Conservation Area Appraisal 2011

Planning (Listed Buildings & Conservation Areas) Act 1990 this is & Cleveland Coatham Conservation Area Appraisal 2011 CONTENTS

1. INTRODUCTION 1

2. PHYSICAL SETTING AND TOPOGRAPHY 3

3. HISTORIC ORIGINS AND DEVELOPMENT 5

4. CHARACTER APPRAISAL 13

5. OPPORTUNITIES FOR IMPROVEMENT 23

6. CONSERVATION AREA BOUNDARY 25

7. CONCLUSIONS 29

REFERENCES 31

BIBLIOGRAPHY & ACKNOWLEDGEMENTS 33

APPENDIX 1: Planning Policies 35

APPENDIX 2: Conservation Area Boundary Plan 37

Coatham Conservation Area Appraisal 2011 Coatham Conservation Area Appraisal 2011 1. INTRODUCTION

1.1 As part of it continuing duties under the published in April 19843. Listed Planning Acts, Redcar & Cleveland buildings located within the Borough Council has prepared conservation area are as follows:- appraisals for 15 of its 17 conservation  areas.2 Christ Church, Coatham Road, grade II.

The Designation of Coatham  Lych-gate & boundary wall north of Conservation Area Christ Church, Coatham Road, grade II. 1.2 Coatham Conservation Area was designated as Redcar Conservation  44 & 46 High Street West, grade II. Area by Langbaurgh-on-Tees Borough Council on 13th October 19882. The  48 & 50 High Street West, grade II. conservation area boundary was tightly  Red Barns House & Red Barns drawn to include the ancient one-row Hotel, Street, grade II*. settlement of East Coatham together with the best surviving parts of the mid- 1.6 There are no scheduled monuments or to-late Victorian planned residential tree preservation orders in the development that took place to the conservation area. south and east. However, no designation report was produced in Planning Policies affecting 1988, setting down the reasons for or Coatham Conservation Area purpose of designation. 1.7 The Redcar & Cleveland Local 1.3 Although the designated area is Development Framework (LDF) traditionally and historically known as contains several policies relating to the East Coatham, or plain Coatham, it was conservation area. They are set out in erroneously named Redcar Appendix 1. Conservation Area. Historically, Coatham was a separate settlement Conservation Area Appraisal - some 500m distant of Redcar. The conservation area has therefore been Aims re-named Coatham Conservation Area 1.8 A conservation area appraisal is the first and this name is used throughout this step in a dynamic process, the aim of appraisal. which is to preserve and enhance the character and appearance of the 1.4 After public consultation this designated area. This appraisal aims to appraisal and its recommendations provide a clear and sound including changes to the boundary understanding of Coatham of the conservation area, was Conservation Area by recording, approved by evaluating and presenting all of the key nd Borough Council on 22 January elements that together make up its 2009. This appraisal has been special interest and character while revisited to ensure it remains considering its relative importance in relevant and up to date. The present the Borough-wide context. It also conservation area boundary is considers changes to the conservation shown on the plan in Appendix 2. area boundary. While it covers the topics referred to in the government’s Other Protective Designations Planning Policy Statement 5 (PPS5), within the Conservation Area Planning for the Historic Environment Practice Guide, and in other guidance 1.5 The revised statutory list of buildings of issued by English Heritage4 & 5 the special architectural or historic interest appraisal is not intended to be for this part of Redcar & Cleveland was

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comprehensive and the omission of any particular building, feature or space should not be taken to imply that it is of no interest. 1.9 The next step of the process is the formulation of conservation area management proposals to provide a basis for making sustainable decisions about the conservation area’s future.

2 2. PHYSICAL SETTING AND TOPOGRAPHY OF COATHAM

2.1 Coatham is part of the coastal headland called Turn Point (later: Tod settlement of Redcar. It lies Point) just beyond . Still approximately 13km (8 miles) north- forming a natural barrier between the east of and 12km (7½ sea and the low-lying ground to the miles) north of and 8km (5 south (meadows in Hutton’s time and miles) north-west of Saltburn. It is linked originally saltmarsh) the narrowness of to the highway network by the the bank accounted for the original, Kirkleatham Lane (A1042) and the long, linear, forms of the two Trunk Road (A1085) and to the rail settlements which occupied the two network by the Saltburn-Darlington line high points. Today the bank can still be that skirts the south side of the historic seen at Hill Street and where Bridge site of the settlement. Though now part Road climbs up to High Street West and of the town of Redcar many of then falls away as Majuba Road leads Coatham’s physical characteristics as a down towards the beach. separate settlement still survive. 2.4 Windblown sand has always been an 2.2 Coatham enjoys a dramatic coastal issue for Coatham, impacting even on setting and shares along with Redcar, the design and orientation of the an underlying topography that is no dwellings. As Hutton records: “The two longer visually apparent owing to the streets of Coatham and Redcar are urbanisation of both settlements. covered with mountains of drift sand, William Hutton, a Birmingham paper blown by the north-west winds from the merchant, visiting Coatham in 1809, shore. The sand beds are in some was the first to describe it in his “Trip to places as high as the eaves of the Coatham”: “Their situation is on the houses.”6 northern shore of , upon a bank that curves with the sea, which 2.5 The estuary of the River Tees was once extends about four miles. This bank is much wider and shallower than today sheer-sand drifted for ages, at low tide, with broad saltmarsh fringes, locally from the sea. It is about one hundred termed ‘slems.’ Until the land on the yards (91.5m), more or less, diameter in south side of Coatham was drained in the base, and gradually rises about the late medieval period, it also would sixteen feet or more (5m) in height, on have been marshland and high tides both sides, so that a full sea on the would have cut the hamlet off from north and meadows on the south of this settlements further inland. Reefs or bank, are nearly level. Upon this long ‘scars’ of the same Jurassic rocks that sand-bank run, nearly in a straight line, lie beneath Coatham, also lie just Coatham and Redcar” 6. beyond the beach. They make the coastline treacherous for shipping, but 2.3 The bank described here is physically afford protection to the shore and crucial to the existence and setting of provide a natural habitat for marine life Coatham. It consists of a long, slightly such as fish, shellfish, crabs and undulating ridge of glacial drift material lobsters. comprising heavy clay, sand, gravel and alluvium overlying an outcrop of 2.6 The saltmarsh on both sides of the Tees Jurassic lower lias shale. The glacial were characterised by numerous material, deposited at the end of the hillocks, the remains of the terminal, last ice age 10,000 years ago, was hummocky edge moraine deposited by subsequently covered with the wind- the retreating glacier at the end of the blown sand referred to by Hutton. Until last ice age. The combination of the construction of the saltmarsh and hummocks provided the Breakwater in the last half of the 19th ideal terrain for the manufacture of salt century, the bank terminated at a (see para. 3.12 below).

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2.7 Coatham’s topography had a significant influence on human activity and the character of the built environment. Both the and the estuary of the River Tees were exploited for seafood while the marshland further diversified the range of foodstuffs available. The gently shelving beach served as a beaching place and anchorage for small cargo ships while the sea washed up an indigenous supply of building materials and fuel in the form of rocks, pebbles, sand, sea-coal, driftwood, flotsam-and- jetsam. For over 500 years salt was extracted from the saltmarsh whereon reed was grown for thatching. Building timber was sourced from the ancient indigenous forests further inland and Orange/brown sandstone quarried from the distant Hills, was used in building from at least the late medieval period. 2.8 From the middle of the 17th century bricks and tiles were at first imported from the Low Countries and then manufactured locally from the indigenous clays to make the orange/red bricks and pantiles now so characteristic of the broader local area. In the 19th century the development of the railways gave access to a more eclectic range of building materials from diverse and distant sources, including roofing slates from Cumbria and North Wales. 2.9 The local landscape has changed vastly over the last two centuries. Construction of the South Gare Breakwater (completed 1888) extended the coastline from Tod Point to the north-west, narrowing the entrance to and improving navigation on the River Tees. It also separated the marsh from the sea, enabling its reclamation for the development of Redcar Ironworks and Warrenby Village from 1872. Land drainage works undertaken from the late medieval period eventually ended Coatham’s relative isolation and in the last 100 years enabled Redcar and Coatham’s urban expansion.

