West Lodge Newstead Abbey Nottinghamshire
Proposed addition of glazed link between Existing Lodge and Existing Outbuilding
Design & Access Statement incorporating Heritage Significance Assessment & Heritage Impact Assessment
January 2021 2 http://www.guytaylorassociate.co.uk Contents
1. Introduction & Methodology 2. Planning Policy Context 3. Historic Site Development 4. Significant People and Places 4. Heritage Significance Assessment 5. Conclusion
http://www.guytaylorassoicates.co.uk 3 1. Introduction & Methodology
1.1 Introduction - Historic Environment Record (HER) Guy Taylor Associates (Architects and Heritage consultants) have been - Historic Environment Information for Newstead Abbeyl, from commissioned by our client to undertake a Significance Assessment, Nottinghamshire County Council Archaeology Department. in respect of a proposal for the conversion of West Lodge, formerly associated with Newstead Abbey, Nottinghamshire. 1.3 Assessment Process Any development taking place at West Lodge will potentially impact On completion of the mapping and research stage, a summary was on Heritage Assets and their setting, therefore an assessment of these prepared with illustrated commentary describing the key characteristics assets will be required in order to inform proposals and validate any of each building. This appraisal considers factors such as age and future planning application. rarity, historical interest and architectural interest and recognition of socioeconomic significance where appropriate. 1.2 Approach The assessment of significance is based upon English Heritage’s In carrying out this assessment, a three stage approach has been Conservation Principles, Policies and Guidance (2008) which defines four employed consisting of: principal categories of heritage value:
■ Fieldwork and Survey; Historic The potential of a site to reveal information about past people, events ■ Research (desk review & consultation) and; and aspects of life, by illustrating strands of both architectural and social history, and through its association with notable people and events. ■ Assessment. Communal Fieldwork The value of the site in the collective memory. A visit to the study area was made in order to build up a full Evidential understanding of this historic site and its surroundings. A comprehensive The potential of the site to yield primary evidence about past human photographic record of the site and local environs was made, including activity. identification of original features and specific items of interest, including: Aesthetic Key characteristics; ■ The ability of the site to give sensory and intellectual stimulation. This primarily embraces the architectural significance of the building/s and any ■ Typical forms of construction; integral art and craft work. ■ Use of materials; 1.4 Opportunities ■ Surrounding environs. The next stage of the assessment process was to carry out a survey to Research assess the potential for change or adaptation within the buildings. The This stage involved map based research (map regression) to track the adaptability will be presented in the conservation assessment using a historical development of the area in parallel with further research. grading system which uses a ‘traffic light principle’ of red (being little or no scope for change), through to amber ,yellow ,green (scope for further Visits were made to the local archive. adaptations). The following web based resources were consulted:
4 http://www.guytaylorassociate.co.uk 2. Planning Policy Context
2.1 Location The study area is located within the north Nottinghamshire countryside, 2 kilometres south east of Ravenshead. The entire study area is within the Grade II* designated parkland and garden of Newstead Abbey which in itself is a Grade I listed building an Scheduled Ancient Monument.
2.2 Heritage Assets - Definitions The Stables The NPPF describes a heritage asset as: a building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage Newstead Abbey interest. Heritage assets include designated heritage assets and assets identified by the local planning authority (including local listing).
