8 Hollinhill Terrace Riding Mill, Northumberland

Heritage Impact Assessment

Solstice Heritage LLP Crabtree Hall Little Holtby Northallerton North Yorkshire DL7 9NY

www.solsticeheritage.co.uk 8 Hollinhill Terrace Riding Mill, Northumberland

Heritage Impact Assessment

Prepared for: Mr and Mrs Nicholson

Prepared by: Chris Scott BA (Hons), MA, MCIfA Tiffany Snowden BA (Hons), MCIfA Solstice Heritage LLP Crabtree Hall Little Holtby Northallerton North Yorkshire DL7 9NY

Checked by: Jim Brightman BA (Hons), MLitt., MCIfA

Set By: Jim Brightman BA (Hons), MLitt., MCIfA

Project Reference: SOL2021-157

Document Reference: DOC2021-220

Dates of Fieldwork: March 2021

Date of Document: April 2021

Document Version: 1.2

Assumptions and Limitations Data and information obtained and consulted in the compilation of this report has been derived from a number of secondary sources. Where it has not been practicable to verify the accuracy of secondary information, its accuracy has been assumed in good faith. Any information accessed from external databases (e.g. NLHE, HERs) represents a record of known assets and their discovery and further investigation. Such information is not complete and does not preclude the future discovery of additional assets and the amendment of information about known assets which may affect their significance and/or sensitivity to development effects. All statements and opinions arising from the works undertaken are provided in good faith and compiled according to professional standards. No responsibility can be accepted by the author/s of the report for any errors of fact or opinion resulting from data supplied by any third party, or for loss or other consequence arising from decisions or actions made upon the basis of facts or opinions expressed in any such report(s), howsoever such facts and opinions may have been derived.

Copyright Solstice Heritage LLP will retain the copyright of all documentary and photographic material under the Copyright, Designs and Patent Act (1988). The client and any relevant HERs or other curatorial/archival bodies will be granted licence to use the report for its purposes, which may include photocopying. 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Table of Contents Acknowledgements 1 Executive Summary 2 1. Introduction 3 1.1 Project Background 3 1.2 Site Location and Description 3 1.3 Description of the Proposed Development 3 1.4 Aims of the Study 3 2. Baseline 5 2.1 Site Description 5 2.1.1 No. 8 Hollinhill Terrace 5 2.1.2 Views 13 2.2 Surrounding Heritage Assets in the Study Area 16 2.2.1 Designated Heritage Assets 16 2.2.2 Non-Designated Heritage Assets 16 2.3 Other Sources 16 2.3.1 Cartographic Sources 16 2.3.2 Previous Work 16 2.3.3 Archival Sources 18 3. Statement of Significance 19 3.1 Archaeological Interest 19 3.2 Historic Interest 19 3.3 Architectural and Artistic Interest 20 3.4 Contribution of Setting 20 4. Assessment 21 4.1 Physical Impacts 21 4.1.1 Installation of a New Boiler Within Lower Ground-Floor Bathroom 21 4.1.2 Removal of Internal Stud Wall 21 4.1.3 Blocking of Doorway 21 4.1.4 Re-Opening of Former Doorway Opening 21 4.1.5 Creation of Upper Ground-Floor WC 21 4.1.6 Insertion of New Exterior Vents 21 4.2 Setting Impacts 22 4.2.1 Views 22 5. Conclusions 23 6. Sources 24 6.1 Bibliography 24 6.1.1 Websites 24 6.2 Archival Sources 25 6.2.1 The National Archives, Kew (NAK) 25 6.2.2 Northumberland Archives (NRO) 25 Appendix 1 – Gazetteer 26 Appendix 2 – Plans 28 Appendix 3 – Policy and Guidance Framework 31 Appendix 4 – Methodology 34

8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

List of Figures Figure 1 Site location 4 Figure 2 View of principal facade, facing north-west 5 Figure 3 Exemplar view of western extent of rear elevation of the terrace, illustrating general level of alteration 6 Figure 4 View of historic extension to No. 8 Hollinhill Terrace, looking south-west 6 Figure 5 View of eastern elevation of No. 8 Hollinhill, looking north-west 7 Figure 6 Detail of ornate plasterwork within hallway of No. 8 Hollinhill Terrace 7 Figure 7 View of reception room within southern part of house. Note plasterwork detailing and fireplace 8 Figure 8 View of lower ground-floor bathroom with new cupboard to far left 9 Figure 9 View of boiler within new cupboard 9 Figure 10 View of north elevation of extension. Note vents between window and door at ground level and above right window at first floor 10 Figure 11 Kitchen, looking west 10 Figure 12 Detail view showing remaining expressions of removed wall to right 11 Figure 13 Inserted WC using existing doorway 11 Figure 14 Blocked doorway viewed from south side 12 Figure 15 Cupboards covering doorway within kitchen area 12 Figure 16 Formerly blocked doorway, now re-opened, at south-east corner of kitchen, facing south 13 Figure 17 Designated heritage assets within the study area 14 Figure 18 Non-designated heritage assets within the study area 15 Figure 19 1860 Ordnance Survey map 17 Figure 20 1920 Ordnance Survey map 17 Figure 21 Existing floor plans of the property 29 Figure 22 Proposed floor plans 30

List of Tables Table 1 Historic Ordnance Survey mapping consulted 16 Table 2 Listed Buildings in the study area 26 Table 3 HER sites in the study area 27 Table 4 Previous archaeological events in the study area 27 Table 5 Legislation relating to cultural heritage in planning 31 Table 6 Key passages of NPPF in reference to cultural heritage 32 Table 7 Key local planning policies with reference to cultural heritage 33 Table 8 Criteria for assessment of significance 35 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Acknowledgements

Solstice Heritage LLP would like to thank Mr and Mrs Nicholson for commissioning the study. Thanks are also extended to the various repositories of guidance and information consulted for this assessment. Where map data has been used in the preparation of the accompanying figures, this is derived from Ordnance Survey Opendata and is Crown copyright all rights reserved, unless otherwise attributed.

1 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Executive Summary

Solstice Heritage LLP was commissioned to provide an assessment of the potential heritage impact of internal works undertaken within No.8 Hollinhill Terrace, Riding Mill, Northumberland. This assessment is intended to support an application for retrospective Listed Building Consent for those works. The building, as part of a designation covering the entire terrace of houses, is listed at Grade II (NHLE 1045393).

The assessment finds that elements of the enacted scheme have resulted in minor negative impacts, principally from the blocking of an existing doorway and the insertion of four exterior vents. However, it is considered that these negative impacts, being themselves highly limited in scope, are balanced by the positive impacts of the works, in terms of the restoration of the formerly divided kitchen space to a size only just reduced from its original scale, and the re-use of a blocked doorway into this area.

Representing a balanced judgement, the proposed development is considered to have an overall neutral effect on the significance of the listed building and, as such, contributes to one of the three objectives of ‘sustainable development’ defined in NPPF (MHCLG 2019a, 5). The development seeks to adapt the heritage asset in a mode sympathetic with its surroundings, in order to maintain it in a viable use consistent with its original use and long-term conservation (MHCLG 2019a, 54), thereby ensuring its continued contribution to quality of place.

It is also considered that the development is in line with local planning policy in that it will not adversely affect the essential character or setting of the listed building and will conserve its integrity (Tynedale Council 2007a, Tynedale Council. 2007b).