4 3. HISTORIC ORIGINS AND DEVELOPMENT

Introduction County Durham7. The site of the encampment survived until the 1960s 3.1 A review of the historic development of when it was buried beneath tons of Coatham is important in order to steelworks slag used to reclaim the understand how it has evolved to its marsh. present form and acquired the distinctive elements that make up its 3.4 Medieval settlements tend to comprise special character. It is also important to a group of dwellings and other consider it in the context of other buildings, surrounded by open fields. surviving historic settlements in the The usual pattern was for buildings to Redcar and Cleveland area and be arranged as a corridor of two rows of beyond. Coatham has a diverse history properties facing towards each other and this report consequently provides across an open green, usually only a brief outline of the past to show straddling an established road or the the context of the conservation area. convergence of several roads leading to and from neighbouring settlements. Local Historical Context Collectively the properties in each row 3.2 The Redcar and Cleveland area is a tend to form common well-defined and mix of industrial, urban, semi-urban and relatively straight boundaries at the rural settlement, which gives it a distinct front and rear with living quarters facing character. While the district still retains the green and outbuildings to the side a large rural base most of its and/or rear. Long gardens or burgage settlements, originally rural in character, strips extended from the rear of each have taken on an urban and semi-urban property to a common rear boundary, character under the influence of the 19th often skirted by a path or bridleway. th and 20 century industrialisation of the 3.5 This basic, medieval, settlement layout wider area. Despite remained valid and largely unaltered urbanisation a number of settlements until changes in farming practice were have managed to retain some of their made in the 18th and 19th centuries or, historic form and fabric. Coatham is until urbanisation altered them beyond such a settlement. recognition. In Redcar and Cleveland 3.3 On the basis of surviving visual, the forms and layouts of relatively few archaeological and documentary settlements have managed to survive evidence, it would appear that the older intact to the present day. settlements of the lower Tees Valley 3.6 In the context of the 16 other were mostly founded or re-founded, conservation areas in the Redcar and th from the late 11 century. They were the Cleveland area, Coatham Conservation product of a deliberate policy of re- Area broadly ranks alongside Marske, settlement imposed by powerful and viz.:- Norman landowners and institutions after the ‘devastation of the North’ by  Marske – the centre of an urbanised William of Normandy in 1068-70 when medieval farming, fishing and estate many settlements were obliterated. village, re-developed and expanded During the last days of the year 1069, in the 18th, 19th & 20th centuries in an improvised encampment hurriedly response to changing agricultural constructed on Coatham Marsh briefly and industrial developments. sheltered the last northern body of  Skinningrove - Core of remains of Englishmen making their brave stand medieval farming and fishing against the Norman occupation, during hamlet, redeveloped in the 17th & the ‘Harrying of the North’. The rebels, 18th centuries and engulfed by on hearing of King William’s advancing industrial development after 1850. army, decamped by night and fled into

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 Brotton - centre of medieval village land holding centred on Kirkleatham incrementally re-developed and village 3¼ km (2 miles) inland. The urbanised in the 18th and 19th estate included the settlements of centuries with 19th century Kirkleatham, and East Coatham ‘industrial’ extension. and all of the land stretching from East Coatham to and from the 3.7 These together with Coatham are the West Dyke (Redcar Racecourse) to the best surviving of the urbanised Mains Dyke (the east boundary of the settlements still retaining much of their Wilton Chemical and Technological historic character, their core areas Complex). Thereafter, ownership of the having escaped the worst effects of manor of East Coatham followed the urbanisation. descent of the Kirkleatham Estate. In 1949 the estate was sold to a property The Early History of Coatham investment company and broken up, 3.8 The historic origins and development of individual properties being bought by Coatham have not been thoroughly their tenants or by new researched or investigated. Although no owner/occupiers. archaeological evidence of early 3.11 From the medieval period East settlement has come to light and there Coatham was an important port and are no recorded finds from the salt-making centre with its own annual immediate area, this does not rule out 3-day fair and weekly market11 & 12. As a the likelihood of future discoveries port it did not function in the same way within the historic core. The remains of as a modern port. Despite the an Iron Age farmstead (c.400BC) were treacherous offshore scars of rock and discovered in 2002 at Foxrush Farm, the shifting sandbanks and shallow 2km (1¼ miles) south-west of navigation channels at the mouth of the Coatham8. This confirms that human Tees, ships were beached on the activity was present in the broader area gently-sloping sands, or, were anchored from earliest times, thus raising the offshore, their cargoes being shipped to possibility that evidence could be and from the shore in smaller boats13. concealed beneath the present layout. 3.12 By the late 12th century wealthy local 3.9 The name, originally East Coatham, landowners had granted fishing and suggests Anglo Saxon origins, ‘coat’ or salt-making rights to several Yorkshire ‘cot’ being the Anglo Saxon word for monastic houses, including Fountains, shelter or cottage and ‘ham’ meaning Rievaulx and Gisborough. Salt home or village. The prefix 'East' production took place on the naturally differentiated the settlement from the occurring hillocks in the tidal marshes neighbouring West Coatham9 which no using the evaporation process. Salt- longer exists. workings further to the west, between 3.10 Documentary sources also show little East Coatham and the present evidence of early settlement. Although Steelworks, were served by not specifically referred to in the West Coatham a separate, dispersed Domesday Survey of c.1086 the community14. manorial references therein indicate the 3.13 At some point, probably in the late existence of a well-established Anglo medieval period, the marshland on the Saxon or earlier settlement which, by south side of East Coatham was the early 13th century, was owned by the drained and put to pastoral and arable Brus family of Skelton Castle10. In 1272 uses, thereby extending the hamlet’s it passed to the Thweng family of Kilton diverse range of economic activities. Castle to be absorbed into the Kirkleatham Estate: a much greater

6 3.14 Evidence surviving on the ground is of a outside the settlements. In Coatham the hybrid of the medieval prototype new farmsteads were Marsh House settlement layout described in Farm, Coatham Farm, Lobster Inn Farm paragraph 3.4 above, now known as and Green Farm. High Street West. Historically, it seems always to have been a hamlet 3.17 People moving to the farmsteads consisting of a single row of premises, outside the settlements gave rise to lacking both church and manor house. their depopulation. This give the The orientation of dwellings was no Kirkleatham Estate the opportunity to doubt influenced by the frequently clear away the estate workers cottages hostile marine microclimate requiring in the village of Kirkleatham and turn them to turn their backs to the sea. The the area into a park centred on earliest surviving traditional forms Kirkleatham Hall, for the enjoyment of therefore have single-storey, lean-to the owner and his family. The former outhouses attached to their seaward tenants of Kirkleatham were forcibly side, confirming that they were south relocated to Coatham and Yearby facing. They are described in 1810 as where ‘improvements’ were undertaken 15 follows: “Most of their old white-washed to accommodate them . Some of the houses, have low buildings in their front cottages in High Street West clearly which not only serve for washing, date from this period, but in contrast to baking, the reception of lumber, &c. but the earlier dwellings many face north for two other purposes, preventing the rather than south and lack the lean-to drift sand from penetrating the inner outhouses, referred to above. parts, and as a barricade against the 3.18 Charles Turner also masterminded a 6 keen Northern wind” . short-lived revival of East Coatham’s 3.15 The original settlement layout would role as a port. He constructed a dock to have comprised modest, terraced the south of Marsh Farm and ample cottages, each occupying a toft of land barns for the storage of cereals, timber or burgage strip. The backs of cottages and minerals for export. The dock was would open directly onto a lane on the approached by one of the narrow north side (High Street West) with the creeks or channels opening into the strips extending south down to the back mouth of the Tees. Imports included lane - now Coatham Road. Compared lime, coal and building materials and with settlements of similar vintage, the the trade thrived from the 1770s until th burgage strips were relatively short the early years of the 19 century when owing to the narrowness of the bank Coatham was superseded by ports on 12 and the marsh at its foot. To the north the River Tees . side a protective belt of ‘sand hills’ 3.19 Not all of the ships’ cargos were separated the hamlet from the sea. legitimate. From the late 17th century high duties on imported high value The 18th Century commodities such as lace, silk, tea, 3.16 Between 1623 and 1810 the tobacco and alcoholic beverages, Kirkleatham Estate belonged to the together with Coatham’s remote Turner family. From the late 1750s location, created the conditions in which Charles Turner pioneered smuggling became a highly lucrative improvements in agricultural practices, activity. Tales abound, of secret hiding including improved crop cultivation and places, interconnecting cellars, animal husbandry. This was partly passages and tunnels within and enabled through the consolidation, beneath buildings, serving to conceal restructure and enclosure of their land contraband goods from the ‘Revenue holdings and the development of new Men.’ By the 1840s the establishment of farmsteads located both within and well an effective Coastguard service and the

