fabric of 2 Loughborough Road 26

6. Development of 2 5. The appearance of 2 Loughborough Loughborough Road 12 Road 27

7. 2 Loughborough Road 6. Conclusion 28 After Tebbutt 18 Acknowledgements 28 8. The Interior of 2 Bibilography 28 Loughborough Road 20 Appendix 1: Statutory listing description 29 9. The Setting of 2 Appendix 2: proposal drawings 32 Loughborough Road 21

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

List of illustrations

Fig 1: General orientation Page 5

Fig 2: General view of frontage from Market Place 5 Fig 17: Memorial to John William Lewis

Fig 3: Rear chimney stack with datestone 5 in St Peter’s Church 19

Fig 4: Detail of front door and doorcase 6 Fig 18: Detail of main staircase, balustrade and string 20

Fig 5: Part of the rear of the appraisal property 7 Fig 19: Detail of partition in millinery studio 20

Fig 6: Mountsorrel Conservation Area 8 Fig 20: 2 Loughborough Road seen from Fig 7: Part of the historic core of Mountsorrel from Castle Hill 11 the Buttercross and Market Place 21 Fig 8: 1st edition OS map 1884 13 Fig 21: Sileby Road looking towards Market Place 22 Fig 9: 2nd edition OS map 1903 14 Fig 22: 2 Loughborough Road seen from the passage Fig 10: Detail of junction of 1890s brickwork and earlier work 15 between St Peter’s Church and 1 Loughborough Road 22

Fig 11: Rev Lewis and his family a few years Fig 23: The rear of the appraisal property before the First World War 15 seen from the river bank 23

Fig 12: Front elevation of 2 Loughborough Road Fig 24: Summary of setting issues 23 showing junction with Sileby Road, early 20th Fig 25: Site of the proposed extension 26 centyry 15 Fig 26: The garden side of the Sileby Road rear addition 27 Fig 13: 3rd edition OS map 1929 16 Fig 27: The site of the proposed extension from the

Fig 14: The appraisal property seen from the end of the Sileby Road rear addition. 27 river in the early 1980s 17 Fig 28: Interior of the existing kitchen / dining room 27

Fig 15: Summary of phases of construction 18 Fig 29: Key to original external photographs 29

Fig 16: Memorial to Ralph Tebbutt in St Peter’s Church 18

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

and architect William Henderson. It combines a Palladian form with decoration in the style of Robert Adam. The existing building contains

elements built in the 1890s and in the mid-20th century. The original 2 Loughborough Road, Mountsorrel, owner of 2 Loughborough Road, Ralph Tebbutt, died in 1806 and the Leicestershire property passed to his family. As the village parsonage from the mid-19th century it was the home of Rev Thomas Drake and the notable figure of HISTORICAL APPRAISAL AND Rev John William Lewis. The interior of the 1782 part of the building HERITAGE IMPACT ASSESSEMENT retains a legible layout and 18th-century fittings and decorative details. The setting of 2 Loughborough Road is defined by its contribution to the spatial sequences running along Leicester Road, Market Place and Summary Loughborough Road and the sequence from the canal along Sileby Road Historical Appraisal to the Market Place. 2 Loughborough Road is of high heritage significance. All parts of the building have a level of significance but the 2 Loughborough Road is a prominent gentleman’s house built in 1782 highest significance is embodied in the 18th-century front range of the which later for many years was the village parsonage. Behind the building. Classical Georgian frontage is a complex, multi-phase building. This appraisal has been carried out following observation on site and a search Heritage Impact Assessment for primary and secondary documentary sources. 2 Loughborough Road The assessment concerns a small glazed extension proposed at the rear is listed in grade II* and is within the Mountsorrel Conservation Area. of 2 Loughborough Road. The proposal would have little or a negligible There are several other listed buildings nearby within the historic core of effect on the setting of the listed building and no effect on the Georgian the village. The legislative framework for considering changes to the frontage of the building. Fabric to be removed is nearly all from the mid- building is the Planning (Listed Buildings and Conservation Areas) Act 20th century. Visually it would add a clearly legible new element to an 1990, national policy is contained in the National Planning Policy eclectic rear elevation giving rise to little or no harm to significance and Framework 2012 and local policy in the Charnwood Local Plan Core thus meeting the requirements of legislation and national and local policy. Strategy 2011-2028 adopted in 2015. Mountsorrel has its origins in the castle built after the Norman Conquest. It grew over centuries to a market town and industrial and agricultural centre particularly based from the 19th century on quarrying granite and making setts and kerbs. 2 Loughborough Road itself may be the work of the Loughborough builder

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

commissioned by the owner of the property, Mr David Brooks, to support planning and listed building consent applications for a small extension at the rear of the property. The impact of this extension on the significance of the property will be analysed in Part Two of the document.