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1. Introduction

1.1 Project Background This Heritage Impact Assessment (HIA) has been commissioned to provide an assessment of the potential heritage impact of internal works undertaken within No.8 Hollinhill Terrace, Riding Mill, Northumberland. This assessment is intended to support an application for retrospective Listed Building Consent for those works. The building, as part of a designation covering the entire terrace of houses, is listed at Grade II (NHLE 1045393) and the listing description has been reproduced below:

BROOMHAUGH AND RIDING A 695 NZ 0161 (South side, off) 22/61 Nos. 1-8 (consecutive) Hollin Hill Terrace II

Terrace of 8 houses, 1864. Pinkish brick in English garden wall bond (5 and 1), with end pilasters; Welsh slate roof, brick chimneys with ceramic pots. Each house 2 storeys, attic and basement, 3 windows. Flights of steps with cast iron handrail to paired 4-panel doors with overlights, in architraves with pilaster-and-en- tablature surrounds, breaking forward over ornamental scrolled brackets. Basement and ground floor canted bays with similar entablatures broken forward over more ornate brackets. Margined segment-headed sashes in bays; segment-headed 1st floor sashes in architraves, with moulded sills. Stuccoed frieze with paired brick brackets (stucco cornice probably once existed). Patterned urn-shaped rainwater heads. Low-pitched roofs with transverse cornice-banded stacks and round-arched shouldered lead dormers with margined sashes and ball finials. Entrances to end houses on returns. Listing NGR: NZ0164261528

The purpose of this HIA is to provide baseline information on the cultural heritage resource in the development area and surrounding area, and to assess any potential effects of the development on that resource..

1.2 Site Location and Description The development is situated within the upper and lower ground floors of No. 8 Hollinhill Terrace, close to the cen- tre of Riding Mill. It is centred at NGR NZ 01668 61518 and comprises a mid-19th-century end-terrace house with later alterations constructed in red brick with a slate roof.

1.3 Description of the Proposed Development The development has made a number of internal and external alterations to the building including:

• Installation of a new boiler within lower ground floor bathroom • Removal of internal stud wall • Blocking of doorway • Re-opening of former doorway opening • Creation of upper ground floor WC • Insertion of new exterior vents

Plans and elevations can be found in Appendix 2.

1.4 Aims of the Study The focus of this document relates principally to the fabric and setting of the Grade II listed No.8 Hollinhill Terrace (NHLE 1045393) and the potential impact of the development on this fabric and setting. The aims of the study are:

• To assess the known cultural heritage resource within the building and the wider study area • To assess the potential effects of the development upon the known and potential cultural heritage resource • Make recommendations based upon this assessment as to any potential requirement for investigation, mitigation and off-setting which may be required.

3 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment 401500 401750

561500

Figure 1 Site location

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2. Baseline

2.1 Site Description A site visit was undertaken in clear but overcast conditions in March 2021. A description of the building and those factors which are considered to form a strong component of its overall heritage context are explored in the following sections.

2.1.1 No. 8 Hollinhill Terrace The assessed development involves a number of internal alterations undertaken within No. 8 Hollinhill Terrace, Riding Mill. The property lies at the eastern end of a terrace of eight large properties, built as one speculative development in 1864, and is reflective of the beginning of ‘commuter development’ surrounding the Newcastle conurbation (Pevsner and Richmond 2002, 548). Clearly built for the burgeoning middle-class of professionals, the terrace is an unusually urban, brick-built, classical, insertion into the small, rural, stone-built, vernacular settlement of Riding Mill. This juxtaposition of style and form provides, perhaps, its most powerful element of architectural and artistic interest. This style and form is most readily expressed in the terrace’s south-eastern, principal façade. Here, a regular, symmetrical terrace of eight houses includes a well-executed façade including decorated bay windows beneath bow-headed windows at first floor, with attractive bow-headed dormers within the slate roofs (Figure 2). This principal façade shows very little sign of alteration or development over time, with a strong experience created allowing the appreciation of the terrace’s original design intention. Conversely, to the rear of the terrace, later alterations have denuded the period experience (Figure 3).

With relation to No.8, views from the immediate east and north of the terrace take in its large red brick extension, which includes attractive brickwork detailing and Dutch gables to its east and west elevations (Figure 4). The four-storey extension addresses the eastern elevation of the end-terrace house, contrasting with the less-as- sertive, and more finely detailed, earlier façade of the original house to the south (Figure 5).

Figure 2 View of principal facade, facing north-west

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Figure 3 Exemplar view of western extent of rear elevation of the terrace, illustrating general level of alteration

Figure 4 View of historic extension to No. 8 Hollinhill Terrace, looking south-west

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Figure 5 View of eastern elevation of No. 8 Hollinhill, looking north-west

Figure 6 Detail of ornate plasterwork within hallway of No. 8 Hollinhill Terrace

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Figure 7 View of reception room within southern part of house. Note plasterwork detailing and fireplace

Internally, the house has a series of grand reception rooms, located within its original, southern component. These rooms, accessed from an equally grand hallway (Figure 6), provide the most architecturally significant experience internally. Extensive plasterwork detailing and original fireplaces compliment the unaltered proportions of the rooms to provide a period experience uncompromised by significant later alteration (Figure 7).

The development assessed here has occurred within the later extension to the house, most likely constructed between 1880–1890 based upon the Queen Anne Revival style of its exterior and has involved works to a bathroom and kitchen area. Within a lower ground-floor bathroom, a new timber cupboard has been inserted to enclose a new boiler (Figure 8, Figure 9). The cupboard is of entirely modern construction and does not seem to have removed any historic features of note or cut across any historic plasterwork. The rest of the room is entirely modern in appearance and does not preserve any historic features. Externally, two vents have been added to the building’s north elevation to service the boiler, which has involved two small holes through the exterior brickwork, in an area between the rear door and bathroom window (Figure 10).

Within the first-floor kitchen area, the development has focused on the installation of a new kitchen, with the creation of a new adjoining WC. The kitchen sits within a large room, lying within the later extension to the house (Figure 11) and separated from the ground-floor hallway by a door and small corridor space. The room has two north-facing windows and a fireplace at its eastern side, shared with the further room beyond. Given its separation from the main hallway, the room may have been originally intended for a number of purposes, perhaps most obviously as a kitchen although other uses, such as a study, also seem possible. The development assessed here has removed a stud wall at the room’s western extent but has left short lengths of the wall in place at its northern and southern extents, as well as a beam in the ceiling (Figure 12). At the southern extent of this wall, where a doorway previously gave access to a long, narrow space created by the insertion of this later partition, the doorway has been re-used to give access to a smaller inserted WC, using space that would originally have been part of the wider existing kitchen footprint, and was then part of the former long narrow room, now removed (Figure 13). The insertion of this WC has also required the addition of two small vents at first-floor level on the building’s north elevation in an area of plain brick walling, although these have been placed within an area of existing disturbance and close to pipework, which significantly reduces their visibility (Figure 10).

8 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Figure 8 View of lower ground-floor bathroom with new cupboard to far left

Figure 9 View of boiler within new cupboard

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Figure 10 View of north elevation of extension. Note vents between window and door at ground level and above right window at first floor

Figure 11 Kitchen, looking west

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Figure 12 Detail view showing remaining expressions of removed wall to right

Figure 13 Inserted WC using existing doorway

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Figure 14 Blocked doorway viewed from south side

Figure 15 Cupboards covering doorway within kitchen area

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Figure 16 Formerly blocked doorway, now re-opened, at south-east corner of kitchen, facing south

Alongside the creation of the WC, which uses an existing doorway in the kitchen’s south wall, the development has blocked one existing doorway (Figure 14), caused by the insertion of a bank of new cupboards within the kitchen area itself (Figure 15) and has, in turn, revealed a formerly blocked doorway to the immediate east which has now been re-opened (Figure 16).

