Appraisal of Architectural & Historic Significance To
APPRAISAL OF ARCHITECTURAL & HISTORIC SIGNIFICANCE TO INFORM PROPOSED REPAIRS AND ALTERATIONS at THE LIDGETT HOUSE TWISTON LANE DOWNHAM CLITHEROE for The Trustees of The Hon. R. C. Assheton’s Settlement
April 2014
Brookside Barn, Downham, Clitheroe, Lancashire, BB7 4BP TELEPHONE: 01200 440650 EMAIL: [email protected] www.marshalpeters.co.uk
Marshal Peters Associates is a trading name of Marshal Peters Associates Ltd. Company Registered in England & Wales Registered No. 5421804. The Lidgett House, Downham Project ref. 2254
LISTING DESCRIPTION
IoE Number: 183339 Location: VICARAGE, TWISTON LANE DOWNHAM, RIBBLE VALLEY, LANCASHIRE Photographer: Mr Roy Finch LRPS Date Photographed: 17 July 2002 Date listed: 13 February 1967 Date of last amendment: 27 April 1984
SD 78 44 DOWNHAM DOWNHAM VILLAGE
13/20 Vicarage (formerly listed as Vicarage, 13.2.1967 Twiston Lane)
GV II
Vicarage, 1830s, possibly by George Webster. Punched sandstone blocks with hipped slate roof. 2 storeys, 3 bays, with cornice and corner pilasters. Windows sashed with glazing bars and plain stone surrounds, those on the ground floor having aprons and cornices. Only the central window on the 1st floor has a cornice. A central single-storey porch has Doric pilasters, each with a narrow plain sinking and a cornice. The inner door has a plain stone surround, and a fanlight below a segmental arch. To the east is a lower wing, with cornice and pilaster. On the ground floor is a modern garage. Above is a sashed window with glazing bars and plain stone surround. Chimneys to the left of the central bay of the main house, and set back behind the ridge to the right. The west wall is of 2 bays and has sashed windows with glazing bars and plain stone surrounds. The south wall has 2 bays with similar windows, and has a central stair window with plain stone surround, semi-circular head with keystone, and glazing bars.
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CONTENTS
1.0 INTRODUCTION ...... 3
1.1 Background...... 3
1.2 Limitations & Assumptions...... 3
2.0 DESCRIPTION & PROPOSALS...... 3
2.1 Tenure...... 3
2.2 Description...... 3
2.3 Proposals...... 4
3.0 UNDERSTANDING SIGNIFICANCE & CHANGE...... 5
4.0 HISTORICAL BACKGROUND ...... 5
4.1 Location & Context...... 5
4.2 History of The Village & The Lidgett House...... 7
4.3 Map Evidence ...... 9
4.4 1992/3 Re-ordering & Conservatory Construction...... 11
5.0 JUSTIFICATION FOR REPLACEMENT OF CONSERVATORY...... 14
6.0 JUSTIFICATION FOR PROPOSED DESIGN...... 15
7.0 CONCLUSION...... 16
8.0 LIMITATIONS REGARDING THE USE OF THIS DOCUMENT...... 17
Bibliography...... 18
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1.0 INTRODUCTION
1.1 Background
1.1.1 This report has been prepared to provide justification for the proposed replacement of the existing timber framed conservatory attached to the south-east corner of The Lidgett House, Downham, Clitheroe. It should be read in conjunction with the application for Listed Building Consent and accompanying drawings numbered 2254:01 & 02. The property is Grade II Listed and is therefore granted statutory protection under the Planning (Listed Buildings and Conservation Areas) Act 1990. The building is understood to have been constructed circa. 1830 as a Parsonage, presumably serving the nearby St. Leonard’s Church and according to (Pevsner, 1969) may possibly have been designed by the architect George Webster.
1.2 Limitations and Assumptions
1.2.1 There was no access to legal information relating to the property, such as Title Deeds, Covenants or any information held by the Estate. The information provided is based upon visual evidence obtained during site inspections and information held by the Lancashire Archives service.
2.0 DESCRIPTION AND PROPOSALS
2.1 Tenure
2.1.1 The property is owned by The Hon. R. C. Assheton’s Settlement and has not been used as a Parsonage for many years. It is currently used solely for domestic purposes.