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nation’s change to a free trade policy stranger, at great expense, comes to brought the more lucrative side of breath.”6 smuggling to an end16. 3.23 The same writer goes on to refer to the 3.20 Following the fashion begun in the “old, white-washed, mud-wall dwellings” North by Scarborough, Charles Turner and the “red tile” used on their roofs, was first to recognise Coatham’s giving vital clues to the character of the potential as a health resort. In the traditional buildings. The “single street” 1760s he provided bathing machines along with many of the dwellings and erected the Lobster Inn and the described here, still survives as High “New Inn”15 & 17 - the latter re-named the Street West, but today it is built up on Waterloo Tavern in 1815 and now both sides. converted to flats18. However, the th settlement’s isolated location caused its 3.24 In the early 19 century, ownership of development as a seaside resort to be the Kirkleatham Estate changed from slow until the middle of the 19th century the Turner family to the Newcomen when the arrival of the railway family in whose hands it remained until connected it to the growing industrial the sale and break-up of the estate in towns and villages along the banks of 1949. Under their tenure the fortunes of the Tees and throughout the Durham Coatham changed, particularly in coalfield. response to the burgeoning industrial development and urbanisation along 3.21 By the end of the 18th century salt the Tees and in East Cleveland. making had ceased and fishing, port activities and the holiday trade were 3.25 From the 1820s the construction of a superseded by agriculture as harbour was contemplated to provide a Coatham’s principal economic activity. safe refuge for shipping. Stone harbour This was enabled through utilisation of walls were to be erected on the offshore extensive tracts of land reclaimed from rock scars off Redcar and Coatham and the saltmarsh. For many hundreds of a canal was proposed to connect the years diverse economic activities harbour to the River Tees at brought wealth to the settlement, yet its Middlesbrough, effectively by-passing size and status remained little changed the river’s lower reaches. The proposal until the middle of the 19th century. was eclipsed in 1846 when the Stockton & Darlington Railway was extended from Middlesbrough to The 19th Century Redcar. The railway provided the 3.22 In 1809 Coatham was described as; means of carrying blast furnace slag “half a street, that is built only on one from Middlesbrough’s ironworks to the side, consists of about seventy houses, mouth of the river for use in the and is four hundred yards long. We then construction the South Gare pass over an open green, in the same Breakwater (completed in 1888) a line, four hundred yards more, which massive engineering feat that brings us to Redcar. Most of the houses successfully narrowed the estuary, have low buildings in their front which improving the river’s navigability. By not only serve for washing, baking, following the high water mark along the the reception of lumber, &c. but for two southern edge of the river estuary, the other purposes, preventing the drift new railway formed a dyke or levy sand from penetrating the inner parts, along the bank of the Tees, taking a first and as a barricade against the keen step towards major reclamation of the Northern winds. To complete this saltmarsh. barricade, they open but one pane in their window, thus they avoid, as an 3.26 As a ‘spin-off’ from their industrial enemy, that sea wind, which the objectives, the railway company had

8 ambitions to develop a genteel seaside closer to the original hamlet, along its resort at Coatham19. They provided old back lane. Here the Kirkleatham promenade rooms with sea views at Estate built terraced town houses on their station and contemplated building the lower parts of the cottagers’ tofts a hotel. However, progress really lay in and created a new back lane between the hands of the landowning the two. Most of these new dwellings Newcomen family of Kirkleatham Hall, were taken up by middle-class but in the ten years after the railway professionals, their families and opened only one short terrace of villas, servants from the industrial towns on the new parish church, and cricket field the Tees. The development quickly had appeared20. spread to land on the opposite side of the road where a ‘gridiron’ pattern of 3.27 In the 1850s London architects Coe & new streets was laid out between 21 Goodwin were commissioned to Coatham Road and the re-routed prepare a plan for a substantial seaside railway line. On the sand dunes north- development on part of Coatham east of the hamlet, a Convalescent Green, now broadly defined by Lobster Home was built in 1861 for “the Road, Newcomen Terrace, West reception of poor and deserving Terrace and Queen Street. It was to persons recovering from sickness, and comprise a double crescent of three- requiring change of air and sea storey, terraced villas and shops with bathing”24. “public rooms, hotel” and an oval public garden22 reflecting the earlier ambitions 3.30 At this time Red Barns, Coatham’s most of the railway company for a “genteel important surviving Victorian building, resort.” Slow to take hold, the proposals appeared on Kirkleatham Street. It was were gradually modified to a layout erected 1868-70 to designs by owing more to Dickenson’s plan for the acclaimed Arts & Crafts architect Philip Marine Parade/‘Jewel Street’ area of Webb for Thomas Hugh Bell, son of Saltburn, than to Coe and Goodwin’s ironmaster Lowthian Bell. A discrete scheme. Its implementation took place and subtly understated house its piecemeal over a period of eighty years. architecture was influenced by the local 18th century vernacular building style 3.28 The cause of this slow rate of using hand-made red brick and clay development was the original route of pantiles. It is now a grade II* listed the railway line. The tracks ran along building. the sand dunes on the north side of Coatham and terminated at the station 3.31 In 1867 the Kirkleatham Estate in Queen Street, close to the present commissioned another development Town Clock23. This had two principal plan, this time from local architect effects. To gain access to the sea Charles J. Adams of Stockton. This was residents and visitors had to use the for smart, semi-detached villas, grand solitary railway bridge at Bridge Road terraces facing the Cricket Field and a (the remains of its clay, seaward Grammar School, all within an area abutment still survive alongside Majuba bounded by Coatham Road, Nelson Road) and the developable land lying Terrace, Kirkleatham Street and Station between the two settlements, was cut in Road25 and clearly intended to merge two. with earlier planned development on Coatham Road. It was clearly designed 3.29 This situation improved in 1861 when as a high-class seaside suburb, the railway was re-routed through the intended to attract Middlesbrough meadows south of the settlement to businessmen and their families. The enable its extension to Saltburn and the formula worked and the scheme East Cleveland Iron Ore field. This enjoyed immediate success with the stimulated residential development

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school, the terraces and most of the and profitability was consequently too villas being built by 1893.26 Sadly, only low to support large-scale the terraces and one villa survive today, developments. other sites having been redeveloped since 1945. 3.37 The economic depression of the inter- war period brought another wave of 3.32 In the old hamlet, a school was erected change for Coatham. Publicly funded and some of the original cottages were employment schemes for the relief of replaced with terraced artisans’ unemployment, enabled Redcar cottages to house ironworkers’ families Borough Council to develop a wide and others attracted to the growing range of construction projects, including town. This development eventually the development of the 'Coatham crossed over the street thus Enclosure.' commencing the creation of a second row of dwellings. 3.38 The vision was to construct a promenade and marine drive with 3.33 The first railway station, located at the appropriate "entertainments and east end of Coatham Green was closer amusements," linking Redcar to Redcar than to Coatham, clearly Esplanade through to the South Gare influencing the functions of the two Breakwater. The plan for the settlements. Redcar became the promenade and drive was abandoned commercial hub and the preferred following opposition from Redcar’s location for shopping, entertainments traders, but the outdoor and indoor and amusements for holiday makers swimming baths and pools and a and day trippers, whereas Coatham boating lake were completed in 1931 provided boarding houses and the with a 'new' Golf Club House following largest hotel, while the older part of in 1935.20 The two open-air pools hit Coatham became a quiet residential difficulties from the outset. They area. Coatham’s principal constantly filled with wind-blown sand entertainments were the golf course, while the climate restricted their use to horse racing and the short-lived Victoria the summer season. After conversion of Pier27. the larger pool to a roller-skating rink in 1951 the sites of both pools were th 3.34 During the 19 century the names of cleared in the 1960s. The indoor pool the two principal streets were changed survived into the 1990s when major and swapped around, with maps structural problems brought about its showing High Street West as Coatham closure. Today only the boating lake Road and both being at different times survives, alongside the group of shed- referred to a ‘Back Lane’. This reflects like buildings comprising Redcar Bowl, an evolving confusion of roles, which, Leisure Centre and ‘Mungle Jungle.’ by the end of the century had settled down to the present names. 3.39 In the old settlement development of the second row of dwellings on the 3.35 Coatham and Redcar having physically north side of High Street West, merged as one town by the end of the continued in a westerly direction in the th 19 century were formally amalgamated form of detached and semi-detached under the auspices of ‘Redcar Urban dwellings more characteristic of a District Council’ in 1899. suburban housing estate. Elsewhere, sites remaining vacant from the end of th The 20 Century the Victorian period of growth were 3.36 In 1911 Redcar with Coatham was the gradually in-filled with residential twelfth fastest growing resort in developments, consolidating the urban . However, visitors were framework we see today. attracted from a relatively small area

10 Summary 3.40 From being a tiny but economically self- sufficient settlement with all of the traditional trades and a busy high street, Coatham mushroomed in the Victorian period to become a substantial suburban settlement. Before 1900 it had physically become as one with neighbouring Redcar and although now a residential area served by Redcar’s town centre, it still retains much of its historic character.