2.1.2 Views Hollinhill Terrace, being itself a very urban-style terrace, is considered to derive some contribution to significance from its location within the vernacular, largely stone-built, rural surroundings of Riding Mill. Enjoying a very enclosed, tree-lined setting, the terrace does not benefit from longer views of great note, although southward views from the principal façade may have been intended when it was first built. Sitting as it does, separated from the linear development of the rural village along the A695, the terrace does benefit from a feeling of seclusion which is readily appreciable in views around its immediate external surrounds. This sense of separation does, however, mean that it contributes little to the significance or setting of surrounding heritage assets.

The building’s architectural interest, principally the overall composition of the terrace, is most importantly viewed from its south side, providing a fine exemplar of this type of upper-middle-class, Victorian terraced housing. Although slightly reduced by the lack of the building’s intended cornice, the limited alteration to the main façade of the terrace provides a fine experience of its intended design. With regard to No. 8, an additional contributor to significance is the structural development of the building by the inclusion of a later addition in the Queen Anne Revival style, best viewed in views from close by to the east and south-east, where its principal façade, featuring its Dutch gable and large window, is best appreciated. Views to the rear of the terrace are largely compromised by later alterations, other modern paraphernalia and parked cars. These views contribute very little to the significance of the terrace beyond a general appreciation of its intended historic use and design.

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Figure 17 Designated heritage assets within the study area Licence number 0100055585

402000 Ordnance Survey data © Crown copyright 2016. All rights reserved. Designated Heritage Assets Heritage Impact Assessment 8 Hollinhill Terrace, Riding Mill Proposed Development Area 500 m Study Area I II* II Listed Buildings Project Drawing

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Figure 18 Non-designated heritage assets within the study area Licence number 0100055585

402000 Ordnance Survey data © Crown copyright 2016. All rights reserved. Heritage Impact Assessment 8 Hollinhill Terrace, Riding Mill Proposed Development Area 500 m Study Area HER (Points) HER (Lines) Non-Designated Heritage Assets Project Drawing

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2.2 Surrounding Heritage Assets in the Study Area

2.2.1 Designated Heritage Assets Within the 500 m study area, the HER records the following designated heritage assets:

• 25 Grade II listed buildings

From a review of these, and considering the nature of the development, it is not considered that any other designated heritage assets are potentially impacted, beyond the Hollinhill Terrace itself. A full gazetteer of listed buildings is included in the Appendices.

2.2.2 Non-Designated Heritage Assets There is a total of 34 records within the HER for the 500 m study area relating to historical/ archaeological sites or findspots, several of which are duplicates of the designated heritage assets noted above. The most pertinent of these in terms of close proximity to the proposed development include a milepost (18760) situated c. 70 m north-west of the proposed development site as well as the line of the Dere Street Roman Road (12392), which runs along the A695 to the north and east of the terraced row. No other assets recorded within the HER are considered relevant to the proposed development site. A full gazetteer of HER sites is included in the Appendices.

2.3 Other Sources

2.3.1 Cartographic Sources Consultation of historic mapping showed that whilst there are a number of early pictorial maps of the area, none of these are at a sufficient scale to provide any detail of the development site. Information gleaned from this mapping does not show the site in any great detail until the first Ordnance Survey map published in 1860, at which time the site of Hollinhill Terrace comprises an undeveloped field. By the time of the 1895 Ordnance Survey map, the terrace had been built and No. 8 is clearly visible as the south-eastern end terrace.

The 1920 Ordnance Survey map shows the property without it being interrupted at the map edge, as it is in 1895. This map, which shows the property unchanged from 1895, illustrates that No. 8 had already been extended to the north/north-east and that a series of outbuildings had been erected at the north-eastern extent of the site, comprising a coal house and coach house. Comparison with modern mapping shows that this remains the case until the present day.

The mapping illustrates well the variation to the original symmetrical plan introduced by the large, singular extension to No. 8, presumably carried out between 1864 (Pevsner and Richmond 2002, 548) and 1895. The architectural style of the extension, with its prominent Dutch gable and enlarged ground floor window, is of the Queen Anne Revival style, inspired by the work of Richard Norman Shaw and others (Girouard 1977), and suggests a date from the 1880s or early 1890s.

Historic mapping consulted is outlined in the table below:

Date Map/Compiler Author and Work (where known) 1860 Ordnance Survey 1895 Ordnance Survey 1920 Ordnance Survey

Table 1 Historic Ordnance Survey mapping consulted

2.3.2 Previous Work There are four previous archaeological events recorded within the HER; however, none of these are considered pertinent to the works assessed here.

16 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Figure 19 1860 Ordnance Survey map

Figure 20 1920 Ordnance Survey map

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2.3.3 Archival Sources Given the building’s domestic purpose census data for No. 8 Hollinhill Terrace provides a useful insight into the social history of the building. Given its construction date, the first census of use is that taken in 1871 (NAK RG12/4244). At this time, the house was occupied by the family of Benjamin Carr Lawton, a Contractor for Public Works, perhaps best described now as a civil engineering contractor. He had commissioned the building of Benwell Grange in Newcastle for himself only ten years earlier (Sitelines 2021) but was clearly living in Riding Mill just a short time later. In the early 1850s, Lawton was responsible for constructing the shoreward half of the Tyne North Pier (NHLE 1025352). In 1868, he also completed the contract for the monumental Chester-le-Street viaduct (NHLE 1159006), which survives today, for the North Eastern Railway Company (Rennison 1996, 75), but by 1884, when he was living in Corbridge, he was bankrupt (The London Gazette 1884, 2208). Lawton died in 1889. It is possible that Lawton was the same Benjamin Lawton of York who, along with his partner John Rush, was responsible for the construction of the land arches and piers of the High Level Bridge in Newcastle in 1849 (Addyman and Fawcett 1999, 50), although more research than was possible here would be needed to confirm this attribution.

By 1881, the house was lived in by the family of Daniel Crosthwaite, a brewer, originally from Houghton- le-Spring (NAK RG11/5100). Later, in 1901, Crosthwaite, who by then had moved to Marske, near Saltburn, became the first person to be cremated in Darlington, preceded by a well-attended procession through the town, where his body was drawn on a brewer’s dray, a year before cremation was legalised in Britain (Lloyd 2015).

By 1891, the house played host to the family of Ernest Scott, a manufacturing engineer in Newcastle (NAK RG12/4244). Scott was the founder, in 1882, of Ernest Scott and Co., later Ernest Scott and Mountain (Grace’s Guide 2021). This highly successful firm of general engineers and brassfounders, based at The Close Works in Newcastle, were well known for their electrical machinery and mining engineering equipment, having switched from the manufacture of marine engines and pumps (ibid.).

In 1901, the family of George Edward Richmond, an Anglican clergyman at the nearby Church of St. James, lived at the house (NAK RG13/4821), and by 1911 it was inhabited by John Ernest Gibson, a solicitor, and his family (NAK RG14-PN30896).