2.2 Description
2.2.1 The property comprises a large detached two-storey dwelling house, built in a mid- C19 simple neoclassical style. The front elevation comprises three bays with a stone cornice gutter and plain corner pilasters. Window openings have simple stone dressings and are furnished with stone cornicing and apron detailing to the ground floor. Windows are ‘six-over-six’ vertical sliding sash units with slender glazing bars and meeting rails. Only the bottom right window has horns suggesting this is a later alteration with the remainder being of late Georgian style. The front central porch has Doric Pilasters and a flat, lead covered roof.
2.2.2 To the east is a two storey, lower, wing which is likely to be contemporary with the original construction although this wing has been altered internally and externally subsequent to the original construction.
2.2.3 The rear elevation was originally three bays but the significant authorised interventions in 1992/3 included the creation of two new window openings and a rear entrance door at ground floor level, which has had a negative impact on the classical ‘rhythm’ of the façade. Windows are, again, late Georgian ‘six-over-six’ in style with a central large round-headed stair window. It is likely all of the sash windows were replaced as part of the 1992/3 reordering or earlier as they each have sash horns.
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2.2.4 Walls are of solid construction, from coursed sandstone masonry units with a ‘punched’ finish. Openings are furnished with simple plain stone dressings and there is a lead-lined stone cornice gutter to the perimeter. The roofs are of a hipped design covered in slate with lead rolls to the ridge and hips.
2.2.5 There is a single storey, timber-framed, conservatory to the south east (rear) corner built in a classical style incorporating simple Doric style pilasters separating glazed panels, which mimic the proportions of the existing sash windows. The plinth to the conservatory is assumed to be of cavity wall construction, faced in sandstone to mimic the main property. The conservatory formed an integral part of the reordering in 1992/3, which incorporated new windows as previously discussed as well as internal alterations to create a larger kitchen, cloakroom, larder, WC and lift shaft at ground floor level.
2.2.6 There is a further range of single storey outbuildings to the east, providing garage and storage accommodation.
2.3 Proposals
2.3.1 It is proposed that the existing timber-framed conservatory is to be dismantled with a new, contemporary structure erected in its place. The reasons for the replacement are discussed in detail within a later section of this Report. The new structure will be built to the same footprint and on the existing stone plinth, which is to be retained. The eaves and roof line will match exactly those of the original conservatory to prevent any harm to the historic fabric.
2.3.2 Materials for the new structure will be modern, thermally efficient and of high quality. The design will not be a pastiche of the existing conservatory and will not attempt to mimic the existing neoclassical facades. The structure will be built using a light steel frame to form the hipped and flat roof structure and will be clad using slender vertical aluminium powder coated mullions and window frames with good quality, thermally efficient double glazed units. The new construction will mimic the existing only in the verticality of the glazing system mirroring the existing vertical pilasters.
2.3.3 The main inherent defect with the existing conservatory is the glass roof and its close proximity to the original historic fabric immediately adjacent thereto. As a direct consequence there have been ongoing problems of water ingress and extensive condensation since soon after the original construction was completed.
2.3.4 The south elevation of the subject property is extremely exposed, being on an elevated position without any significant ground cover afforded either by buildings or landscape features. The south elevation is classified as being in Exposure Zone 3 (Severe) in British Standard 8104: 1992 Code of Practice for Assessing Exposure of Walls to Wind-Driven Rain and The Building Regulations 2010 Approved Document C – Site Preparation and Resistance to Contaminants and Moisture . Accordingly the conservatory structure which presently exists is exceptionally vulnerable to extreme climatic conditions.
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2.3.5 Subject to the granting of Listed Building Consent, it is the applicant’s intention to provide a traditional robust roof covering following the existing hipped roof form, with a leaded flat roof to the apex and thermal insulation between rafters. As detailed in paragraph 2.3.1 above the eaves height, roof line and pitch of the proposed roof will match exactly those of the existing conservatory so as not to harm the original historic fabric immediately adjacent thereto.