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12 4. CHARACTER APPRAISAL

Introduction 4.7 Terraces or rows are a common characteristic of most historic 4.1 It is the buildings of the conservation settlements. Collectively, they were area, their relationship to the spaces probably intended to enhance the between them and the ways in which enclosure and defence of the street those spaces are used that determine while maximising the useable land on its character. Allied to these the the burgage strips behind by predominant residential land use eliminating front garden spaces. In contributes to its ambience and Coatham the strips were foreshortened sustainability. in the Victorian period by the 4.2 Coatham possesses a townscape of development of dwellings on the back two parts each having its own lane (Coatham Road) but they are still distinctive character, resulting from the an important, tangible and historic settlement’s historic development and reference point, indicative of the expansion. They are the ancient one- settlement’s ancient origins. row settlement, now High Street West 4.8 The gradual replacement of original and the mid-to-late Victorian extension cottages, together with the ‘insertion’ of to the south and east. They are the Victorian school building, respected described as follows:- the historic layout, but the housing development on the opposite side of the High Street West street gradually changed the settlement’s character to a conventional Layout 2-row street. 4.3 The original settlement consists of one side of a single street, now called High Building Form and Character Street West, running between Rocket Terrace and Lobster Road. Its south 4.9 The earlier cottages are of one or two side is lined almost exclusively with storeys and have pitched roofs with rows of terraced cottages with the varied eaves and ridge lines, further occasional larger house and a school, articulated by chimney stacks. Some all built hard against the pavement edge may date back three or more centuries, and each standing at one end of its own their true age being concealed behind burgage plot or garden. later alterations, additions and render and the tell-tale steeply pitched roofs, 4.4 At the west end of the street and on its indicative of the past use of thatch. south side, three cottages (Nos. 156- Many have distinctive, single-storey, 160) and a short terrace of ‘inter-war’ lean-to front wings with roofs that are dwellings, originally omitted from the continuations of the main cottage roof, conservation area in 1988, are now albeit at a slightly different pitch, included (2009). combining to form a ‘catslide.’ Some of the single-storey cottages have been 4.5 Only one historic cottage (No 43) and a raised to 2 storeys in recent times. former inn (Nos. 147/149) are out of step with the single-row layout. They 4.10 Where front wings are missing small are on the opposite side of the street front areas or gardens have been and while they also were originally formed with low boundary walls. excluded from the conservation area, Collectively, the cottages are locally they are now included (2009). distinctive and help make Coatham a special place. Slotted between the 4.6 A second inn, the Lobster, is set well cottages are a school and a small back from the High Street and faces number of larger houses, some rising to south across the old back lane three storeys. (Coatham Road).

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4.11 Most of the dwellings lack the both technically and historically architectural exuberance of other more inappropriate and can conceal attractive prosperous settlements and owe more original facing materials. to the particularly local, vernacular building tradition developed over 4.17 The indigenous dressed sandstone hundreds of years. Window openings blocks, having a diversity of surface are largely of ‘landscape’ format or dressings and hues of orange, brown, square, whereas those in later buildings grey and yellow tones, are found in a tend to be of ‘portrait’ format. Doorways few higher status buildings from no th in the earlier cottages tend to be earlier than the 17 century, e.g. Nos. diminutive, reflecting the raised external 48 & 50 High Street West. The best ground level relative to the lower level examples have now weathered to a inside. mature patina. 4.12 The row of cottages numbered 114 to 4.18 Early imported and locally 124A, being slightly set back from the manufactured orange/red handmade rest of the row, have acquired bricks and clay pantiles also first appear th continuous, narrow front areas edged in buildings dating from the 17 century. with railings or walls. They replaced the indigenous reed thatch as the common roofing material. 4.13 Later terraces of artisans’ dwellings are Grey/blue/black slates brought here of a similar form and scale to their from Wales and Cumbria from the earlier counterparts, although both middle of the 19th century gradually these and the later school building, replaced both thatch and many of the display some weak architectural pantiles. In more recent times man- pretensions reflecting their Victorian made slates and tiles have been used, origins. Here, the windows are but these lack the enduring subtleties of predominantly of ‘portrait’ format with patina and colour to be found in their canted and square bay windows. more natural counterparts. 4.14 The mid-20th century housing on the 4.19 The earliest glazed windows had iron north side of the street introduced a frames and tiny leaded lights, the only completely different dwelling type, being surviving example being at No 48 High detached and semi-detached, in a Street West. From the early 18th whimsical Arts & Crafts architectural century, wooden windows were used. style. They stand in their own garden The two principal types are traditional spaces and have their gable-ends ‘Yorkshire’ horizontally-sliding sashes facing the street. and vertically-sliding sashes. Both come in a variety of forms and patterns, Building Materials many having multiple panes with glazing bars in keeping with the style of 4.15 Historically authentic and visually the building’s architecture. ‘Yorkshire’ harmonious external finishes to sashes would have predominated in the buildings on High Street West, include earlier cottages and vertically-sliding render, indigenous sandstone and brick, sashes in the later developments. with clay pantiles and slate being used Window openings frequently have stone to clad the roofs. A number of buildings lintels, or, arches of stone or brick, still survive that would have been together with stone sills. thatched. These tend to have the steepest roofs. 4.20 The earliest form of door is vertically boarded while those in larger and later 4.16 The earlier cottages would have been buildings tend to be of four or more rendered and painted as a traditional square or rectangular-shaped panels, finish. However, the rendering and sometimes with the upper panels painting of masonry on later buildings is

14 glazed. Doorways frequently have 4.25 The double-fronted, 2-storey house on stone lintels, or, arches of stone or the right-hand corner, stands ‘head- brick, frequently concealed behind later and-shoulders’ above the adjoining rendering or doorcases. There are now cottages and is a visual anchor marking only a few rare survivals of historically the ‘entrance’ to the former settlement. authentic windows and doors. 4.26 The south side of the street is the 4.21 Boundary treatments include brick walls historic core of Coatham. It consists of and ornamental ironwork enclosing the an informal, curiously attractive, few front areas. ‘higgledy-piggledy’ row of wide and narrow-fronted, single and two storey Appearance cottages and houses. Their frontages step forward and back and have rising 4.22 Coatham is approached from the south and falling ridge and eaves lines via Kirkleatham Lane (A1042) which punctuated by chimney stacks carrying terminates at the traffic roundabout on clay pots. The front, single-storey wings Coatham Road. Bridge Road climbs up add further articulation to the row and from the roundabout and passes a row its appearance is enhanced by the of inter-war semi-detached houses polychrome effect of the mixture of (outside the conservation area natural brick, stone, tile and slate boundary), to High Street West. Here building materials and coloured the eye is drawn by the 3-storey, former renders. The form and proportions of New Inn (Nos. 147 & 149). Despite the the earlier cottages gives their degradation of its classic Georgian appearance a horizontal emphasis, detail in the mid-20th century, it is still a contrasting with the verticality of later significant townscape building and a replacements dwellings with their visual anchor in the streetscape, rising square, canted or bowed bay windows above the surrounding properties. To and decorative brickwork at the eaves. the left, beyond a short row of ‘inter- war’ dwellings, is the west end of the 4.27 An historic break in the frontage occurs High Street with three cottages at Church Street with a corresponding surviving from the historic settlement. gap on the north side of the street. To the north the vista is disappointing, 4.23 The gap formed by Majuba Road at the across a children’s playground and west end of the built-up frontage, short stretch of neglected, truncated affords attractive views out of the road lying outside the conservation conservation area across the sand area, to the abandoned site of part of dune landscape to the caravan site, car the golf course, the buildings of park, and the sea, marred only by Coatham Enclosure and the distant unsightly steel palisade and concrete sea. However, this is compensated by post-and-rail fencing and tall, utilitarian, the view south along Church Street to steel lighting columns. the architecturally and aesthetically 4.24 On turning right into High Street West impressive grade II listed Christ Church the view is of a slightly serpentine and on Coatham Road. gently undulating street, the end of 4.28 The properties on the north side of the which is concealed by its meandering street, developed between 1850 and course. The view from the opposite end 1950, fail to reflect the intrinsic of the street is similarly of a gradually character possessed by the historic unfolding vista, the ‘undulating’ core on the opposite side. They have frontages of the cottages on its south also created a strong sense of side, helping to break up the elongated enclosure where none existed before perspective of the street and partially impairing the setting of the historic screen the view to the end. frontage. However, collectively, Nos. 1