Pages from the Riding Mill Women’s Institute scrapbook of 1965, preserved in Northumberland Archives (NRO 08547/1/55), record that ‘East House’ had been recently bought by Mr. Barker, a local decorator, who had converted the building into four flats. He lived on the ground floor, with his daughter on the first floor, Mr and Mrs Dodgson in the basement and Miss Bennet on the second floor. The scrapbook also records that the terrace, described separately by Pevsner as a surprisingly urban imposition in this rural village (Pevsner and Richmond 2002, 548), was built by a builder who had admired a similar terrace in Sunderland and was supposedly plas- tered by Italian workmen.

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3. Statement of Significance

Significance can be defined using a number of criteria derived from varied sources, all of which can contribute useful factors to the process. For the purposes of this assessment, discussion has been grouped under the heading of the four ‘interests’ identified within NPPF (MHCLG 2019a). These criteria have been used, alongside relevant guidance, where appropriate, in part or in whole, depending on what can best articulate the nature of the heritage asset.

3.1 Archaeological Interest The building contains some, limited, archaeological interest. Externally, this lies within the clear evidence for a lost, or perhaps never executed, cornice along the length of the terrace, which is of some interest in attempting to understand the terrace’s original intended design. Further to this, the clear phasing displayed at No. 8, between the original house to the front and its large rear extension, also provides interest in terms of appreciating the structural development of the building over time. Internally, the general plan of the building and its rooms, as well as fixtures such as fireplaces, cornicing and other plasterwork, help to illustrate the historic intended use of various rooms; however, in general, the associated service spaces within the building, including parts of the basement floor, are generally more significantly altered and so preserve little obvious evidence of their intended use and original intended design.

3.2 Historic Interest Historic interest is one of the main contributors to the significance of the building. This interest is both associative and illustrative. As has been shown by the archival research undertaken for this study, the house has played host to a number of notable individuals. At a local level, the residency of Canon Richmond, a priest at the Church of St. James (NHLE 1370262), provides a limited level of significance, both in terms of a social and functional linkage. At a more regional level, the residency of Ernest Scott is of greater associative interest given his links to the development of heavy engineering in Newcastle through the later 19th and early 20th centuries. Although unlikely to be considered a firm of national interest, Ernest Scott and Co., later Ernest Scott and Moun- tain, certainly enjoyed noteworthy status within the North East, particularly in terms of the level of their repre- sentation in terms of mine pumping equipment and electrical engineering. As a native of Eccles in Lancashire, Ernest Scott is also representative of the wider trend of inter-relationships of industrial people, equipment and businesses between the North East and North West throughout this period, nowhere more obvious than in the mining industry and its linked trades.

Of perhaps equal significance to Scott, the residency of Benjamin Carr Lawton at the house also contributes an important level of associative interest. His role in the development of the region’s Victorian infrastructure, particularly its railways, is of note in its own right but is amplified by the survival of a number of the structures he oversaw, as well as in terms of an illustration of the vital role of such civil engineering contractors, operating below more-renowned designing engineers such as Robert Stephenson, Frederick Swanwick and others like them, in the operation of such grand projects. The architectural legacy of this period is well represented in the region’s surviving built heritage and, as such, highlights the regional importance of the individuals involved.

Of more unusual note, the residency of Daniel Crosthwaite is also notable and provides a lesser, but nonethe- less noteworthy, associative contribution to the significance of the listed building in terms of his later role in the development of cremation in the region at the turn of the 20th century.

In terms of the building’s illustrative interest, the most obvious contribution to its significance is the presence of these examples of the burgeoning professional class of Victorian Britain. As a collection of individuals, ranging from an engineer to a solicitor among others, the group of residents is highly representative of this professional class and, as such, is illustrative of the social structure which gave rise to the presence of the terrace in Riding Mill, as well as to its dominant architectural style.

As most of the above associations are based upon historic records rather than individual elements of historic fabric, such as dedicatory plaques or clearly attributed additions to the building, its historic interest is only very generally dependant upon the physical fabric of the building. As such, this interest can be said to be reflected principally in the terrace’s overall architectural style and group value as an entire terrace, most obvious exter-

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nally. Internally, this historic interest could be said to be reflected in the grandeur of the house’s main reception rooms, where the relative social standing of these individuals is intentionally displayed but is not readily appreciable in the more-altered service spaces and basement floor.

3.3 Architectural and Artistic Interest The building’s architectural interest is considered to make a contribution equal to that provided by its historic interest. Principally, the overall composition of the terrace, most importantly viewed from its south side, provides a fine exemplar of this type of upper-middle-class, Victorian terraced housing. Although slightly reduced by the lack of the building’s intended cornice, the limited alteration to the main façade of the terrace provides a fine experience of its intended design. Although cut off from longer views into the surrounding settlement, a general awareness of the terrace’s location allows its juxtaposition with the surrounding stone-built vernacular architec- ture to be appreciated, providing an exciting experience of the unexpected. The unconfirmed attribution of a terrace in Sunderland as the design inspiration for the terrace (NRO 08547/1/55) provides an interesting avenue for further exploration which may yet further enhance the contribution of this element of its significance.

With regard to No. 8, an additional contributor to significance is the structural development of the building by the inclusion of a later addition in the Queen Anne Revival style, best viewed from close by to the east and south-east where its principal façade, featuring its Dutch gable and large window, is best appreciated. This addition cannot certainly be attributed to any of the house’s residents at this stage, and so its contribution is architectural rather than historical. Internally, the main elements of the building which provide contributions to its architectural and artistic interest lie mainly in its principal reception rooms. Here, fine architectural detailing in joinery and plasterwork is evident and reflects the quality of the construction, as well as its intended original design. This is not readily appreciable in the more-altered service spaces and basement floor where a likely lack of such features originally, as well as the level of later alteration, has meant that limited architectural or artistic interest is present.

3.4 Contribution of Setting Hollinhill Terrace, being itself a very urban-style terrace, is considered to derive some contribution to significance from its location within the vernacular, largely stone-built, rural surroundings of Riding Mill. As referenced by Pevsner (Pevsner and Richmond 2002, 548), it is an interesting architectural juxtaposition, giving rise to a level of appreciation of its illustrative interest in reflecting the development of commuting in Victorian Britain. As such, this setting is considered to make a positive contribution to the overall significance of No. 8 Hollinhill Terrace.

Enjoying a very enclosed, tree-lined setting, the terrace does not benefit from longer views of great note, although southward views from the principal façade may have been intended when it was first built. Sitting as it does, separated from the linear development of the rural village along the A695, the terrace does benefit from a feeling of seclusion, which is readily appreciable in its immediate external surrounds. This sense of separation, does, however, mean that it contributes little to the significance or setting of surrounding heritage assets.

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4. Assessment

4.1 Physical Impacts The assessed works comprise a number of physical alterations to the building which are explored in more detail below

4.1.1 Installation of a New Boiler Within Lower Ground-Floor Bathroom The development has installed a new boiler within the lower ground-floor bathroom. The boiler itself is situated within a panelled boiler cupboard so as to be hidden from view. This required the creation of the cupboard, as well as some minor internal plumbing works in order to facilitate the boiler installation. The cupboard is in a small bathroom with no notable historic features and does not affect the appreciation of the size of the room or interject into any architectural features of interest. As such, this element of the development is considered to have resulted in an overall neutral impact to the significance of the listed building.

4.1.2 Removal of Internal Stud Wall The developed removed an existing internal stud wall, which was itself a later insertion into the Victorian extension, potentially from the work carried out to turn the house into flats in the 1960s (NRO 08547/1/55). Although this resulted in the loss of some physical fabric, it is considered that the fabric itself was of no heritage significance, being a later modern insertion. Furthermore, the removal of the stud wall is considered to go some way to restoring the historical layout of this section of the building and the former proportions of this room. As such, the removal of the internal stud wall is considered to result in an overall minor positive impact to the significance of the listed building.