3.0 UNDERSTANDING, SIGNIFICANCE AND CHANGE
3.1 Conservation is generally recognised as involving the management of change. This implies that a degree of change is inevitable if historic buildings are to remain in use. It is the management of this change that needs careful consideration and this is recognised in international as well as national planning and conservation policy: “Conservation may, according to circumstance, include the process of: retention or reintroduction of a use; retention of associations and meanings; maintenance, preservation, restoration, reconstruction, adaptation and interpretation; and will commonly include a combination of more than one of these.” (ICOMOS, 1999)
3.2 Before any conservation, maintenance, alteration or other interventions take place it is vital that decisions should be informed by an understanding of the significance of the asset. This is now enshrined in policy, philosophy and legislation. Policy 3.4 (English Heritage, 2008) states, “Understanding and articulating the values and significance of a place is necessary to inform decisions about its future….” Policy HE6.1 (Great Britain, 2010b) requires applicants to provide a description of the significance of the asset and the description should be commensurate with the importance of the asset.
3.3 Whilst the Lidgett House is clearly an interesting building, both architecturally and historically given its Grade II status, it is not considered to be of national importance. It is, however important locally and specifically to the setting and history of the township of Downham. It is therefore the aim of this Report to provide an opinion of that significance in order to aid conservation decisions, made by statutory authorities, the building owners and their consultants.
4.0 HISTORICAL BACKGROUND
4.1 Location and Context
4.1.1 Downham is a small rural village located approximately 5 kilometres north east of Clitheroe in a vale adjacent to the northern slope of Pendle Hill. It is recognised for its group value as a rural village and has been designated a Conservation Area. It is located within the Forest of Bowland Area of Outstanding Natural Beauty.
4.1.2 The village has been in the ownership of one family for over 400 years. Its current form reflects the settlement’s agricultural origins and a single landowner’s control of development. The landowner, in successive generations, carried out limited building programmes in the 19 th and early 20 th centuries and, by sensitive management, has preserved and enhanced the village’s historic character and appearance.1
1 Downham Conservation Area Appraisal, Ribble Valley Borough Council, The Conservation Studio, 2005 Page 5 of 18
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Map 1: Location Plans (Ordnance Survey)
Map 2: Downham Village & The Lidgett House (Ordnance Survey)
4.1.3 The village occupies an area from Downham beck to the south, rising up to a northern limestone ridge, which is the site of a Roman Road. The core of the village is set around a crossroads at the junction of Twiston Lane (east), Chatburn Lane (west) and Main Street (south) and is at an elevated position with views to the south. The Lidgett House is located on Twiston Lane to the east of the main village where St Leonard’s Church, a public house (the Assheton Arms), the village school and the Post Office are all located.
4.1.4 According to Victoria County History (Farrer & Brownbill, 1911) “Cromwell’s men were quartered at Downham in 1648 on their way to the Battle of Preston” and there was a case of ‘Demonical Possession’ reported in 1694. The Assheton family have been custodians of Downham village since 1558 when Ralph Assheton purchased the Estate from Ralph Greenacres (Farrer & Brownbill, 1911). The Assheton family still reside in Downham Hall with the current Lord Clitheroe living at The Lidgett House to which this application relates.
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4.2 History of the Village and The Lidgett House
4.2.1 Information relating to the property is sparse. According to the Listing description (IoE No. 183339) it was constructed circa 1830, ‘possibly’ by the architect George Webster. However there are no records of the building in Lancashire County Archives or in the church faculty records around this time. It is mentioned briefly by (Pevsner, 1969) as one of the buildings to note in the village and he also suggests a possible link to the architect Webster but only on ‘stylistic’ grounds’ implying there is no evidence of this. Pevsner limits his description to, “…a plain four-square classical house with a porch with Doric pilasters.” (Pevsner, 1969)
4.2.2 George Webster (1797-1864) was an early Victorian architect practising in Kendal, Westmoreland who specialised in classical public and domestic buildings as well as Gothic churches. He is remembered mostly for his revived Jacobean style and designed large country houses such as at Underley in Kirkby Lonsdale as well as being Mayor of Kendal 1829-30.