Fig 2: General view of frontage from Market Place

FIG 1: General orientation (reproduced under OS Licence 100019980)

PART ONE: HISTORICAL APPRAISAL

1. Introduction

This document is an appraisal of the development and current heritage significance of the property at 2 Loughborough Road, Mountsorrel, Leicestershire, known as Fig 3: Rear chimney stack with datestone

Mountsorrel Hall and sometimes referred to as the 2 Loughborough Road is a prominent house built in the Parsonage or Old Parsonage (‘the appraisal property’) 1780s (a datestone on the rear elevation carries the date

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1782). Pevsner and Williamson1 describe the front elevation of the appraisal property as ‘an exceptionally elegant late C18 façade’. The house is built in red brick with stone dressings and small-pane sash windows. The frontage to Loughborough Road is one of the most prominent architectural features of the village and a remarkable composition. It is built in a Palladian style with wealth of decoration in the form of swags, a prominent hooded doorcase and urns of varying design on the skyline all in the manner of Robert Adam. The central three bays are of three storeys with a big pediment decorated with an urn in relief and swags and urns in three dimensions above the pediment. Set slightly back from this the single bays on each side have triangular parapets and urns at the outer edges and lean-to hipped roofs. Fig 4 Detail of front door and doorcase The front door has six raised-and-fielded panels and a delicate leaded fanlight with a radial pattern. The stone As originally built the plan is only one or two rooms deep, doorcase is decorated with swags, medallions and an urn. perhaps with domestic offices in a rear extension now th th Windows are not original (horned sashes would be replaced, and successive owners in the later 19 and 20 anomalous for the 1780s but are shown on Fig 12 so date at centuries have extended the building to the rear. This least from the early years of the 20th century) but have fine development will be traced in Section 6 of the report. glazing bars and contribute to the overall composition. Particularly interesting are two windows on the first floor The property stands in a pleasant garden landscaped in the with octagonal glazing bars. Roofs are covered in Welsh 1980s with modern outbuildings and bounded by the River slate, again unlikely to be original to the 1780s. Soar to the north and a rebuilt boundary wall to Sileby Road to the east. On the north-west corner of the property a

1 Nikolaus Pevsner and Elizabeth Williamson The Buildings of England: Leicestershire and Rutland 2nd Edition, Penguin Harmondsworth 1984 p326

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boundary wall to the garden with a decorative urn conceals England Archive and a review of secondary material a small space enclosed by walls. conducted in the David Wilson Library at the University of Leicester. A Historic Environment Record Search has been 2 Loughborough Road is at grid reference SK582151 and commissioned from Leicestershire County Council. postcode LE12 7AT. The major limitation of the study has been the absence of historic building plans despite searches in the above sources and the absence of historic maps other than the Ordnance Survey editions. Observations and photography have been carried out in full spring leaf cover and views of the appraisal property from outside its boundaries may be different in winter.

This appraisal deals with the historic significance of the appraisal property only and is not a condition survey, structural report or design and access statement. It deals Fig 5 Part of the rear of the appraisal property: Sileby Road to the left only with those planning issues that are heritage-related.

3. Designation 2. Method and limitations

2 Loughborough Road is listed in grade II* (star) as of This appraisal has been produced following an external and special architectural or historic interest. The building was internal inspection of the property and an assessment of the listed on 12 October 1984. Grades I and II* are the highest important features of its setting. These observations were listing grades and together include about 8% of listed carried out on 16 May 2017. A search for reference buildings in England. Grade II* is defined by Historic England material has been carried out in Leicestershire, Leicester as particularly important buildings of more than special interest2. and Rutland Record Office (LLRRO) and the Historic

2 https://www.historicengland.org.uk/listing/what-is-designation/listed- buildings/

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The statutory listing description is included in Appendix 1 to was designated in 1977 and revised and extended in 1987. A this document. character appraisal and management plan for the conservation area were adopted by Charnwood Borough The appraisal property stands in the historic core of the Council in March 2007. Development of the appraisal village and there are other listed buildings in the immediate property could affect the special character and appearance vicinity. 4 Loughborough Road and the former Nag’s Head of the conservation area and may be assessed in terms of Public House are listed in grade II. On the south side of whether it would preserve or enhance the character or Loughborough Road the Church of St Peter is listed as of appearance of the area. special architectural or historic interest in Grade II* and numbers 1, 3, 5 and 7 together with the workshop at number 7 and a wall at numbers 9 and 9A are all listed in grade II. To the south-east of the appraisal property the Buttercross is listed in grade II* and numbers 28, 30, 32, 34, and 38 Market Place are listed in grade II.

Within the village of Mountsorrel the Market Cross and the Castle Motte and Bailey are Scheduled Ancient Monuments.

Archaeological investigation in the area around the Market Place has produced evidence of medieval and post-medieval settlement and activity3.

2 Loughborough Road is wholly within the Mountsorrel Fig 6: Mountsorrel Conservation Area: boundary shown blue, appraisal Conservation Area. A conservation area is defined in property arrowed (courtesy of Leicestershire County Council) legislation as ‘an area of special architectural or historic

interest the character or appearance of which it is desirable 4 to preserve or enhance’ . Mountsorrel Conservation Area

3 Leicestershire County Council Archaeology Historic Environment Record search 4 Planning (Listed Buildings and Conservation Areas) Act 1990 s69 31 May 2017