4.1.3 Blocking of Doorway The development, in the process of inserting a replacement bank of cupboards within the new kitchen, has covered an existing door opening into the kitchen area. The moving of these cupboards has revealed another former door opening, which has, in turn, been re-opened (see Section 4.1.4). To the south side of this blocked doorway, the timber architrave and door have been retained in place, with the north side of the doorway covered by the new kitchen cupboards. Given the retention of the legibility of the door opening and its historic timber elements, as well as the removal of an inserted modern partition and the opening of an adjacent historic opening in this area, it is considered that the development results in a minor positive impact to the significance of the building in this regard. This is particularly the case given that the historic layout in this kitchen area has been partially restored by the removal of the partition.

4.1.4 Re-Opening of Former Doorway Opening The development has re-opened a former doorway opening which had previously been blocked up. The opening of this doorway reinstates a historical opening within the building, thereby partly reinstating an element of its historic layout. As such, this element of the development is considered to result in a minor positive impact to significance.

4.1.5 Creation of Upper Ground-Floor WC The development has created a new upper ground-floor WC, which involved the installation of stud walling adjacent to the kitchen with the use of an existing door opening. The sanitary ware was connected to the existing drainage for the house. Although the studwork does partially alter the existing layout of this space, it is an area of the building already subject to seemingly modern alteration where the historical layout is not readily identifiable. With that said, the installation of the WC reduces the amount of later inserted walling in this area and leaves a larger space open within the new kitchen area. As such, on balance, is considered to result in an overall negligi- ble impact to significance.

4.1.6 Insertion of New Exterior Vents The development has introduced four small ventilation vents onto the north-east-facing rear elevation of the house. Two are related to the new boiler, whilst two more are related to extraction from the new kitchen and

21 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

WC. Given the small size of the vents, the existence of other service paraphernalia on this rear elevation and the fact they are inserted into areas of plain brick walling free of architectural features, it is considered that they result in an overall neutral impact to the significance of the physical fabric of the designated heritage asset. This is particularly the case as this side of the building—the rear elevation of the later extension—is not included within the finest views of the principal façade of the terrace, nor does it feature within the finest views of the earlier and later builds of the house from the south-east and east.

4.2 Setting Impacts The most pertinent elements of the setting in relation to the impacts of the proposed development are examined here.

4.2.1 Views As noted above, Hollinhill Terrace features a principal south-facing façade which is best viewed from its south side facing north. Additionally, No. 8 features a large rear extension, which is of some architectural interest, and is best viewed from the south-east and east. The development has introduced four small ventilation vents onto the north-east-facing rear elevation of the house, which are the only exterior expression of the works assessed in this report. For the reasons noted in Section 4.1.6 above, it is considered that the insertion of these vents has resulted in an overall neutral impact to the setting, and also the significance, of the building by not interrupting or compromising those views which contribute notably to the appreciation of the building’s exterior.

22 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

5. Conclusions

The assessment finds that elements of the enacted scheme have resulted in minor negative impacts resulting principally from the blocking of an existing doorway and the insertion of four exterior vents. However, it is considered that these negative impacts, being themselves highly limited in scope, are balanced by the positive impacts of the works in terms of the restoration of the formerly divided kitchen space to a size only just reduced from its original scale and the re-use of a blocked doorway into this area.

Representing a balanced judgement, the proposed development is considered to have an overall neutral effect on the significance of the listed building and, as such, contributes to one of the three objectives of ‘sustainable development’ defined in NPPF (MHCLG 2019a, 5). The development seeks to adapt the heritage asset in a mode sympathetic with its surroundings, in order to maintain it in a viable use consistent with its original use and long- term conservation (MHCLG 2019a, 54), thereby ensuring its continued contribution to quality of place.

It is also considered that the development is in line with local planning policy in that it will not adversely affect the essential character or setting of the listed building and will conserve its integrity (Tynedale Council 2007a, Tynedale Council. 2007b).

23 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

6. Sources

6.1 Bibliography Addyman, J. and Fawcett, B. 1999. The High Level Bridge and Newcastle Central Station. Newcastle, North Eastern Railway Association.

Chartered Institute for Archaeologists (CIfA). 2019. Code of Conduct. Reading, Chartered Institute for Archaeologists.

Chartered Institute for Archaeologists (CIfA). 2020a. Standard and Guidance for Commissioning Work or Providing Consultancy Advice on Archaeology and the Historic Environment. Reading, Chartered Institute for Archaeologists.

Chartered Institute for Archaeologists (CIfA). 2020b. Standard and Guidance for Historic Environment Desk-Based Assessments. Reading, Chartered Institute for Archaeologists.

Chartered Institute for Archaeologists (CIfA). 2020c. Standard and Guidance for the Archaeological and Investigation of Standing Buildings or Structures. Reading, Chartered Institute for Archaeologists.

English Heritage. 2008. Conservation Principles, Policies and Guidance. London, English Heritage.

Girouard, M. 1977. Sweetness and Light: The Queen Anne Movement, 1860–1900. New Haven and London, Yale University Press.

Historic England (HE). 2015. Historic Environment Good Practice Advice in Planning. Note 2: Decision-Taking in the Historic Environment. London, Historic England.

Historic England (HE). 2016. Understanding Historic Buildings: A Guide to Good Recording Practice. London, Histor- ic England.

Historic England (HE). 2017. Historic Environment Good Practice Advice in Planning. Note 3: The Setting of Heritage Assets (2nd Edition). London, Historic England.

Lloyd, C. 2015. Darlington in 100 Dates. Stroud, The History Press.

Ministry of Housing, Communities and Local Government (MHCLG). 2019a. National Planning Policy Framework. London, Ministry of Housing, Communities and Local Government.

Ministry of Housing, Communities and Local Government (MHCLG). 2019b. National Planning Practice Guidance. London, Ministry of Housing, Communities and Local Government.

Pevsner, N. and Richmond, I. 2002. The Buildings of England: Northumberland. New Haven and London, Yale Uni- versity Press.

Rennison, R.W. (ed.). 1996. Civil Engineering Heritage: Northern England. London, Institution of Civil Engineers.

Tynedale Council. 2007a. Tynedale Local Development Framework: Core Strategy. Hexham, Tynedale Council.

Tynedale Council. 2007b. Tynedale District Local Plan: Schedule of Adopted Policies. Hexham, Tynedale Council.

6.1.1 Websites Grace’s Guide. 2021. Ernest Scott and Co. Available from: . [25th March 2021].

Historic England. 2021. Hollin Hill Terrace. Available from: . [25th March 2021].

Sitelines. 2021. Benwell Grange. Available from: . [25th March 2021].

The London Gazette. 1884. The London Gazette, May 16th, 1884. Available from: . [25th March 2021].