Image 1: Underley Hall by George Webster (Architecture, 2009)
Other commissions by Webster include: Netherside Hall, Threshfield, Yorks., 1822 Mozergh House, Selsield, 1835 Whelprigg, Barbon, Westmorland, 1854 Grimes Hill, Westmorland, 1836 Aireville, Skipton, Yorks., 1836 Merlwood, Grange-over-Sands, 1853 Downham Hall (main front), 1835
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4.2.3 The Tithe map for Downham (1850) is sparse in detail with only St. Leonard’s church and the Assheton Arms (previously the George & Dragon) recorded. The register records a total of “2,300 acres of which 100 are arable; 1,903 acres ‘rood’?; 13 perches as meadow or pasture; 85 acres of woodland; 311 acres and 27 perches and public highway, mills, dams, rivers or waste.” The landowners at the time are recorded as being: William Assheton William Shaw Sarah Stott Thomas Whipp The Churchwardens James Brogden Mary Worswick
Map 3: Tithe Plan of Downham, 1850 (Lancashire Archives Service)
4.2.4 Church records and faculties were examined at Lancashire archives, however no evidence of the construction of the vicarage was found. Consequently there remains no evidence as to the actual date of construction.
4.2.5 The property was built originally as a parsonage as is shown on the 1847 Ordnance Survey map held at Lancashire Archives.
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Map 4: 1847 County Map, Downham (Lancashire Archives Service)
4.2.6 It is unknown when the property ceased being used as a vicarage. The property is shown as a vicarage (or parsonage) in all plans up to 1977. The current Ordnance Survey map refers to the property as The Lidgett House.
4.3 Map Evidence
Photograph of 1886 Ordnance Survey map, 25”/1 mile. Courtesy, Lancaster County archives, Preston. Detached outbuildings to east, property known as Vicarage.
1890 County Series, 1st Edition, 1:10560. No changes evident. (Ordnance Survey)
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1914 County Series, 1:10560, 2nd revision. No apparent changes. (Ordnance Survey)
1930 County Series, 1:10560, 3rd revision. No apparent changes. (Ordnance Survey)
1955 National Grid, 1:10560. No apparent changes. (Ordnance Survey)
1977 National Grid, 1:1000. Alterations noted to east wing. Garage installed and wing extended to the north. The small north extension was removed during the 1992/3 re- ordering of the property however the current OS Plan does not reflect this. (Ordnance Survey).
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4.4 1992/3 Re-ordering and Conservatory Construction
4.4.1 In 1991 an application was made to Ribble Valley Borough Council to ‘undertake alterations involving additional windows, removal of concrete roofed garage extension, addition of conservatory and terrace, revised curtilage’. Application 3/1991/0777. The application was approved with conditions on 3rd March 1992. The adaptations were designed by Sunderland Peacock & Associates of Clitheroe.
4.4.2 The internal alterations involved removal of the garage extension to the front of the east wing allowing the garage area to be used for domestic purposes with a new garage formed in the courtyard. The kitchen was enlarged and provided with a linking door to the new conservatory. Other works involved internal reordering at ground and first floor level which necessitated the insertion of two new window openings and a new door opening to the rear elevation (see images 4 & 5).
Image 2: Existing Front Elevation (1991 Drawing by Sunderland Peacock & Associates)
Image 3: Proposed Front Elevation (1991 Drawing by Sunderland Peacock & Associates)
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Image 4: Existing Rear Elevation (1991 Drawing by Sunderland Peacock & Associates)
Image 5: Proposed Rear Elevation (1991 Drawing by Sunderland Peacock & Associates)
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4.4.3 As previously discussed, the rhythm of the rear elevation was adversely affected as part of the 1990’s re-ordering, however there was improvement in the removal of various earlier drainage pipes.
4.4.4 The conservatory was constructed to provide additional living accommodation at the time as well as extending the kitchen/dining area taking advantage of the elevated views to the south. The adaptations generally resulted in loss of historic fabric and changes to the layout, primarily to the south east, south elevation and east wing.
Image 6: Existing rear elevation
4.4.5 The design of the conservatory is classical in its form and detailing with a symmetrical frontage and plain Doric timber pilasters between Georgian glazed panels (see image 6). The glazed panels are divided by slender glazing bars in a Georgian style to mimic the proportions of the original sash windows. Glazing to the elevations and roof is modern double glazing and the flat section of roof is finished in lead. The plinth is constructed from coursed sandstone blocks – again to mimic the existing façade.