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4. Legislation and Policy particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a The Planning (Listed Buildings and Conservation heritage asset) taking account of the available evidence and any Areas) Act 1990 provides the legislative framework for necessary expertise. They should take this assessment into the conservation of listed buildings and conservation areas account when considering the impact of a proposal on a heritage within the planning system. asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal Section 66 of the Act states that: in considering whether to grant planning permission for development which affects a listed Paragraphs 131 to 135 then go on to specify ways in which building or its setting, the local planning authority…shall have the local planning authority should respond to the potential special regard to the desirability of preserving the building or its loss of significance in assessing the merits of planning setting or any features of special architectural or historic interest proposals affecting historic assets. In particular paragraph which it possesses. 132 states that: when considering the impact of a proposed development on the significance of a designated heritage asset Section 69 defines a conservation area as: an area of special great weight should be given to the asset’s conservation. The architectural or historic interest the character or appearance of more important the asset, the greater the weight should be. which it is desirable to preserve or enhance. Significance can be harmed or lost through alteration or Section 72 requires the local planning authority, in the destruction of the heritage asset or development within its exercise of powers in respect of buildings or land within a setting. conservation area to give special attention to the desirability of Paragraphs 133 and 134 make a distinction between preserving or enhancing the character or appearance of the area. substantial harm or total loss of significance of a designated Paragraph 128 of the National Planning Policy heritage asset and less than substantial harm to significance. Framework 2012 (NPPF) states that: in determining Paragraph 137 of the NPPF states that: local planning applications, local planning authorities should require an authorities should look for opportunities for new development applicant to describe the significance of any heritage assets within Conservation Areas and World Heritage Sites and within affected, including any contribution made by their setting. the setting of heritage assets to enhance or better reveal their Paragraph 129 goes on to develop the Government’s policy significance. Proposals that preserve those elements of the setting regarding the significance of historic assets in the planning that make a positive contribution to or better reveal the process: local planning authorities should identify and assess the significance of the asset should be treated favourably.

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Paragraph 138 specifies that: not all elements of a World 7.39 We have over 1,000 listed buildings, 37 Conservation Heritage Site or Conservation Area will necessarily contribute to Areas, 21 Scheduled Monuments, 3 Registered Parks and its significance. Loss of a building (or other element) which makes Gardens and 200 locally listed buildings. a positive contribution to the significance of the Conservation 7.40 Our Borough has a rich built heritage but there are some Area or World Heritage Site should be treated either as historic structures which are at risk. This may be from lack of substantial harm under paragraph 133 or less than substantial maintenance or agricultural activity. There is also a relationship harm under paragraph 134 as appropriate, taking into account between our strategy for homes and jobs and some historic the relative significance of the element affected and its features which will require careful management to improve their contribution to the significance of the Conservation Area or prospects. World Heritage Site as a whole. 7.41 Historic England identifies the following features within our The Charnwood Local Plan Core Strategy 2011-2028, Borough which are at risk. adopted on 9 November 2015, contains a suite of policies for planning and the historic built environment in Chapter 7 The Temple of Venus, Garendon Park, Ashby Road, of the plan: Loughborough Heritage The Triumphal Arch, Garendon Park, Ashby Road, Loughborough 7.37 Our built heritage makes a strong contribution to our Garendon Park, Garendon, Shepshed quality of life. We have a rich mix of historic buildings and Taylor’s Bell Foundry, Freehold Street, Loughborough monuments which were built using a variety of local materials drawn from the diverse geology of the Borough. Many places in Ulverscroft Priory ruins, Priory Lane, Ulverscroft our Borough show strong signs of our industrial history. Shelthorpe Conservation Area 7.38 Heritage ‘assets’ include a building, monument, site, place, area or landscape positively identified as having a degree of Shepshed Conservation Area significance. They are made up of designated assets (Scheduled Roman villa north of Hamilton Grounds Farm, Barkby Thorpe Monuments, Listed Buildings and Conservation Areas and Registered Parks and Gardens) and assets identified by the 7.42 Our historic environment and its heritage assets should be council (e.g. locally listed buildings). understood, conserved and enhanced for their own value and for their contribution to the sense of place and quality of life of those who live in Charnwood.

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7.43 Where opportunities arise, particularly through new securing improvements to the following ‘at risk’ heritage assets development, we will consider favourably those schemes that through our major developments: - the Temple of Venus, make a positive contribution and enhance existing heritage Garendon Park, Ashby Road, Loughborough – the Triumphal assets. Arch, Garendon Park, Ashby Road, Loughborough – Roman villa north of Hamilton Grounds Farm, Barkby Thorpe – Garendon CS 14 Heritage. We will conserve and enhance our historic Park, Ashby Road, Loughborough – Shepshed Conservation Area assets for their own value and the community, environmental and – Taylor’s Bell Foundry, Freehold Street, Loughborough. economic contribution they make. We will do this by:

requiring development proposals to protect heritage assets and their setting; 5. Mountsorrel

supporting development which prioritises the refurbishment and re-use of disused or under used buildings of historic or architectural merit or incorporates them sensitively into regeneration schemes; working with our partners to prepare Conservation Area Character Statements, Landscape Character Assessments and Village Design Statements; supporting developments which have been informed by and reflect Conservation Area Character Appraisals, Landscape Character Appraisals and Village Design Statements; supporting developments which incorporate Charnwood’s distinctive local Fig 7: Part of the historic core of Mountsorrel from Castle Hill. The building materials and architectural details; pediment of the appraisal property is just visible to the right of the church. supporting the viable and sustainable use of heritage assets at risk of neglect or loss, providing such development is consistent The derivation of the name Mountsorrel is variously cited as with the significance of the heritage asset, especially where this a ‘Mount Soar Hill’ or from the French village of supports tourism or business development; Montsoreau. The latter would be consistent with the Norman origins of the village. There have been Bronze and Iron Age archaeological finds in the village but the origins of