24 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

6.2 Archival Sources

6.2.1 The National Archives, Kew (NAK) NAK RG12/4244 – Census Northumberland 1871

NAK RG11/5100 – Census Northumberland 1881

NAK RG12/4244 – Census Northumberland 1891

NAK RG13/4821 – Census Northumberland 1901

NAK RG14-PN30896 – Census Northumberland 1911

6.2.2 Northumberland Archives (NRO) NRO 08547/1/55 - Riding Mill Women’s Institute scrapbook p.55

25 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Appendix 1 – Gazetteer

UID Name Grade 1045389 WELLINGTON INN II 1045390 THE DOWER HOUSE EAST AND THE DOWER HOUSE WEST II 1045391 RANGE OF FARM BUILDINGS ON NORTH OF RIDING FARMHOUSE (Q.V.) II 1045392 FORECOURT WALLS AND PIERS TO MANOR HOUSE II 1045393 HOLLIN HILL TERRACE II 1045394 OAKLANDS II 1045395 BOUNDARY STONE ON NORTH SIDE OF FOOTPATH 70 METRES EAST OF WHITESIDE II COTTAGE 1045396 METHODIST CHAPEL II 1045397 STABLE END, YEW TREE COTTAGE II 1045398 DRINKING FOUNTAIN 60 METRES SOUTH-EAST OF CHURCH OF ST. JAMES II 1154181 ROAD BRIDGE OVER RAILWAY II 1154312 RIDING FARMHOUSE II 1154322 THE MANOR HOUSE AND WALL ATTACHED TO REAR II 1154378 BROOMHAUGH FARMHOUSE AND ARCH AT SOUTH WEST CORNER II 1154416 HOUSE ADJOINING METHODIST CHAPEL II 1154448 MRS WILLIAMS' COTTAGE II 1154481 STATIONMASTER'S HOUSE AT RIDING MILL STATION II 1303834 FOOTBRIDGE ACROSS RIDING MILL BURN 40 METRES NORTH OF ST. JAMES' CHURCH* II 1303866 HOLLIN HILL COTTAGE II 1303889 THE RIDING II 1303917 RIDING COTTAGES II 1370261 RIDING COTTAGES II 1370262 CHURCH OF ST JAMES II 1370263 STATION FOOTBRIDGE AT RIDING MILL STATION II 1439634 Broomhaugh and Riding Mill War Memorial II

Table 2 Listed Buildings in the study area

HER ID Site Name 10069 Water mill 10070 Wellington Inn 10071 Footbridge across Riding Mill Burn 40m north of St James' Church 10075 Broomhaugh Farmhouse 10076 Stable End, bastle 10082 Riding, deserted medieval village 10099 Road bridge over railway 10100 Dere Street at Riding Mill

26 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

HER ID Site Name 10113 Methodist Chapel, Broomhaugh 12775 The Manor House, and wall attached to rear 12776 The Dower House (East and West) 13000 Broomhaugh and Riding parish overview for Keys to the Past 18760 Milepost 18763 Well 18782 Ridingmill Station 23613 Nos 1 and 2 Riding Cottages 23614 Nos 3 and 4 Riding Cottages 23615 The Riding 23616 Riding Farmhouse 23617 Range of farm buildings on north of Riding Farmhouse 23618 Forecourt walls and piers to Manor House 23619 Hollin Hill Cottage 23620 Hollin Hill Terrace 23622 Oaklands 23623 Boundary stone on north side of footpath 70m east of Whiteside Cottage 23624 House adjoining Methodist Chapel 23626 Church of St James 23627 Mrs Williams' Cottage 23628 Drinking fountain 60m south-east of Church of St James 23629 Station footbridge at Riding Mill Station 27748 Broomhaugh and Riding Mill War Memorial 12392 Dere Street Roman road N/A Newcastle-Carlisle Railway 29988 Church Lane, Riding Mill

Table 3 HER sites in the study area

HER Event Site Date Organisation No. 111 Riding Mill Water Mains refurb 2000 Tyne and Wear Museums 13644 The Old Smithy, Riding Mill 1998 The Archaeological Practice 12798 Riding Mill, Evaluation of Der 1995 Tyne and Wear Museums 15290 Land adjacent to Ford Bungalow 2014 Vindomora Solutions

Table 4 Previous archaeological events in the study area

27 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Appendix 2 – Plans

(Prepared and supplied by the client)

28 A D A

MAINS UP UP BATHROOM DRESSING ROOM UP B TOILET B HALL UP UP

KITCHEN BEDROOM 4 C C

LOUNGE ONE BEDROOM 2 BEDROOM 1 LOUNGE TWO UP EN SUITE BEDROOM 3 UP DINING

ENTRANCE FIRST FLOOR UPPER GROUND FLOOR

A D A

A D

CUPB' UP CUPB CUPB UP CUPB BOX ROOM

BATHROOM UTILITY ROOM UP B BOILER B MAINS

LOUNGE BOX ROOM CYLINDER C BEDROOM 5 BEDROOM 6 BATHROOM C

BEDROOM 1

HALL KITCHEN BEDROOM 2 ROOF VOID

SECOND FLOOR

A ENTRANCE TO LOWER UTILITY GROUND FLOOR ROOM D EAST HOUSE EXISTING FLOOR PLANS 051234 8 HOLLIN HILL TERRACE RIDING MILL DRG. NO. HH21 - 01 SCALE IN METRES LOWER GROUND FLOOR NORTHUMBERLAND NE44 6HR DRN.MARCH.2021 SCALE: 1:50 @ A1 1:100 @ A3 EXISTING DOOR RETAINED NEW WC FORMED WITH INDICATES NEW AND REHUNG AS SHOWN SANITARY WARES STUDWALL CONNECTED INTO INDICATES NEW OPENING D EXISTING DRAINAGE THROUGH EXISTING STUD A WALL A

UP UP BATHROOM DRESSING ROOM UP B TOILET KITCHEN B UP HALL EXISTING KITCHEN FITTINGS STRIPPED OUT. UP KITCHEN AREA EXTENDED INTO TOILET AND NEW KITCHEN INSTALLED WITH ISLAND UNIT AS INDICATED

BEDROOM 4 C C

EXISTING DOOR REMOVED LOUNGE ONE AND STUDWORK INSTALLED AS SHOWN. BEDROOM 2 OPENING REVEAL AND BEDROOM 1 ARCHITRAVES TO CORRIDOR RETAINED. LOUNGE TWO DOOR REUSED TO UP REPLACE MISSING DOOR TO UTILITY ROOM EN SUITE BEDROOM 3 UP DINING

ENTRANCE FIRST FLOOR UPPER GROUND FLOOR

A D A

EXISTING DOOR FROM UPPER GROUND FLOOR A KITCHEN FITTED TO D UTILITY ROOM WHERE DOOR IS MISSING

CUPB' UP CUPB CUPB UP CUPB BOX ROOM

BATHROOM UTILITY ROOM UP B BOILER B NEW BOILER INSTALLED MAINS TO REPLACE EXISTING

NEW BOILER INSTALLATION AND LOUNGE CUPBOARD BOX ROOM CYLINDER C BEDROOM 5 BEDROOM 6 BATHROOM C

BEDROOM 1

HALL KITCHEN BEDROOM 2 ROOF VOID

SECOND FLOOR

A UTILITY ENTRANCE TO LOWER GROUND FLOOR ROOM EAST HOUSE PROPOSED FLOOR PLANS 051234 D 8 HOLLIN HILL TERRACE RIDING MILL DRG. NO. HH21 - 03 SCALE IN METRES LOWER GROUND FLOOR FLAT NORTHUMBERLAND NE44 6HR DRN.MARCH.2021 SCALE: 1:50 @ A1 1:100 @ A3 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

appendix 3 – Policy and Guidance Framework

legislation National legislation which applies to the consideration of cultural heritage within development and the wider planning process is set out in the table below.