Coatham Conservation Area Appraisal 2011 15 Coatham Conservation Area Appraisal 2011

to 95 (lying between the playground 4.32 At one time this area would have had all and Lobster Road) make a positive the characteristics of a busy bustling contribution to the appearance of the High Street, but its eclipse by Redcar area by affording coherence and visual has left it quiet and residential in completeness to the street scene and character. are therefore included in the conservation area. The Victorian Extension: 4.29 Flanking the entrance to Church Street, Layout are two buildings serving as streetscape anchors. They are the 4.33 This area, stretching from the backs of single-storey, mid-Victorian school and properties in High Street West to the The Links, a 2½-storey, late-Victorian, railway line, has a mixture of high and Queen Anne Style house of red low density housing and formal open engineering brick. The school, now space. The domestic terraces of the flats, was recently rendered and re- historic core are perpetuated here, windowed in UPVC, but still retains its though the layout is planned and basic proportions and character. therefore more rigid, reflecting the However, The Links has been altered classic ‘gridiron’ pattern found in many unsympathetically with an unsightly Victorian towns. In following the slightly extension facing Church Street. serpentine course of the former back lane the alignment of the terraces on 4.30 Most of the properties in the historic Coatham Road departs from the core have lost their authentic ‘gridiron’ rigidity. Throughout the area, architectural detail, particularly windows terraces of villas and houses and doors, many replaced in UPVC, predominate, while a smaller number of detracting from the special character of larger, detached villas can be found on the area. This includes two of the four Kirkleatham Street and Blenheim cottages listed as buildings of special Terrace. architectural or historic interest. The remaining two, still retain their 4.33 On Coatham Road and Lobster Road, historically authentic features and the terraces have small, enclosed rear provide important reference points for yards and the fronts are set back from future improvements and enhancement the pavement edge behind small front schemes. gardens or ‘areas’ enclosed by boundary walls with gates and 4.31 The building detracting most from the gatepiers, many of them rebuilt. character of the historic core is the mid- Terraces lying between Coatham Road 20th century, 3-storey, flat-roofed, block and Kirkleatham Street have similar of flats at No 60. Being higher than rear yards but larger, mature front neighbouring buildings it acts as an gardens. As a further variation, the unnecessary and distracting focal point detached villas on Kirkleatham Street in the street drawing attention to its are set in large private gardens and, by disharmonious form, scale and turning their backs to the street to face proportions, contrasting harshly with the the railway, they are shut off from public modest vernacular character of the view behind high brick screen walls. street. A similar but diminutive utilitarian building is to be found in the 4.34 Within the Victorian extension there are bookmaker’s office at the east end of two key areas of open space: the the street. These buildings are included Cricket Ground sandwiched between in the conservation area not for their Trafalgar and Nelson Terraces and the own value, but to achieve a consistent churchyard of Christ Church on and coherent area of buildings. Coatham Road.

16 Building form and character 4.37 Dressed stone is used as a facing material on Christ Church and its 4.35 Dwellings are predominantly of two lychgate while the boundary walls are of storeys with fairly constant eaves and coursed and random rubble, all now ridge lines. A few have attics lit by weathered to a mature patina. rooflights and/or gabled or flat-roofed dormers and roofs are additionally 4.38 Rendered and painted finishes appear punctuated by banded and corniced as period facing materials, e.g. chimney stacks, often tall and carrying Trafalgar Terrace, but have also been rows of clay pots. Unlike the earlier used inappropriately, concealing historic cottages, most Victorian dwellings were finishes. purposefully designed by architects and builders. They consequently possess 4.39 Roofing materials are predominantly the characteristics of the Victorian Grey/blue/black slates brought here Domestic and Arts and Crafts styles from Wales and Cumbria. Recent that include the use of Classical replacements have been carried out architectural details. Windows are using man-made slates and tiles, but largely ‘portrait’ in format, including the these lack the enduring subtleties of frequently featured single and 2-storey patina and colour to be found in their bay windows which may be canted, more natural counterparts and detract square/rectangular or less commonly from the character of the area. bowed in plan, some with embattled Traditional clay pantiles still survive on parapets. Other windows have the two Arts & Crafts style houses. segmental (slightly curved) heads or flat 4.40 Victorian and early 20th century lintels. domestic windows are predominantly wood, vertically sliding sash windows, Building Materials in a variety of forms and patterns, 4.36 The Victorian development is including tripartite arrangements and characterised by the use of facing canted and square bay windows. Mid- bricks sourced from the local area as Victorian sashes tend to have multiple well as further afield. They include a panes with thin glazing bars, while later range of colours and textures, from the ones have a large, single pane of glass local orange/red handmade and in each sash. Window heads have machine-made bricks to creamy white stone lintels or arches of rubbed brick ‘Pease’ bricks and smooth, red while the sills are usually stone. engineering bricks with very tight mortar 4.41 Doors are of two, four or more panels, joints used in buildings of the late sometimes with brick flat arches or Victorian and the Edwardian periods. stone lintels, but more frequently set in The scene is further enriched by the Classical style doorcases or architraves use of stone dressings to window and and with plain overlights or fanlights in door surrounds, bands and panels of keeping with the style of the building. decorative, polychrome, encaustic and glazed tiles and moulded and dogtooth- 4.42 Boundary features include:- patterned eaves courses. A particularly distinctive feature is to be found in  Brick walls and gatepiers, generally Coatham Road (Nos. 114-146) where matching the building facing red and white bricks are used in materials and having stone copings Flemish bond to create a polychrome of various shapes and carved and chequerboard pattern, on a row of shaped pier caps, many now dwellings locally known to as ‘Smallpox painted. Terrace.’  Timber fences.

 Ornamental ironwork.

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 Hedges, frequently behind walls and featureless roofscapes, thus adding fences and of various species, further interest to the townscape though predominantly privet. aesthetic. During the two world wars characteristic 4.47 The terraces are interrupted by the wrought iron railings were removed Victorianised, late 18th century Lobster from the boundary walls of Victorian Hotel. This attractive free-standing properties. Some have been reinstated building of 3-storeys, with flanking 2- using steel and timber of a lesser storey wings, is an important visual quality than the originals. Vase finials anchor on Coatham Road and is a key have been lost from the gatepiers on visual anchor in views from the south Trafalgar Terrace. side of the cricket ground. Its discrete and tasteful signage is however let 4.43 Employment of any one or more of the down by the unfortunate 1950s brick, building materials or components ground-floor, forward extension and its referred to above, when used honestly ill-defined, tarmacadam surfaced and in proper context, can enhance the frontage. character of the conservation area. 4.48 On the west side of The Lobster, the 4.44 Many buildings have lost authentic, end-of terrace property (102 Coatham characteristic features, particularly Road) has an attractive Victorian shop roofing materials, windows and doors, front wrapping around the corner of the the latter two usually being replaced by building. This is the only historic shop UPVC components. Later front in the conservation area, but its unsympathetic alterations and attractiveness is marred by the additions, such as altered and enlarged oversized and visually detrimental window openings, poorly designed advertising hoarding on its gable end. extensions and over-large dormer windows, not only detract from the 4.49 The conservation area terminates at the character of individual buildings but also east end of the domestic terrace spoil the look of the entire area. forming the visual backdrop to the cricket ground. Appearance - Coatham Road – north side Appearance - Coatham Road – 4.45 The north side of Coatham Road is south side lined with 2-storey Victorian and 4.50 On the south side of Coatham Road, at Edwardian terraced houses. As one its west end, the late 20th century progresses along Coatham Road the primary school and 3-storey blocks of convex curve of the terrace gradually flats have no architectural or historic reveals itself giving a strong visual interest and are therefore justifiably emphasis to the bay windows, excluded from the conservation area. boundary walls and gatepiers. The latter are a principal feature of the 4.51 The first building of historic interest on streetscape, some having unusual this side of the road is Christ Church. polychrome brick or rendered panels. Built in the Decorated Gothic style, it is Where boundary walls have been lost set in a large well-used churchyard the street scene is impaired. enclosed by a buttressed stone wall punctuated by a traditional lych-gate. Its 4.46 Projecting bay windows, dormer towering broach spire makes it windows and chimney stacks of all Coatham’s principal landmark building, shapes and sizes, further enrich the being prominent in views within and drama of the street scene and serve to from well outside the conservation area. articulate otherwise flat elevations and The well maintained churchyard, rich in

18 memorials to local family members, 4.54 Nelson Terrace is characterised by its provides an attractive and appropriate formal architectural composition with a setting for the church and an important slightly projecting gabled centre wildlife habitat. complemented by pyramidal roofed octagonal end turrets, all executed in 4.52 The Gables (former Vicarage) on the creamy white ‘Pease’ brick facings and corner of Coatham Road and Blenheim set behind small but attractive garden Terrace is an attractive detached, red spaces. On the opposite side of the brick house in the Arts & Crafts style, cricket ground, the corresponding complementing the distant Red Barns Trafalgar Terrace follows similar design on Kirkleatham Street. Progressing principles but is rendered and painted. east, beyond this point are the returning ends of similar terraced dwellings on Appearance - Kirkleatham Victory, St Vincent and Blenheim Terraces, linking Coatham Road to Street Kirkleatham Street. Their buildings 4.55 At Kirkleatham Street the conservation display the harmonious use of materials area boundary includes Red Barns, and architectural detailing and the Stead Memorial Hospital, two detached street scenes are enriched by houses, Victory, St Vincent and consistent, mature, front garden spaces Blenheim Terraces, The Gables, Christ containing an array of lawns, shrubby Church and its churchyard and a cluster and herbaceous planting including a of low-rise flats. number of mature woodland trees. They serve as an attractive and visually 4.56 It is a characteristic feature of enriching foil to the building frontages Kirkleatham Street that no dwellings and the hard highway environment. face onto the street. On the north side are the ends of the terraced dwellings Appearance - the Cricket of Victory, St Vincent and Blenheim Terraces and on the south side are the Ground backs of larger detached villas, each 4.53 The vista along Coatham Road is set in its own private garden and softened by the occasional mature, oriented to face the railway. The Grade though somewhat stunted, broadleaved II* listed Red Barns is the most tree, drawing the eye to the cricket impressive of the villas and the only one ground, the largest open space in the with its front door opening onto the conservation area. This archetypical street. A large and rambling house, it is green space is of key townscape built hard against the pavement edge importance within and beyond the and presents a welcome contrast in conservation area and serves to satisfy building style by reflecting the local the needs of the local community for Georgian farmhouse vernacular in social and sporting activities. It is exuberant form. A ‘blue plaque’ on one enclosed by a high privet hedge which of the gable ends, commemorates the itself is contained by characteristic life of Red Barns’ most famous resident, metal railings with ornate cast iron Gertrude Lowthian Bell: Scholar, gatepiers at the gated entrance, dating traveller, administrator and peace from 1900. The cricket ground is maker. A friend of the Arabs. Red Barns flanked on two opposing sides by the is now subdivided as a private elegant, formal, mid-Victorian, Trafalgar residence and hotel. and Nelson Terraces. To the north side the Victorianised Lobster Inn rises 4.57 Views along Kirkleatham Street are above the domestic terraces on enhanced by the small number of Coatham Road, while its south side is mature woodland trees and hedges in bounded by a public car park alongside gardens and the churchyard and by the the railway. strong sense of enclosure created by