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Mountsorrel can be traced to the foundation of the castle in opening of the canal in 1794 enabled Mountsorrel granite to 1080 by Hugh Lupus, Earl of Chester who then made the be widely distributed. castle over to Robert le Bossu, second Earl of Leicester on condition that access be granted to Lupus. The castle was Historically Mountsorrel was divided between the parishes destroyed by 1217 but the nucleus of the village had been of Barrow and Rothley: this accounts for the two parish formed and there are records of a market from 1292 and of churches which were chapelries of their respective parishes. a bridge from 1274. The combined parish dates from 1881. Trade directories from the 19th century describe Mountsorrel as a small By 1377 the Poll Tax roll showed a population of 156 market town. people. The early economy was based on wool, leather and yarn and the sale of livestock in the market. The slow In the 20th century Mountsorrel sustained an engineering growth in population reflected the stability of medieval rural industry but the most significant event in the modern life. By 1563 40 households were recorded in Mountsorrel history of the village was the opening of the A6 bypass in rising to 168 households by 1670. There was a mill from 1991 which left Mountsorrel’s main street as the relatively 1595. Glove making was recorded from 1591, hosiery from tranquil thoroughfare of today5. the early 18th century and boot and shoe manufacture from

the early 19th century. 6. Development of 2 Loughborough Road An enclosure award was granted in 1782. Granite quarrying from the late 18th century produced roadstone and the pink The design of the front of the house is the most striking setts and kerbs which carry the name of Mountsorrel aspect of its architecture. No architect is definitely cited in around the industrial towns of the Midlands and elsewhere. the literature or listing description. It was quite common for Mountsorrel granite is one of the most compact of all a house of this period to be the work of a competent local stones of this type and its extraction and working created a builder, perhaps drawing details from a copybook. JD Bennett considers that the house may have been the work demand for labour which brought the population up to th of Loughborough builder and architect William Henderson 2,205 by 1881 rising steadily until the mid-20 century. The

5 Complied from LA Tyman Ed Mountsorrel through the Ages Mountsorrel Parish John Nichols History and Antiquities of the County of Leicester volume III part I, Council, RB Pugh general editor and WG Hoskins and RA McKinley local editors 1800 (republished by Leicestershire County Council 1971) The Victoria County History (Leicestershire) volume III, OUP London 1955, and

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(1736?-1824). Henderson is known to have done country Messrs Mammatt and Hamilton. This map shows the house and institutional work in the area at this time6. appraisal property schematically but only the front with its front area and the side to Sileby Road. The tall, pedimented centre bay with lean-to wings is certainly a motif used by Palladio for example in his Venetian churches of San Francesco della Vigna (1564-65), Redentore (1592) and San Giorgio Maggiore (1597-1610)7. In the appraisal property the basic shape is combined with delicate decoration in the Adam style. On the original rear elevation, high on the chimney stack, is a datestone ‘1782’ and the initials ‘RAT’ (Fig 3). Pevsner and Williamson8 compare the design with that of the very grand Old Rectory at Church Langton, also of the 1780s and perhaps also by Henderson. A plaque on the wall of the appraisal property says that an identical design was built later in Liverpool and became the birthplace of William Gladstone. The site is in Rodney Street, Liverpool. This research has not revealed building plans or tithe maps or other mapping material which would show the full footprint of the house before the first edition Ordnance Fig 8: 1st edition OS map 1884 (appraisal property outlined) Survey of 1884. A map of 1808 (not available for reproduction for copyright reasons) is in a folder in LLRRO (catalogue number 13D 40/14) showing various plots The first edition Ordnance Survey (OS) of 1884 (Fig 8) conveyed from the estate of the Marquess of Hastings to shows the plan of the house. On the north-west side the

6 JD Bennett Leicestershire Architects 1700-1850 Leicestershire 7 Guido Beltramini and Howard Burns Eds Palladio Royal Academy of Arts 2009 County Council 2001 p42. Mr Bennett cites Edward Saunders A pp140, 172, and 228. 8 Midlands Architect Rediscovered Country Life 10 May 1979 pp1454- Op cit p 326 1456 (not accessed as part of this study)

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building extends to the site boundary with a passage running between Loughborough Road and the river (a short length of boundary wall with a decorative urn finial stands there now – see section 1). A long, narrow outbuilding runs along Sileby Road (then called York Street and leading to the Duke of York pub at the canal wharf). There are two detached buildings in the garden, one close to the north elevation of the main house, perhaps a laundry or coalhouse, and a larger detached building to the north of the Sileby Road wing, probably a stable or coachhouse incorporating a glazed element on the north-west side. Two other small buildings are shown in the garden, possibly gazebos or sheds.