Title Key Points Ancient Monuments and Archaeological Scheduled Monuments, as defined under the Ancient Monuments Areas Act 1979 (amended by the National and Archaeological Areas Act (1979), are sites which have been Heritage Act 1983 and 2002) selected by a set of non-statutory criteria to be of national importance. Where scheduled sites are affected by development proposals there is a presumption in favour of their physical preservation. Any works, other than activities receiving class consent under The Ancient Monuments (Class Consents) Order 1981, as amended by The An- cient Monuments (Class Consents) Order 1984, which would have the effect of demolishing, destroying, damaging, removing, repairing, altering, adding to, flooding or covering-up a Scheduled Monument require consent from the Secretary of State for the Department of Culture, Media and Sport. Planning (Listed Building and Conservation Buildings of national, regional or local historical and architectural Areas) Act 1990 importance are protected under the Planning (Listed Buildings and Conservation Areas) Act 1990. Buildings designated as ‘Listed’ are af- forded protection from physical alteration or effects on their historical setting. Hedgerows Regulations 1997 The Hedgerow Regulations (1997) include criteria by which hedgerows can be regarded as historically important (Schedule 1 Part III).

Table 5 Legislation relating to cultural heritage in planning

Policy

national The principal instrument of national planning policy within England is the National Planning Policy Framework (NPPF) (MHCLG 2019a) which outlines the following in relation to cultural heritage within planning and development:

Paragraph Key Points 8 Contributing to protecting and enhancing the historic environment is specifically noted as being a part of one of the key objectives contributing to sustainable development. 189 During the determination of applications “local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting”. This information should be proportionate to the significance of the asset and only enough to “understand the potential impact of the proposal on their significance”. 190 Paragraph 190 identifies that Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. 193 ‘Great weight’ should be given the conservation of a designated heritage asset irrespective of the level of ‘harm’ of a proposed development. However, the more important the asset, the greater the weight given.

31 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Paragraph Key Points 194 ‘Harm to, or loss of, the significance of a designated heritage assets…should require clear and convincing justification’. In terms of the levels of designated heritage assets, substantial harm to Grade II listed buildings and parks and gardens should be exceptional, and to all other (the highest significance of) designated assets wholly exceptional. 195 Substantial harm to a designated heritage asset will be refused unless it is outweighed by substantial public benefits. 196 Where there is ‘less than substantial harm’ to a designated heritage asset, the decision will weigh this harm against the public benefit of the proposal ‘including, herew appropriate, securing its optimum viable use’. 197 For decisions affecting non-designated heritage assets ‘a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset’.

Table 6 Key passages of NPPF in reference to cultural heritage

local Under planning law, the determination of an application must be made, in the first instance, with reference to the policies of the local development plan. For the proposed development, local heritage policy comprises saved policies from the Tynedale District Local Plan (TDLP) (Tynedale Council 2007b) and additional policies contained within the Tynedale Local Development Framework: Core Strategy (TLDF) (Tynedale Council 2007a). The following policies are relevant to cultural heritage and the nature of the development:

Policy Key Text BE1 “The principles for the built environment are to:

(TLDF) (a) Conserve and where appropriate enhance the quality and integrity of Tynedale’s built environment and its historic features including archaeology, giving particular protection to listed buildings, scheduled monuments and conservation areas.

(b) Give specific protection to the Hadrian’s Wall World Heritage Site and its setting.

(c) Ensure that development is of a high quality design that will maintain and enhance the distinctive local character of the District’s towns, villages and countryside.”… NE17 “Development which adversely affects the landscape setting of Hadrian’s Wall World Heritage Site will not be permitted. (TDLP) All proposals for development within the landscape setting of Hadrian's Wall World Heritage Site, as defined on the Proposals Map, will be considered against the following criteria:-

(a) the scale, siting or design of proposals would not adversely affect the landscape setting or nature conservation interest of the World Heritage site; and

(b) applications include landscape proposals which incorporate features of the existing landscape character and seek to enhance this character, through mitigating the effects of the development.” BE22 “Proposals for development which would adversely affect the essential character or setting of a Listed Building will not be permitted. (TDLP) Proposals for development within the setting of a Listed Building will only be appropriate where the following criteria are met:

(a) the detailed design is in keeping with the Listed Building in terms of scale, height, massing and alignment; and

(b) the works proposed make use of traditional or sympathetic building materials and techniques which are in keeping with those found on the Listed Building.”

32 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Policy Key Text BE25 “There will be a presumption in favour of the physical preservation in situ of Scheduled Ancient Monuments and other nationally important archaeological sites. Development, which would be detrimental to these sites or (TDLP) their settings, will not be permitted.“ BE26 “There will be a presumption in favour of the physical preservation in situ of the Hadrian’s Wall World Heritage Site, as defined on the Proposals Map. Development which would adversely affect the World Heritage Site will (TDLP) not be permitted. Proposals within its setting will be considered under Policy NE17.“ BE27 “Development, which would be detrimental to regionally or locally important archaeological sites or their settings, will not be permitted unless the proposed development is considered to be of overriding regional (TDLP) importance and no alternative site is available.“ BE28 “Where it is not clear how important an archaeological site is, or where the impact of a development proposal on an existing archaeological site is uncertain, the developer will be required to provide further information in (TDLP) the form of an archaeological assessment and, where such an assessment indicates that important archaeological remains may be affected, a full archaeological evaluation.” BE29 “Where sites or monuments of archaeological importance would be affected by development, their preservation in situ is preferred. Where the site is not considered to be of sufficient importance to merit preservation in situ (TDLP) and development is subsequently permitted, planning permission will be subject to an archaeological condition, or a Planning Obligation will be sought, which will require the excavation and recording of the remains prior to or during the development. In such instances, publication of the findings will also be required.”

Table 7 Key local planning policies with reference to cultural heritage guidance national During the assessment and preparation of this document, the following guidance documents have been referred to, where relevant:

• National Planning Practice Guidance (NPPG) (MHCLG 2019b) • Conservation Principles, Policies and Guidance (EH 2008) • Understanding Historic Buildings: A Guide to Good Recording Practice (HE 2016) • Historic Environment Good Practice Advice in Planning. Note 2 – Managing Significance in Deci- sion-Taking in the Historic Environment (HE 2015) • Historic Environment Good Practice Advice in Planning. Note 3 – The Setting of Heritage Assets (HE 2017) • Standard and Guidance for Commissioning Work or Providing Consultancy Advice on Archaeology and the Historic Environment (CIfA 2020a) • Standard and Guidance for Historic Environment Desk-Based Assessment (CIfA 2020b) • Standard and Guidance for the Archaeological and Investigation of Standing Buildings or Structures (CIfA 2020c).

33 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

appendix 4 – Methodology

overview

In accordance with the aims outlined in Section 1 above, the information within this report has been gathered from a number of sources, both primary and secondary; it has been undertaken in line with the relevant Histor- ic England and Chartered Institute for Archaeologists Standards and Guidance (CIfA 2020a; 2020b; 2020c; EH 2008; HE 2015; 2016; 2017).