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the boundary walls to properties, Back Lanes particularly the higher walls on the 4.62 The terraces and rows of properties south side of the street. throughout the conservation area are 4.58 Throughout the Victorian extension, a served by a network of back lanes. number of properties have been altered These are lined with an untidy but and/or extended in ways that are characteristic assortment of high detrimental to the character both of the boundary walls, garages, sheds, the buildings themselves and the gable ends of rear wings and conservation area. They include the extensions and timber telegraph poles former School House, Nos. 112, 166, with their ‘umbrellas’ of wires. These 168, 152 and 156 Coatham Road, 10 sub-environments, though not Victory Terrace, and the villas now conventionally attractive, have their own comprising Stead Memorial Hospital. dishevelled but distinctive character.

4.59 In contrast to many similar residential Street Furniture areas, very few front garden spaces or their enclosing walls have been 4.63 Coatham lacks the clutter of street sacrificed to the creation of car parking furniture found in many other spaces. Thus the integrity and conservation areas. However, most ambience of the frontages of properties furnishings are lacking in design and in the Victorian extension have been aesthetic appeal and consequently preserved. detract from the special character and appearance of the conservation area. Common Characteristics One of the most negative visual aspects is the consistent use of drab grey paint 4.60 A number of townscape and for virtually all of the steel lighting streetscape characteristics are common columns and traffic signs. to Coatham’s historic core and its Victorian extension. They are described 4.64 The apparatus of statutory undertakers’ in the following paragraphs. pole-mounted service wires is less visually intrusive than the steel The Highway Infrastructure distribution cabinets. These are particular eyesores, largely owing to 4.61 For the most part road surfaces, their large size and ill considered and footpaths and other hard surfaced inconvenient locations, creating a sense areas have tarmacadam or concrete of visual clutter and a hindrance to the finishes which are serviceable, but maintenance and repair of buildings contribute little to the character of the and other structures; e.g. Victory conservation area, especially where Terrace and Church Street. they are in need of repair. Traditional historic surfaces such as Yorkstone 4.65 On a more positive note, close to the flags, locally sourced cobbles and south-east corner of the churchyard, on whinstone setts have completely Kirkleatham Street and just within the disappeared. The only historically conservation area boundary, is a authentic survivals are the attractive curious and rare reminder of Victorian and highly durable, multi-blue-toned sanitary engineering. It is an attractive, scoria blocks of various patterns that corniced and fluted plinth of a cast iron surface the two back lanes linking stench pipe. Although rusting and Coatham Road and Kirkleatham Street, neglected it deserves to be cleaned and as well as the rear yard of the Lobster painted. Hotel and forming the centre channel in the back lane between Bridge Road and Church Street.

20 Trees 4.66 Coatham’s few mature trees are restricted to the Victorian extension, their growth stunted owing to the marine environment and industrial pollution. Although many are coming to the ends of their lives there is little evidence of new or recent planting to succeed them. 4.67 The relatively small number of existing trees in the conservation area makes them all the more precious and important to its special character, yet none are protected by Tree Preservation Orders. The only recourse for their protection is the statutory requirement for 6 weeks notice to be given to the local planning authority for works to trees. If the loss of a tree is to be prevented, then a Tree Preservation Order should be made.

Summary of character 4.68 To summarize, the key features of the character of Coatham Conservation Area, are derived from the way in which its historic development and its relationship to its physical setting are still visually identifiable in the present built fabric and layout. Its essential architectural, historic and environmental interest is defined by the higgledy- piggledy, medieval row of one-to-three storey terraced cottages forming the south side of High Street West, together with the planned layout of suburban Victorian terraces and detached villas, enhanced by Christ Church in its churchyard setting and the cricket ground flanked by formal domestic terraces. These two distinctive areas successfully conjoin to form a visually coherent whole. Despite erosion of original architectural features, the earlier buildings in Coatham do still make a valid contribution to its character in terms of its historic settlement form and layout.

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22 5. Opportunities for Improvement

5.1 A number of negative elements in the influenced by market forces dictated by conservation area are identified in the the relative desirability of Coatham as a Character Appraisal above. This section place in which to live. The identification summarizes such features and of realistic opportunities that might lead suggests possible remedial actions and to the revitalization of such properties opportunities for improvement in the should be addressed in the context of a following paragraphs. Conservation Area Management Plan.

Changes to the historic built Frontages infrastructure 5.5 Although very few front garden spaces 5.2 The erosion of authentic architectural and their enclosing walls have been and historic features of buildings, sacrificed to the creation of car parking particularly windows and doors, the spaces the risk of such loss is ever addition of unsympathetic extensions, imminent. The practicality of using and the introduction of modern man- Article 4 Directions as a tool to manage made building materials lacking the this risk should be considered in the enduring qualities of their traditional context of a Conservation Area counterparts are all particularly Management Plan. damaging. They detract from the 5.6 The ill-defined tarmacadam surfaced historic integrity of the individual frontage of the Lobster Hotel does a buildings and collectively undermine the disservice to this otherwise attractive special character and appearance of building. The owners/occupiers should the entire area. Much of this change is be encouraged to improve its due to the absence of Article 4 appearance by resurfacing and re- Directions. enclosing the frontage using materials 5.3 Such directions withdraw certain in harmony with the age and character permitted development rights for of the hotel. domestic and commercial properties so that planning permission is required for Advertisements relatively minor building alterations 5.7 The display of advertisements is not a including the replacement of windows, major issue in the conservation area, doors and minor extensions. While except at 102 Coatham Road where the these additional controls could not be attractiveness of this building is marred used to re-reinstate lost features, it by the advertising hoarding on its gable would be possible to ensure future end. The use of powers under the changes are more in keeping with the provisions of the Advertisement special character of the buildings Regulations should be investigated as a themselves as well as the conservation means of securing the removal of the area. However the appropriateness of hoarding. making such directions will require further detailed consideration in the context of a Conservation Area Archaeology Management Plan. 5.8 It is possible that historic building analysis of the older buildings in High Neglect and disuse of Street West may reveal structural buildings and land elements from earlier periods than their external appearance might suggest - 5.4 The relatively few neglected and possibly even medieval. It is therefore disused buildings in Coatham are to be very important to pursue at every found on Coatham Road and High opportunity the measures provided Street West. Such properties tend to be under the Planning Acts, other in multiple occupation. The problem is

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legislation and advice, to investigate, Trees record and wherever appropriate 5.12 Coatham’s few mature trees are not conserve, authentic historic external protected by Tree Preservation Orders and internal fabric of buildings. and have not been reinforced by new planting. The existing stock of trees is Highway Infrastructure & Street therefore at risk. It would therefore be Furniture appropriate to undertake a survey of 5.9 The inheritance of basic utilitarian street trees in the conservation area in order furniture and conventional hard to determine practical measures surfacing materials presents an required to achieve their protection and opportunity for future improvements to to ensure their future replacement. This better serve the character and is a matter to be addressed in the appearance of the conservation area by context of a Conservation Area improving its streetscape. Adoption of a Management Plan. coherent and rational approach to highway design and management would be beneficial, but as a first step, consideration should be given to improving the choice of paint colour for lighting columns and traffic signs. Continuing efforts are also needed to reduce the number of traffic signs and to consolidate signs onto single rather than multiple poles, tasks to be addressed in co-operation with the Council’s Highways function. 5.10 The rare and potentially attractive remains of the cast iron stench pipe on Kirkleatham Street deserves to be de- rusted and painted. Northumbrian Water Limited should be requested to undertake this work.