Fig 9: 2nd edition OS map 1903 (appraisal property outlined) (LLRRO) By the time of the second edition OS of 1903 (Fig 9) the configuration of the building on the site had changed. The junction of Sileby Road (York Street) had been widened and the rear wing rebuilt as a wider, shorter wing. There is a straight joint and a change of brick colour on the Sileby Road elevation but 1890s windows and a door have been inserted in an area of brick closer to the colour of the 18th- century common brick used on the rear of the original building and in the 18th-century volume of the house. The extension to the ground floor room now all used as the millinery studio had been built: its soft, red brick still

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contrasts with the pinker 18th_century brick used on the rear of the 1782 building (Fig 10).

Fig 11: Rev Lewis and his family a few years before the First World War. Picture shows timber and glazed screen within area of present kitchen. (Courtesy of David Brooks)

Even after widening the junction with Sileby Road was still a narrow passage, built up on both sides as seen in the early 20th-century photograph by Frank R Haunton (Fig 12).

Fig 10: Detail of junction of 1890s brickwork and earlier work on Sileby Road elevation

A line is shown on the 1903 OS map between the rear addition on Sileby Road and the studio extension consistent with the wooden and glazed screen seen in the early 20th- century family photograph (Fig 11).

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Fig 12: Front elevation of 2 Loughborough Road showing junction with Sileby Road in the early years of the 20th century (courtesy of David Brooks) A local history booklet edited by Mrs LA Tyman9 reports that a study was built overlooking the garden in 1898 for Mr Lewis (this is the rear part of the present millinery studio) at a cost of £200 and that land was sold to Leicestershire County Council in 1895 for £320 for the widening of Sileby Road (York Street). The primary source of this information is not clear but it may come from private papers of a previous owner. The information is consistent with map evidence and with the materials and styles of the various parts of the building.

Fig 13: 3rd edition OS map 1929 (appraisal property outlined) (LLRRO)

The third edition OS map of 1929 (Fig 13) shows the footprint of the buildings in the same configuration as that shown in 1903. A copy in LLRRO shows a radical widening scheme for the junction of Loughborough Road and Sileby Road sketched in in red involving the demolition of the buildings on the south-east side of the junction.

9 Tyman op cit p 16

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balcony at the rear for Mr and Mrs Rimmington granted planning permission and listed building consent in 1991 but apparently not built11. In the same year planning permission was granted for the conversion of a car port to a garage12. In 1990 listed building consent was granted for the demolition and rebuilding the boundary wall facing Sileby Road. In summary the building has lost as well as gained fabric during its history. The front range of the building is part of the original build in 1782. To the rear, however, there are three main additions: the long wing running along Sileby Road, built after the widening of the road in the 1890s or early 1900s, the rear part of the millinery studio of about the same time, and the flat-roofed extension fitting between Fig 14: The appraisal property seen from the river in the early 1980s these two elements of the 1960s or 70s. before landscaping of the garden and construction of stables by Mr and Mrs Rimmington (courtesy of David Brooks)

The existing two-storey flat-roofed extension is shown on a photograph dated ‘circa 1983 (Fig 14) and certainly preceding the construction of the stables which were granted planning permission in 198610. The planning permission may have preceded the formation of Charnwood Borough Council in 1974 and is not shown on the Council’s online records. More recent changes include the construction of a first floor dressing room extension and

10 Charnwood Borough Council (CBC) planning application P/86/1225/2 12 CBC planning application P/91/0137/2 11 CBC planning application P/91/1801/2

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7. 2 Loughborough Road after Tebbutt Ralph Tebbutt, the original owner, died in 1806 and his monument is in St Peter’s Church. His will was proved in the court at Leicester on 14 August 1806 and in it Tebbutt granted the income from his properties to his daughter Mary Whitehead to be held in trust for his grandchildren Mary and William Whitehead13.

Fig 16: Memorial to Ralph Tebbutt in St Peter’s Church Fig 15: Summary of phases of construction (ground floor base plan courtesy of SDE Architecture) Who then occupied the appraisal property is uncertain from census data14. Although there were some wealthier families with servants the population of Mountsorrel was overwhelmingly composed of quarry workers, framework knitters, agricultural labourers and their families. In 1851 Rev Thomas Pruen, 15curate of St Peter’s, lived in Main

13 National Archive reference IR/26/273 Abstract of Will of Ralph Tebbutt, 14 UK Census online 1851, 1861, 1871, 1881, 1891, 1901, 1911 Gentleman of Mountsorrel 15