The following tasks were undertaken as part of this assessment:

• Consultation of archive sources • Compilation of appropriate desk-based and online resources including the National Heritage List for England • Creation of a bespoke geographical information system (GIS) to allow for the integrated analysis of all data • Site visit to establish current conditions and make an assessment of potential effects on heritage assets • Preparation of an assessment of known and potential physical and setting effects (this document).

walkover Survey A walkover survey, forming part of the Heritage Impact Assessment, was undertaken in March 2021 and com- prised an assessment of the building and its environs.

significance

defining Significance Significance can be defined using a number of criteria derived from varied sources, all of which can contribute useful factors to the process. Where assessment of significance is necessary, particularly in determining potential effects of the development, the following criteria have been adopted in part or in whole, depending on what can best articulate the nature of the heritage asset being described:

Source Significance Criteria Conservation Prin- This document highlights four ‘values’ contributing to significance: ciples, Policies and • Evidential Guidance (English Heritage 2008) • Historical • Aesthetic • Communal NPPF (MHCLG 2019a) Based upon the changes instigated through the now-cancelled PPS5 and its associated guidance, the assessment of significance is based upon four ‘interests’ and their relative ‘importance’:

• Archaeological • Architectural • Artistic • Historic

34 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

Source Significance Criteria Ancient Monuments This act gives guidance on the criteria considered during the decision to provide designated pro- and Archaeological tection to a monument through scheduling. The criteria are: Areas Act 1979 • Period or category • Rarity • Documentation (either contemporary written records or records of previous investigations) • Group value • Survival/condition • Fragility/vulnerability • Diversity (importance of individual attributes of a site) • Potential

Table 8 Criteria for assessment of significance

assessing Significance The assessment of significance comprises three stages, as set out inNote 2 of the Historic Environment Good Practice Advice in Planning (Historic England 2015):

• Understanding the nature of the significance through identification of what values or interests (as above) contribute • Understanding the extent of the significance • Understanding the level of significance, perhaps the most important step in terms of planning-led assessment as it can dictate what level of test is applied when determining the potential effects of a proposed development.

It should be noted that the varied nature of heritage assets means that, in the majority of cases, they are unsuit- able for assessment via a nominally ‘objective’ scoring of significance, and there will always therefore be an element of interpretation and professional judgement within a considered assessment. defining the Contribution of Setting Setting is a contributory factor to the overall significance of a heritage asset, and assessment begins with identi- fying the significance of a heritage asset as described above. As outlined in Historic Environment Good Practice Advice in Planning: Note 3 The Setting of Heritage Assets (Historic England 2017), setting is defined as (quoting NPPF) ‘the surroundings in which an asset is experienced. Its extent is not fixed and may change as the asset and it 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’ (ibid. 2). A staged approach to the assessment of potential effects on the setting of heritage assets is also set out in the guidance (ibid. 7):

• Identify which heritage assets and their settings may be affected • Assess whether, how and to what degree these settings make a contribution to the significance of the heritage asset(s) • Assess the effects of the proposed development, whether positive, neutral or negative • Explore ways to maximise enhancements and avoid or minimise harm • Document the process and decision and monitor outcomes

The guidance provides (non-exhaustive) lists of attributes relating to, firstly, characteristics of a heritage asset’s setting (both physical and intangible), and also to potential attributes of a development which may have an effect upon that setting. The guidance is clear that, in both cases, only a limited selection of characteristics is likely to be relevant to individual heritage assets, and so the lists are not reproduced here. There are, however, a number of broad categories into which potential effects on setting can be grouped for ease of assessment:

35 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

• Location and siting of development • Form and appearance of the development • Other effects of the development, including • Physical effects such as changes to a skyline or environmental factors such impact of noise, dust, light- ing, hydrology or soil chemistry • Changes to wider context such as the alteration of landscape character or use • Changes to public appreciation through alteration of access or amenity • Permanence of the development • Longer term or consequential effects, with examples given including changes to ownership and eco- nomic, social and communal use viability.

The changing nature and mutability of setting is acknowledged in its definition, and therefore an assessment of setting can only consider its current contribution to significance. It is not appropriate to ‘second-guess’ future changes to the setting beyond the potential effects of a proposed development or associated mitigation and off-setting, as this would render an assessment meaningless. This axiom also helps resolve an apparent contradiction within guidance (MHCLG 2019b) which states that “setting is the surroundings in which an asset is experienced” and also that “the contribution that setting makes to the significance does not depend on there being…an ability to… experience that setting”.

With certain heritage assets, there is no requirement to access a site physically to experience it, but with the majority of archaeological sites in particular, physical and intellectual access is an important prerequisite to fully expe- riencing them, as they can be largely invisible or even completely buried. The resolution to this anomaly lies in the application of a second part of the definition of setting: “elements of a setting may make a positive or negative contribution to the significance of an asset”. Acknowledging this, “the contribution that setting makes to the significance of the asset does not depend on there being…an ability to… experience that setting” (MHCLG 2019), it is just that the lack of access is likely to mean that the current contribution will be negative. This approach accords with the Good Practice Advice Note 3 in relation to the setting of ‘buried assets’ (Historic England 2017, 5).

assessing the Contribution of Setting In terms of the practical method for this assessment, initial discrimination of those sites for which there was a potential effect on setting was undertaken as a desk-based exercise before further consideration was given to those heritage assets where non-visual and/or intangible elements of setting may be affected by the proposed development. This stage also included a consideration of potential setting effects deriving from the other aspects of the proposed development: principally the alteration of historic fabric or inclusion of modern elements into historic buildings.

This asset was subject to a site visit to check the initial findings of desk-based assessment and make a photographic record of key views or other aspects of its setting and significance. In line with the current guidance, assessment com- prised a description of the contributory factors to the asset’s significance, including the contribution of setting, and the potential effects of the proposed development on those factors; this assessment is presented above.

sources

Nationally Designated Sites The National Heritage List was consulted to allow an assessment of designated heritage assets, including:

• Scheduled Monuments • Listed Buildings • Registered Parks and Gardens • Registered Battlefields • Protected Wreck Sites

This assessment has considered all designated assets within the 2 km study area. All assets within the study area have been assessed in terms of potential setting effects. A list of these assets is reproduced in the gazetteer in Appendix 1 above.

36 8 Hollinhill Terrace, Riding Mill, Northumberland Heritage Impact Assessment

her The local Historic Environment Record was consulted for the study area around the proposed development site. Information concerning the site and its immediate vicinity has allowed for an assessment of potential physical impacts, whereas other sites were examined in order to allow both an assessment of the general archaeological and historic character of the area and also to feed into the assessment of setting, over and above any potential effects on designated heritage assets.

Cartographic Sources Assessment of relevant mapping held in archives and digital mapping available online was undertaken to provide information on the archaeological potential of the proposed development site and its historic development.

Published and Unpublished Sources In addition, relevant published and unpublished sources were consulted, relating both to specific sites of interest, and also to the general archaeological and historic character of the wider study area. Unpublished reports of previous archaeological interventions (grey literature) were consulted online where relevant.

Chronology Where chronological and archaeological periods are referred to in the text, the relevant date ranges are broadly defined in calendar years as follows:

• Palaeolithic (Old Stone Age): 1 million–12,000 BP (Before present) • Mesolithic (Middle Stone Age): 10000–4000 BC • Neolithic (New Stone Age): 4000–2400 BC • Chalcolithic/Beaker Period: 2400–2000 BC • Bronze Age: 2000–700 BC • Iron Age: 700 BC–AD 43 • Roman/Romano-British: AD 43–410 • Anglo-Saxon/Anglo-Scandinavian: AD 410–1066 • Medieval: AD 1066–1540 • Post-medieval: AD 1540–1750 » Tudor: AD 1485–1603 » Stuart: AD 1603–1714 » Georgian: AD 1714–1837 • Industrial: AD 1750–1900 » Victorian: AD 1837–1901 • Modern: AD 1900–Present