4.4.6 When viewed from the south, the glazed roof of the conservatory stands out against the understated historic façade immediately adjacent (see image 6). This is primarily due to the double-register of two panes of glass on each of the sloping roof lines. It is our considered opinion that the machine finish of modern double glazing on the conservatory roof is conspicuous, incongruous and visually intrusive.
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5.0 JUSTIFICATION FOR REPLACEMENT OF CONSERVATORY
5.1 Since construction, the existing conservatory has suffered from inherent defects. The lead flat roof and glazed roof panels leak during wet weather and melting snow. The double glazing is of inferior quality as is the compound into which the glazed units have been bedded. Many units have failed (see image 7) and the internal façade and roof suffers from significant condensation with water regularly running down the internal face of the glazing and roof.
Image 7: Internal view of conservatory illustrating failed double glazed units
5.2 When first constructed the double glazed roof units were installed a mere 25mm away from the perimeter lead flashings, thus resulting in frequent blockages from leaves (see image 8). The consequential water ingress was significant as this manifested adjacent to original historic fabric.
5.3 Despite the installation of roof blinds, heat gain from the glass roof has proved to be substantial – primarily due to the large area of roof glazing being south facing. As a consequence, the room has proved to be virtually unusable during summer months and the thermal properties are minimal, resulting in excessive levels of heating if the room is to be used in winter time.
5.4 The timber used in the original construction is, again, of inferior quality and many of the cills and frame bases are now rotten and require replacement. This will lead to an increased maintenance and repair liability which is unsustainable.
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Image 8: Roof glazing adjacent to perimeter lead flashing
5.5 The applicant considers the room to be virtually unusable in its current condition. The capital cost of refurbishment, redecoration, replacement of glazing and roof/frame repairs warrant full replacement of the vertical glazed sections and roof.
6.0 JUSTIFICATION FOR PROPOSED DESIGN
6.1 The archival and historic research has not found any evidence suggesting that the Lidgett House is any more significant than that already deemed by its Grade II Listing. It is a good example of a late Georgian/early Victorian vicarage possibly – although not conclusively - designed by a recognised regional architect of the time.
6.2 Any Grade II Listed building is clearly significant, however Grade II Listed buildings make up 94% of the nation’s Listed buildings (416,000 buildings according to PPG15). Whilst all Listed buildings are significant (English Heritage, 2008) make reference to differing ‘degrees’ of significance and (Great Britain, 2010b) makes reference to historic research being proportionate to the importance of the building.
6.3 It is our considered opinion that The Lidgett House is of good quality and forms an integral part of the historic rural village setting of Downham. Whilst it is accepted that the historic fabric should be retained and respected wherever possible, the age of the conservatory and its very recent construction do not warrant the same protection as the original property. Whilst the conservatory forms a part of the building’s recent history, there has not been sufficient time for its value to be recognised as an integral part of the building. “These values tend to grow in strength and complexity over time…” (English Heritage, 2008). Furthermore, English Heritage would not normally afford any protection to historic buildings of less than thirty years of age unless of an exemplary design.
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6.4 There was clearly significant loss of historic fabric and alteration of the original plan form during the 1992/3 interventions. The design was of good quality and of sound conservation philosophy at that time and was consequently granted Listed Building Consent. However, conservation and design philosophy has developed since this period. It is very much at the heart of present day conservation philosophy that repairs and alterations should be honest and should be readable for future generations. (English Heritage, 2008, p. 45) discuss the desire to retain authenticity and that deliberate changes should have integrity and be distinguishable from the existing.
6.5 Whilst the existing conservatory could be considered as being appropriate, it is our considered opinion that it mimics the existing building far too closely and consequently stands very visible and pronounced against its older and more understated neighbour. This is primarily due to the glazed roof discussed in para. 4.4.6. The design as now proposed will be more honest and less intrusive. By introducing a traditional roof the new structure will be less visually apparent than the existing and will therefore contribute to revealing the significance of the main house.
6.6 The proposed design will recognise the conservation principle of minimal intervention by following the plan and elevation form of the existing conservatory with no loss whatsoever of historic fabric. The proposed design will be contemporary. Materials will be modern, using a steel frame to support the roof structure with regular black or ‘gun metal’ grey slender vertical aluminium powder coated glazing bars, mimicking the current design but being very subtle. The proposed roof will be covered in lead with a slightly oversailing eaves detail incorporated, again subtly referencing the existing. The existing stone plinth will be retained and the design will re-use previous fixings into masonry thus preventing any loss of historic fabric. No additional internal alterations are proposed.