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Street with his wife, daughter and a servant but it appears not at the appraisal property. Tyman16 records that a trust fund was started in 1857 for the provision of a vicarage and the appraisal property was purchased for this purpose for £750. There is no obvious entry in the 1861 census that fits the appraisal property. But in 1871 Thomas Drake, a clergyman born in Surrey, lived there with his wife Eleanor and two children. By 1881 Mr and Mrs Drake had four children between the ages of eight and thirteen and a live-in servant. Drake died in 188717. Fig 17: Memorial to John William Lewis in St Peter’s Church In 1891 John William Lewis, a Welsh clergyman, was living at the house with his elderly mother. He had succeeded Drake as incumbent at St Peter’s in 188818. There was still a 2 Loughborough Road continued to be the vicarage for St dispute over ownership and ancestors of Ralph Tebbutt Peter’s Church until the two Mountsorrel parishes were claimed ownership of the house during this period19. unified in 1983, the last clerical resident being Rev Thomas By 1901 Lewis had married his wife Mary and they had five Bell from 1970. Edmund Stacey writes that its sale felt like a children aged one to seven. In 1911 four children were at sad loss at the time but records show the endless burden of home on census night: daughters Dorothy, Patricia, and maintenance and repair. 20The financial burden must have Hilda and younger son William Ewart. Both William Ewart included the construction of the flat roofed extension at the and his elder brother John Theodore were killed in action in rear. the First World War. This is the family posed outside the After the house ceased to be a vicarage in 1983 it was kitchen door in the photograph above (Fig 11). bought by fitness and slimming expert Rosemary Conley and 1911 is the latest census currently available online. Lewis her husband Mr Rimmington who lived at the property until ceased to be the incumbent in 1918 and died in 1920. 199621.

16 Tyman Ed op cit p 16 19 Ibid 17 Inscription on monument in St Peter’s Church 20 Stacey op cit p57 18 Edmund A Stacey A History of St Peter’s Church, Mountsorrel 2000 p76 21 Information supplied by David Brooks.

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8. The interior of 2 Loughborough Road lead cames. On the first floor landing there is a moulded cornice supported by triglyphs reflecting the triglyph detail The rather simple layout of the 1782 house survives in a on the external pediment. legible state though there must have been a kitchen, scullery and other domestic offices in the long rear addition shown The millinery studio, to the left (north-west) of the hallway on the 1885 OS map or in the small addition on the north- has a six-panel door with raised and fielded panels and a west side which were then replaced in the 1890s rear softwood screen with Doric columns and a folding partition addition running along Sileby Road. separating the 18th and 19th century parts. The fireplace is an Adam-style reproduction and other fireplaces are modern insertions.

Fig 19: Detail of partition in millinery studio

The room to the right (south-east) of the hallway has a reproduction tiled Victorian-style fireplace and moulded Fig 18: Detail of main staircase, balustrade and string cornices and skirtings. The hallway has deep moulded skirtings and an elegant On the first floor of the 1782 part of the building the main staircase curving sinuously to the first floor with a plain bedrooms have cast iron fireplaces and simple moulded hardwood handrail and balustrade and a fretwork scroll and cornices. The small, central bedroom, over the front door, lattice pattern on the string. The front door has six panels and, above, a semi-circular fanlight with a radial pattern in

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

has octagonal glazing bars in the outer lights of the three- point of focus before the sequence swings right into Market part windows. Place. Again the appraisal property ‘turns the corner’ in this sequence. Other interior spaces are plain and functional with modern kitchen and bathroom fittings.

9. The setting of 2 Loughborough Road

The NPPF defines the setting of a heritage asset as the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of the 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. Fig 20: 2 Loughborough Road seen from the Buttercross and Market Place 2 Loughborough Road is perhaps the building which, above all others, gives the passer-by a memorable image of The second spatial sequence of which the appraisal property Mountsorrel. This is because of its design and inherent forms a part is that running from the canal and River Soar architectural interest but also because of its pivotal position towards the Market Place. The garden and rear of the in the spatial sequence running from Leicester Road, past appraisal property can be glimpsed in unfolding views from the grade II*-listed Buttercross through Market Place and the river bridge moving southwards but these views are north-eastwards along Loughborough Road( Fig 20). In this concealed from most points in this sequence by the sequence 2 Loughborough Road forms a turning point, boundary wall to the appraisal property and by foliage in made more dramatic by the narrow space between the summer (Fig 21). appraisal property and St Peter’s Church. Its prominence is increased by the small modern space around the 1990s artist’s interpretation of the market cross. Moving through this sequence towards Leicester the frontage of the appraisal property is seen obliquely but is still an impressive

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Fig 21: Sileby Road looking towards Market Place: appraisal property on Fig 22: 2 Loughborough Road seen from the passage between St Peter’s the right Church and 1 Loughborough Road The side of the appraisal property to Sileby Road frames the culmination of this sequence, holding back views of St Finally and most importantly for the Heritage Impact Peter’s Church and the rebuilt buildings fronting the Market Assessment in Part Two, the property is seen across the Place. private space of the garden from the bank of the River Soar The appraisal property is also seen in closer views. From St and from the house called York Water. In this view of the Peter’s Churchyard the frontage of 2 Loughborough Road rear of the appraisal property the four main phases of its dramatically fills the narrow slot between the church and 1 development are clearly legible though, since the picture in Loughborough Road emphasising the strong historical Fig 14 was taken, heavily moderated by foliage (Fig 23). connection between the two buildings (Fig 22).

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Fig 23: The rear of the appraisal property seen from the river bank

Fig 24: Summary of setting issues (reproduced under OS licence 100019980)

10. Summary of Significance

English Heritage (in work now dealt with by Historic England) published Conservation Principles22 in 2008. The Principles are currently under review but they have been widely used in the analysis of historic significance and still form a useful framework for analysis of the heritage

22 English Heritage Conservation principles, policies and guidance for the sustainable management of the historic environment English Heritage 2008

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

significance of a particular place. The Principles set out four gentry in a village mainly inhabited by industrial and categories of heritage value. agricultural workers. This is displayed in the outward design of the house and particularly of its front elevation and in Evidential value surviving decorative features of the interior particularly the elegant main staircase. Evidential value derives from the potential of a place to yield evidence about past human activity. The property is associated with significant figures in the history of Mountsorrel still commemorated in St Peter’s This value category is primarily concerned with material Church, namely Ralph Tebbutt, Rev Thomas Drake and Rev remains. John Lewis.