Setting 5.11 The setting of the conservation area, including views out, is impaired by unsightly and/or neglected land and structures. They include the following:-

 The unsightly fencing on Majuba Road.

 The view to the north from Church Street. These matters should be addressed in the context of a Conservation Area Management Plan.

24 6. Conservation Area Boundary

6.1 The conservation area boundary was Nos. 149 & 149b High Street found to be for the most part coherent, West cohesive and consistent with both the historic core of Coatham and the best 6.4 Just outside the former conservation surviving parts of its Victorian area boundary, on the corner of Majuba extension, with only a few oversights. Road and High Street West, stands the Since its designation in 1988, values 3-storey, ‘U’-plan, former New Inn, a have changed, local knowledge has building of particular historic value expanded and buildings and areas then referred to in paragraph 3.20 above. It regarded as being of minor or even no is a significant townscape building and significance are now seen as having a a visual anchor in the street scene and greater importance. In the Kirkleatham in the approach to the conservation Street area the boundary meandered area from Kirkleatham Lane. Although around blocks of properties making it it’s Georgian, proportions and difficult to comprehend. This appraisal appearance were impaired when the therefore reviewed the conservation brickwork was rendered and the area boundary and recommended windows renewed, these changes are modifications to improve its coherence cosmetic and reversible and sensitive through consolidation while including a improvements would significantly number of buildings and areas enhance the building’s appearance. previously excluded. This building has therefore been included in the conservation area. North side of High Street West Nos. 148-160 High Street West 6.2 Although the settlement’s historic core is largely restricted to the south side of 6.5 At the west end of High Street West, High Street, there are a few exceptions, three historic cottages (Nos.156-160) one being a single cottage, No 43, on are separated from the rest of the the north side, referred to in paragraph historic core by a short terrace of 4.5 above. As few of its original external architecturally undistinguished ‘inter- characteristics had survived war’ dwellings (Nos. 148-154). They modernisation, the cottage had been were probably overlooked when the excluded from the conservation area. conservation area was designated in 1988. Similar situations exist in the 6.3 The Victorian terraced cottages on the historic core, where groups of historic north side of High Street West, between cottages are separated by later infill the playground and Lobster Road (Nos. developments. Furthermore, both 1 to 95 odd numbers) are of little groups of buildings stand in close significance in architectural terms and proximity to the former New Inn (Nos. had been excluded from the 149-149b) and provide its immediate conservation area. However, setting. Nos. 148 to 160 High Street collectively they make a positive West have therefore been included in contribution to the appearance of the the conservation area. area by affording coherence and visual completeness to the street scene. Nos. 74 to 94 Coatham Road These properties together with the 6.6 East of the Lobster Road junction the much older cottage at No 43 have terraced dwellings continue in similar therefore been included in the fashion towards the town centre. conservation area. However, those fronting the Cricket Ground were excluded from the conservation area. This terrace is no more altered or despoiled than many others on Coatham Road and makes a

Coatham Conservation Area Appraisal 2011 25 Coatham Conservation Area Appraisal 2011

positive contribution to the character of hospital. They are attractive, detached, the conservation area by completing the Edwardian villas built in contrasting but strong physical and visual sense of harmonious domestic styles and enclosure on the north side of the together they make a positive cricket ground. It is therefore included in contribution to the character of the the conservation area. conservation area and its setting even though they are excluded from its Kirkleatham Street boundary. They and their high brick boundary walls present an attractive 6.7 Here, the former meandering boundary visual backdrop to the churchyard on undermined the cohesion and the opposite side of the street and coherence of the conservation area. contribute to the strong sense of Stead Memorial Hospital together with enclosure. two detached villas on the south side of the street had formerly been excluded 6.11 On the corner of Blenheim Terrace and from the conservation area together contrasting strongly with the with Blenheim Mews on the north side. predominant character of older buildings in the conservation area, 6.8 The hospital was converted from a row Blenheim Mews is a cluster of late 20th- of three fairly commonplace, but century, 2-storey brick-built flats. The substantial, late Victorian, detached sole redeeming feature of this villas. Over the years they have development is the high, Victorian, acquired a haphazard collection of ‘Pease’ brick boundary wall that still brutally functional and aesthetically wraps around the site, serving as an disharmonious linking structures and attractive visual foil to the flats while extensions, seriously impairing both contributing to the sense of enclosure front and rear elevations. Their on Blenheim Terrace and Kirkleatham appearance is relieved only by the Street. The property lies between occasional tree in the grounds and the Blenheim Terrace and the churchyard high screening walls fronting and its exclusion from the conservation Kirkleatham Street, serving as a foil to area consequently interrupted its the visual chaos beyond while cohesion. Any future changes to the contributing beneficially to the strong buildings on this site will clearly impact sense of enclosure in the streetscape. upon the settings of the conservation 6.9 The hospital is likely to be vacated in area and of the grade II listed Christ the near future when the redevelopment Church. of the whole site will be considered. Any 6.12 Further west and aligned at right angles significant change on this site will to the south side of Kirkleatham Street, clearly have a direct impact upon the are three short culs-de-sac of pleasant area’s character and appearance and but undistinguished, semi-detached upon the setting of the adjacent Grade suburban dwellings erected in the II* listed Red Barns. It is therefore 1930s and 50s. On the north side are important that the opportunity is the primary school, playing field and grasped to ensure the redevelopment flats referred to under paragraph 4.48 enhances rather than detracts from the above. These areas are outside the character of the conservation area, by core of Coatham’s Victorian extension emulating and reinforcing the principles and have a significantly different of the area’s Victorian layout as well as character from that of the conservation the scale, form, proportion and area. potentially the design of its buildings. 6.13 It was therefore considered appropriate 6.10 Cartrefle and Newlands occupy to extend the conservation area adjoining sites to the west of the boundary which now includes Stead

26 Memorial Hospital, Cartrefle, Newlands and Blenheim Mews, but omits the arealying to the west of Newlands and the churchyard.

Coatham Conservation Area Appraisal 2011 27 Coatham Conservation Area Appraisal 2011

28 7. CONCLUSIONS

7.1 Though now part of the town of Redcar, frontage using materials in harmony many of Coatham’s defining with the age and character of the characteristics as a separate historic hotel. settlement still survive. Its architectural,  historic and environmental qualities are The use of powers under the rooted in its historical development from provisions of the Advertisement the medieval period and in its later Regulations should be investigated expansion from around 1850. Much of and where appropriate, used to this is still evident in the built secure the removal of the unsightly environment today. advertising hoarding on the gable end of 102 Coatham Road. 7.2 Coatham Conservation Area embraces  most of the core of the historic The Local Planning Authority should settlement along with its Victorian use its powers under the Planning extension. These two areas have their Acts and other legislation and own distinctive architectural, historic advice at every opportunity, to and environmental character, and they ensure that the historic, external and successfully conjoin to form a coherent internal fabric of buildings in whole. The reasons for its designation Coatham’s historic core, is as a conservation area are just as valid investigated, recorded and wherever today as they were in 1988, perhaps appropriate conserved. more so, and the continued protection  The adoption of a coherent and of its elements is therefore considered rational approach to highway design key to the future survival of its special and management in the context of character. the adopted Urban Design 7.3 When the conservation area was Guidelines, in order to better serve designated it was named Redcar the special character and Conservation Area even though the appearance of the conservation designated area is traditionally and area by improving its streetscape. historically known as Coatham. The As a first step, consideration should conservation area has therefore been be given to improving the choice of re-named Coatham. paint colour for lighting columns and traffic signs, as has been the case 7.4 This appraisal summarises the special for example, in Loftus and characteristics and qualities that justify Guisborough and Saltburn its designation as a conservation area. Conservation Areas. It also raises issues about certain the  negative aspects undermining the Northumbrian Water Limited should special quality of the area and identifies be requested to de-rust and re-paint actions required to tackle them. A the remains of the cast iron stench number of the more complex problems pipe on Kirkleatham Street. require further work to develop practical 7.5 The survey of the conservation area solutions and these should be undertaken in connection with this addressed in the context of a appraisal revealed a numbers of Conservation Area Management Plan. buildings and areas of local Actions to address some of the less architectural and historic interest, problematic issue are recommended as omitted from its boundary, together follows:- withan incoherent boundary in the area  The owners/occupiers of the Lobster around Kirkleatham Street. These Hotel should be encouraged to matters were given full consideration improve its appearance by and the conservation area boundary resurfacing and re-enclosing the was extended by Council resolution on

Coatham Conservation Area Appraisal 2011 29 Coatham Conservation Area Appraisal 2011

22nd January 2009 to include the following: -

 The properties on the north side of High Street West (Nos. 1 to 95 odd numbers) between the playground and Lobster Road.

 The former New Inn at 147 & 149 High Street West.

 The three early cottages (156 to 160) and the short terrace of inter- war dwellings (148 to 154) on the south side of High Street West.