6.7 The installation of high performance double glazing to vertical areas, in conjunction with an insulated roof, will contribute to the reduction in CO2 emissions which is in line with Policy HE 1, PPS 5: “Local planning authorities should identify opportunities to mitigate, and adapt to, the effects of climate change when devising policies and making decisions relating to heritage assets by seeking the reuse and, where appropriate, the modification of heritage assets so as to reduce carbon emissions and secure sustainable development.” (Great Britain, 2010)
7.0 CONCLUSION
7.1 The original design for the conservatory and associated works were granted Listed Building Consent and, as such, can be deemed as appropriate at that time. Since construction of the conservatory, a number of major components have either failed, not performed as intended or have proved thermally inefficient resulting in the room being virtually unusable and unsustainable.
7.2 It is our considered opinion that the failings as before described warrant a full and complete replacement of the conservatory vertical glazing and roof, whilst retaining the existing plinth insitu. This will not lead to any loss whatsoever of historic fabric to the existing Grade II Listed Lidgett House and provides an opportunity to explore design options for the new structure.
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7.3 The proposed design will have more integrity, will be fully reversible and will be contemporary. It will be built on exactly the same footprint and to the same elevation and roof dimensions as the existing to minimise impact to the historic setting. It will not in any way attempt to mimic an earlier style but will subtly reference minor detailing such as vertical pilasters, oversailing eaves and roof covering. Such a design approach is integral to conservation policy where new buildings are built alongside old.
7.4 The proposed structure will be more sustainable, with high performance double glazing and a fully insulated roof to present day Building Regulation standards. It will therefore become a ‘usable’ room with no condensation, minimal heating requirement and reduced solar glare thus ensuring its sustainability in the future.
7.5 (Great Britain, 2010b, p. para. 79) list potential benefits that could weigh in favour of a proposal which are reproduced below. It is our considered opinion that the proposed works meet these criteria to varying degrees and will contribute to the long- term sustainability of the building, namely: It sustains or enhances the significance of a heritage asset and the contribution of its setting. It reduces or removes risks to a heritage asset. It secures the optimum viable use of a heritage asset in support of its long term conservation. It is an appropriate design for its context and makes a positive contribution to the appearance, character, quality and local distinctiveness of the historic environment. It better reveals the significance of a heritage asset. Derived from (Great Britain, 2010b)
8.0 LIMITATIONS REGARDING THE USE OF THIS DOCUMENT
8.1 This Report shall be for the use of Ribble Valley Borough Council, their consultees and the Trustees of The Hon. R.C. Assheton’s Settlement for whom it has been prepared and may not be reproduced in whole or in part or relied upon by third parties for any use whatsoever without the express written consent of Marshal Peters Associates.
Marshal Peters Associates Chartered Surveyors & Historic Building Consultants Brookside Barn Downham Clitheroe BB7 4BP
Telephone 01200 440650 www.marshalpeters.co.uk
June 2014
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Bibliography
Architecture, C. (2009). BDP at Underley Hall 1966 . Retrieved January 25, 2012, from Continuity in Architecture: http://www.msa.mmu.ac.uk/continuity/index.php/2009/05/06/bdp- at-underley-hall-1964/
English Heritage. (2008). Conservation Principles, Policies and Guidance . London: English Heritage.
Farrer, W., & Brownbill, J. (1911). 'Townships: Twiston', A History of the County of Lancaster: Volume 6 (1911) , pp. 558-560. URL: http://www.british- history.ac.uk/report.aspx?compid=53177 Date accessed: 29 February 2012.
Great Britain. (2010). Planning Policy Statement 5: Planning for the Historic Environment . London: HM Stationary Office.
Great Britain. (2010b). PPS 5: Historic Environment Planning Practice Guide. The Stationary Office.
ICOMOS. (1966). The Venice Charter, article 5.
ICOMOS. (1999). The Burra Charter.
Pevsner, N. (1969). North Lancashire . Harmondsworth: Penguin.
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