Certain features of the appraisal property such as the 1782 Aesthetic value datestone on the rear chimney stack provide material evidence of the construction and original owner of the Aesthetic value derives from the ways in which people draw appraisal property. Archaeological evidence of medieval and sensory or intellectual stimulation from a place. post-medieval activity in the immediate vicinity of the appraisal property show that it stands within an area of The frontage of the appraisal property is visually imposing long-standing settlement in the historic core of the village. and is an example of the combination of an architectural form derived from the architecture of Palladio with a Historical value decorative style drawn from the work of Robert Adam. As such its significance is recognised by listing in the high grade Historical value is derived from the ways in which people, events, of II*. It is rated by Pevsner and Williamson as ‘exceptionally and aspects of life can be connected through the past to the elegant’23and mentioned as ‘very handsome’ in another present. It tends to be illustrative or associative. national sourcebook namely the National Trust Guide to Georgian Buildings24. The appraisal property is an important illustration of the tastes and propensity for display of a member of the local

23 Pevsner and Williamson op cit p 326 24 Dan Cruikshank The National Trust and The Irish Georgian Society A Guide to the Georgian Building of Britain and Ireland, Weidenfeld 1985 p229

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

The appraisal property is a key feature in the townscape of PART TWO: HERITAGE IMPACT ASSESSMENT Mountsorrel and provides one of the most memorable visual images connected with the village. 1. Introduction

Communal value This assessment is based on drawings prepared by SDE Architecture showing a glazed extension and raised patio at Communal value derived from the meanings of a place for the the rear of the appraisal property. The Drawings are people who relate to it, or for whom it figures in their collective numbered JS27-03 001, 002, 003 and 004. The assessment memory or experience. will describe the impact of the scheme on the heritage significance identified in Part One. The drawings are As for many years the vicarage for Mountsorrel North the included in Appendix 2. appraisal property was an important focus for local community life and its intimate visual and historical 2. The setting of 2 Loughborough Road relationship with St Peter’s Church continues to illustrate that role. The proposal will have no effect on the way in which the appraisal property is experienced in the spatial sequence Conclusion running from Leicester Road through Market Place to Loughborough Road. The proposed development will be The appraisal property has high significance as recognised by completely concealed by the bulk of the building in views in its listing grade, by references to it in the literature, and by this sequence. Similarly the proposal will have no effect on the findings of this appraisal. Published sources refer mainly the view of the appraisal property from St Peter’s to the front elevation of the building and, while the building Churchyard. is important in three dimensions, the front elevation is the key to its architectural quality and to its townscape The proposed development may be glimpsed in views from importance. This significance and the relative significance of the spatial sequence running from the canal to Market Place. the various parts of the building should be keys to It will be largely concealed, however, by the bulk of the wing determining the effects of any proposed changes to the running along Sileby Road and by the boundary wall. In building. summer the views to the rear of the appraisal property will be heavily moderated by foliage.

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

In views from the River Soar, within the garden of the back addition. No historic joinery will be removed. First appraisal property and from the contemporary house at floor walls will be supported by steel beams. York Water, the proposed development will be seen as part of the eclectic rear elevation (Fig 22). It will fill the space between the two 1890s parts of the building and be located forward of the 1960s/70s flat-roofed extension. It will add a fifth phase to the four phases of development of the rear elevation already legible and will clearly be read as such.

3. The front elevation of 2 Loughborough Road Part One shows that the listing description and the literature focus almost exclusively on the front elevation of the building. This is not to suggest that rest of the building is unimportant but this elevation is a large part of the significance of the building and it will be completely unaffected by the proposed development. There are no viewpoints from which the front elevation and the proposed development will be seen together.

Fig 25: Site of the proposed extension: two modern ground floor 4. The fabric of 2 Loughborough Road windows and the door will be lost

The proposal will involve the removal of external walls at the rear of the property on the ground floor. The extension will then form part of an uninterrupted internal space including a kitchen and dining area. Brickwork to be removed will be mainly modern common brick with some late 19th century brick on the garden side of the Sileby Road

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Fig 26: The garden side of the Sileby Road rear addition showing Fig 28 Interior of the existing kitchen / dining room showing fabric to be modern ground floor windows and door opening to be removed. removed. (Courtesy of David Brooks)

5. The appearance of 2 Loughborough Road The proposed extension will be located between the two 1890s element of the building and the frame will but against the corner of the rear part of the millinery studio. The junction of the roof of the proposal and the 1960s/70s extension will be at about the eaves height of the rear of the millinery studio. The eaves of the proposal will be some 700mm lower than the eaves of the millinery studio and the proposal will project about 1.7 metres forward of the rear plane of the studio. The patio will

project a further 2.4 metres to a point at which the Sileby Fig 27: The site of the proposed extension from the end of the Sileby Road back addition breaks forward plus steps to the garden Road rear addition. The 1898 rear part of the studio is hidden by foliage with a going of about 1 metre. to the right.