 The Victorian terrace of villas (74 to 94 Coatham Road) facing the Cricket Ground.

 Stead Memorial Hospital on Kirkleatham Street.

 Blenheim Mews, on the corner of Blenheim Terrace and Kirkleatham Street.

 The two villas, Cartrefle and Newlands on Kirkleatham Street. 7.6 The present conservation area boundary is shown on the plan in Appendix 2.

30 REFERENCES

1. Staithes and Hutton Lowcross Conservation Areas fall within the planning jurisdiction of the North York Moors National Park Authority. 2. Notice published in The London Gazette, p. 12559, 9th November 1988. 3. “The 26th List of Buildings of Special Architectural or Historic Interest for the Borough of Langbaurgh (Cleveland)” (Areas of Eston, , Normanby, , Redcar, South Bank and Wilton), Department of the Environment, 29 April 1988. Grade of listing follows address of property, i.e. grades I, II* or II. 4. Planning Policy Guidance Note (PPG) 15: “Planning and the Historic Environment,” HMSO, 1994. 5. English Heritage: • “Development in the Historic Environment,” June 1995. • “Conservation Area Practice,” October 1995. • “Conservation Area Appraisals,” March 1997. • “Guidance on Conservation Area Appraisals,” English Heritage, August 2005. 6. Hutton, William, “A Trip to Coatham,” John Nichols & Son, London, 1810 7. “William the Conqueror and the Rule of the Normans,” Frank Merry Stenton, M.A., Barnes & Noble Inc., New York, 1908. 8. Tees Archaeology Website: http://www.teesarchaeology.com/projects/foxrush/index.html 9. Smith, A.H. 1928. The place names of the North Riding of Yorkshire. English Place Names Society, Vol. 5. C.U.P. p.156. 10. “The Victoria History of the Counties of England: Yorkshire North Riding,” Editor: William Page, 1923, Vol. II, p.376 11. East Coatham’s market was authorized by a Royal Charter granted in 1257, ahead of those for Redcar (1366) and Guisborough (1263). The annual 3-day fair was held on 9th. 10th and 11th August. 12. Pattenden, David W., “The Port of Coatham – 1789 to 1808,” Cleveland & Local History Society Bulletin No 11, December 1970. 13. Pearson, Dr L. P. “Building the North Riding” 14. Unlike East Coatham its western counterpart had its own church or chapel, the location of which has never been established as the settlement disappeared after the demise of saltmaking in the 17th century. 15. Arthur Young, “A Six Months Tour Through the North of England,” published 1770, Volume 1, letter VIII, page 114. 16. Smith, Graham, “Smuggling in Yorkshire 1700-1850,” Countryside Books, 1994 17. T. Jefferys, “Map of the Environs of North Allerton, Yaram, Stokesley, and Gisborough,” Published according to Act of Parliament 25 March 1772. The New Inn, re-named the Waterloo Tavern in 1815, is now Nos. 147 & 149 High Street West. 18. Chart of The Tees from Stockton to the Sea from a recent survey by James Johnston, made by order of the Tees Navigation Company, Feb’y 3rd 1849.

Coatham Conservation Area Appraisal 2011 31 Coatham Conservation Area Appraisal 2011

19. Fawcett, Bill, “A History of North Eastern Railway Architecture” Vol. 2, p. 132 20. Ordnance Survey, First Edition, Six-Inch-to-One-Mile map, 1857. 21. The practice also provided the designs for Christ Church, Coatham Road, in 1854. 22. The Kirkleatham Hall Archive, reference ZK2748, County Record Office, Northallerton: “Plan of part of Coatham Common as laid out for building purposes. Coe & Goodwin architects, London. Litho. Plan and birds-eye view showing a double crescent, etc, adjacent to public rooms and hotel.” 23. The former track-bed of the 1846 railway line, can still be seen along the southern edge of the Cleveland Golf Course, at the backs of Nos. 97 to 159 High Street West. 24. Bulmer's “History and Directory of North Yorkshire” 1890. The home was demolished in 1951. 25. The Kirkleatham Hall Archive, reference ZK 2733-2737, North Yorkshire County Record Office, Northallerton: “1867 June: Bird’s-eye view of plan of villa sites to be leased on the Kirkleatham Estates near Redcar. Charles J. Adams ARIBA, architect, Stockton-on-Tees.” Adams also designed the Coatham Grammar Schools buildings, erected in 1869 and demolished c.1965. 26. Ordnance Survey Six-Inch-to-One-Mile sheet, surveyed 1893, published 1895. 27. Victoria Pier completed 1875, destroyed 1899. 28. Janet Cockroft, “Redcar and Coatham, a history to the end of World War II” edited by Peter Sotheran April 1980, printed and published by A. A. Sotheran Ltd, 14-16 Queen Street, Redcar, Cleveland.

32 BIBLIOGRAPHY & ACKNOWLEDGEMENTS

Local Authority Reports • Redcar & Cleveland Local Development Framework: Core Strategy DPD Submission, May 2006 Policy CS5: Spatial Strategy for Redcar, items z and bb (p.28). • Redcar & Cleveland Local Development Framework: Core Strategy DPD Submission, May 2006 Policy CS25: Built and Historic Environment (p.71).

Legislation & National Policy Guidance • Planning (Listed Buildings & Conservation Areas) Act, 1990. • Planning Policy Guidance Note (PPG) 16: “Archaeology and Planning,” 1990.

General • John Walker Ord, “The History and Antiquities of Cleveland,” 1846. • Reverend John Graves, "History of Cleveland" 1808. • Philo, Phil, “Redcar – A Pictorial History,” Phillimore, 1993. • English Historic Towns Forum, “Conservation Area Management,” June 1998. • Langdale’s “Yorkshire Dictionary”, 1822. • Baine’s “Directory of the County of York” 1823 • T. Whellan & Co., “History and Topography of the City of York and the North Riding of Yorkshire” Vol. I, 1859. • Lyndon F. Cave, “The Smaller English House” Robert Hale, 1981. • H. Batsford & C. Fry, “The English Cottage” Batsford, 1944. • “The Victoria History of the Counties of England: Yorkshire North Riding,” Editor: William Page, 1923, Vol. II, pp.271-383. • Cleveland County Archaeology Section, “The Former Medieval Villages of Redcar and Cleveland: An Archaeological and Planning Assessment,” 1996. • Roberts, B. K., “Village Plans in ,” Agricultural History Review, 22, 1974. • Sheppard, J. A., “Metrological Analysis of Regular Village Plans in Yorkshire,” Agricultural History Review, 22, 1974. • “The Former Medieval Villages of Redcar and Cleveland – an Archaeology and Planning Assessment,” Cleveland County Archaeology Section, 1996. • “The Victoria History of the Counties of England: Yorkshire North Riding,” Editor: William Page, 1923, Vol. II, p.378.

Coatham Conservation Area Appraisal 2011 33 Coatham Conservation Area Appraisal 2011

34 APPENDIX 1: Planning Policies

Local Development Framework Policies (LDF) affecting Coatham Conservation Area 1. The Redcar & Cleveland Local Development Framework, which includes policies in the adopted Core Strategy and Development Policies Development Plan Documents (DPDs), set out several policies relating to this conservation area. Those current at the time of writing are as follows; for an up to date list of extant policies, please visit the Council’s website, www.redcar-cleveland.gov.uk./ldf. 2. Policy CS25 of the Core Strategy indicates that development proposals will be expected to contribute positively to the character of the built and historic environment of the Borough, and that the character of the built and historic environment will be protected, preserved or enhanced. 3. The Spatial Strategy for the Redcar area (Core Strategy policy CS5) indicates that for the location generally, the Council and its partners will aim to safeguard and enhance buildings, sites and areas of heritage and cultural importance. 4. The entire conservation area, which is focussed on the Coatham area of Redcar, is located within the 'Limits to Development'. Policy DP1 of the Development Policies DPD indicates that within the limits, development will generally be acceptable, subject to other development plan policies and designations. 5. General criteria around site selection, sustainable design and the matters that the Council may seek developer contributions for are set out policies DP2, DP3 and DP4 of the Development Policies DPD. Policies DP9 and DP10 set out development control criteria for conservation areas and listed buildings respectively. NB The planning policies referred to above are current at the time of writing; for an up to date list of extant policies, please visit the Council’s website, www.redcar-cleveland.gov.uk./ldf or contact: 01287 612356.

Coatham Conservation Area Appraisal 2011 35 Coatham Conservation Area Appraisal 2011

36 APPENDIX 2: Conservation Area Boundary Plan

NB Plan is available as a more detailed separate download at: http://www.redcarcleveland.gov.uk/conservationareas

Coatham Conservation Area Appraisal 2011 37 This information is available on request in other languages, in Braille, on tape and in Large Print. For further information contact 01642 774774.

this is Redcar & Cleveland

www.redcar-cleveland.gov.uk

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