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

The proposed extension will be built in dark grey aluminium Bibliography framing and glass. The patio will have a steel and glass balustrade. The development will therefore have Guido Beltramini and Howard Burns Eds Palladio Royal simplicity and clarity and form a legible fifth element in the Academy of Arts 2009 incremental development of the rear of the building. JD Bennett Leicestershire Architects 1700-1850 Leicestershire 6. Conclusion County Council 2001

The proposal will give rise to little or no harm to the Charnwood Borough Council Charnwood Local Plan Core significance of 2 Loughborough Road as a heritage asset Strategy 2011-2028 adopted 2015 within the meaning of paragraphs 131-134 of the National

Planning Policy Framework 2012 and certainly less than Charnwood Borough Council Mountsorrel Conservation Area substantial harm in the meaning of paragraph 134.. It will Character Appraisal March 2007 also preserve the character of Mountsorrel Conservation

Area thus fulfilling the test in legislation for development in Department of Communities and Local Government conservation areas. It will enhance and prolong the National Planning Policy Framework 2012 enjoyable use of the asset and therefore help to secure its

future. In this way the proposal will also meet the English Heritage Conservation principles policy and guidance for requirement of policy CS14 of the Charnwood Local Plan the sustainable management of the historic environment English Core Strategy 2011-2029 to protect heritage assets and Heritage 2008 their setting.

Acknowledgements John Nichols History and Antiquities of the County of Leicester volume III part I, 1800 (republished by Leicestershire Charnwood Borough Council County Council 1971) David Bird and Paul Rowley, St Peter’s Church, Mountsorrel David Wilson Library, University of Leicester Nikolaus Pevsner and Elizabeth Williamson The Buildings of nd Leicestershire County Council Archaeology England: Leicestershire and Rutland 2 Edition, Penguin Leicestershire, Leicester and Rutland Record Office Harmondsworth 1984

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

RB Pugh general editor and WG Hoskins and RA McKinley Appendix 1 local editors The Victoria County History (Leicestershire) volume III, OUP London 1955 Statutory List description (Historic England website) Edmund A Stacey A History of St Peter’s Church Mountsorrel published privately 2000 2, LOUGHBOROUGH ROAD LA Tyman Ed Mountsorrel through the Ages Mountsorrel Parish Council List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: 2, LOUGHBOROUGH ROAD

List entry Number: 1228109

Location

2, LOUGHBOROUGH ROAD

The building may lie within the boundary of more than one authority.

County: Leicestershire Fig 29: Key to original external photographs (reproduced under OS licence 100019980) District: Charnwood

District Type: District Authority

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Parish: Mountsorrel Reasons for Designation

National Park: Not applicable to this List entry. Legacy Record - This information may be included in the List Entry Details. Grade: II* History Date first listed: 12-Oct-1984 Legacy Record - This information may be included in the List Date of most recent amendment: Not applicable to this List Entry Details. entry. Details Legacy System Information MOUNTSORREL The contents of this record have been generated from a legacy data system. SK 51 NE LOUGHBOROUGH ROAD (East Side) 3/23 1.6.66 No. 2 Legacy System: LBS GV II* UID: 402647 House. Dated 1788, mostly with late C19 rear. Red brick with Asset Groupings elaborate stone dressings, bands, cornice and coped gables, and Welsh slate roof, hipped on side wings, with brick rear This list entry does not comprise part of an Asset Grouping. stacks. In Palladian style as if with 2 intersecting temple fronts, Asset Groupings are not part of the official record but are the inner and higher projecting slightly forward. 2 and 3 added later for information. storeys of 5 6/6 sash windows, the centre first floor with 2 side lights, the glazing bars forming octagons. On 2nd floor 2 List entry Description 6-pane swing windows. On ground floor a central doorcase with Adam style decoration, prominent bracketted hood, 6- Summary of Building panelled door and fanlight with decorated glazing bars. The decoration on the front is also Adam inspired. A double band Legacy Record - This information may be included in the List has balusters between under the central windows. These have Entry Details. blank arches over with impost bands, the larger central arch,

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment which runs through both ground and first floors, enriched with swags. Cornice band above the side windows. Central 3 storey section has modillion corniced pediment with urn and wheat- ear garlands decoration in tympanum. 5 urns on coping. Formerly the Vicarage. Tablet on rear gable inscribed 'R.T.A. 1788' "An exceptionally elegant late C18 brick house". Pevsner.

Listing NGR: SK5813015131

Selected Sources

Legacy Record - This information may be included in the List Entry Details

National Grid Reference: SK 58130 15131

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Appendix 2

Proposal drawings Courtesy of SDE Architecture

Ground Floor Plan as existing

Ground floor plan as proposed

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Elevations as existing (left) and proposed (right)

2 Loughborough Road Mountsorrel Historical Appraisal and Heritage Impact Assessment

Author: Michael Taylor

Date June 2017

Michael Taylor Conservation and Planning 27 Westminster Road Leicester LE2 2EH Telephone 0116 270 4548 Mobile 07793 056103 [email protected]