2.2.2 Listed Buildings The Gardener’s Cottage The Planning (Listed Building and Conservation Areas) Act at Section 1 (5) defines a ‘listed building’ for the purposes of the Act as: “a building which is for the time being included in a list compiled or approved by the Secretary of State under this section; and for the purposes of this Act: (a) any object or structure fixed to the building; (b) any object or structure within the curtilage of the building which, although not fixed to the building, forms part of the land and has done so since before 1st July 1948, shall be treated as part of the building. “ The Act places a duty on decision makers to consider the effects of development upon the setting of listed buildings (s.66 of the Act). For both, the local planning authority (or the Secretary of State): Newstead Village “shall have special regard to the desirability of preserving the building or its setting of any features of special architectural or historic interest which it possesses.” N Key
Site Boundary
Fig. 1_2015 Site Location- Aerial Photograph (source: Google Maps)
http://www.guytaylorassoicates.co.uk 5 English Heritage defines the categories of listed buildings as follows: - Grade I buildings are of exceptional interest, sometimes considered to be internationally important. - Grade II* buildings are particularly important buildings of more than special interest. - Grade II buildings are nationally important and of special interest. 2.2.3 Listed Buildings Within/Adjacent To The Study Area The study area contains the following heritage assets: 1. Newstead Abbey - Grade 1 listed (ref. no. 1265325) 2. Newstead Abbey - Park and Garden Grade 2* listed (ref. no. 1001082) 3. West Lodge with Adjoining Gate and Boundary Wall - Grade 2 listed (ref. no. 1227534) There are also a number of listed buildings and structures within the ‘Newstead Abbey’ site. For the purposes of this and as they will not be directly effected by development these shall therefore be treated as part of the listed Hall and the listed park and garden.
Key
Site Boundary
Designated Park & Garden
Listed Building/Structure N
Fig. 2_Historic England Mapping showing designated Heritage Assets
6 http://www.guytaylorassociate.co.uk 2.2.4 Listing Descriptions: octagonal stacks. 5 pairs of superimposed lancets and to right, doorway. simple dado and cornice and C19 Gothic corner fireplaces. Adjoining Above, 6 mullioned windows. Above again, central panel with Arms. Prior’s Oratory has C16 brick corner fireplace and open lean-to roof. 1. Newstead Abbey and Adjoining Boundary Wall - Grade 1 listed South east wing, early C19, Renaissance Revival style, L- plan, has Gallery over north cloister has Classical marble fireplace, mid C18, by Listing Date: 14 May 1952 buttresses and crow stepped gables, South side has to left, door, and Thomas Carter, with mask boss. 2 star shaped ceiling bosses. Charles to right, 2 storey square bay window. Above, to left, canted oriel and to II room has painted panelled ceilinq attributed to William Kent, c.1720. Details right, 2 lancets. Above, to left, a dormer and 2 lancets. East front has Mid C18 Classical marble corner fireplace. Other panelled and tapestried central crenellated porch, dated 1631 which was the former front porch bedrooms have 3 carved overmantels, early C16, from Colwick Hall. NEWSTEAD NEWSTEAD PARK SK 55 SW 1/100 Newstead Abbey and removed from the east front, with keystoned round headed doorway Refectory, now saloon, has moulded low pitched roof and plaster ceiling, adjoining boundary walls 14.5.52 G.V. I and iron gates, flanked by single lancets. Beyond to left, 3 and to right, c.1631, restored 1966. Classical marble fireplace attributed to Thomas single double lancets. Above, 5 lancets. Above, shouldered shaped Carter. Principal rooms of south-west wing have Cl7 panelling and gable flanked by sinqle dormers. East front, C13, remodelled 1818 and overmantels. 3 fireplaces with terra- cotta panels, mid C18, by William Augustinian Priory. Established c.1165 by Henry III. Extended and rebuilt, late C19, 10 bays, has to left, 2 storey corner tower and to right, 2 storey Collins. Outside, to north west, late C19 boundary wall with crenellated late C13. Prior’s Lodgings, Great Hall and Dorter, C15. Converted to a north cloister. 2 gabled buttresses. 6 lancets of various sizes. Beyond, to coping. Square summerhouse, gabled gateway and canted corner with country house 1539 by Sir John Byron of Colwick. Restored by George right, parapeted bay window, 1905. Above, 10 traceried lancets. Above seat. To south east, balustraded garden wall with moulded coping and 2 Gordon Byron c.1800. Extended and restored by John Shaw for Colonel again, 7 gabled dormers. Buttressed north side, 5 bays, has to left, stair stone seats. Approx. 10 M square. Wildman, 1819. Altered c.1862 forF.W. Webb. Coursed and squared to door. To its right, 2 canted crenellated oriels and a lancet. Above, 3 rubble and ashlar with plain tile and slate roofs. Chamfered and moulded lancets and shaped gable with cross. Cloister garth, remodelled 1818, plinths. String courses and impost bands. Crenellated parapets. Coped 10 by 8 bays, has lancets and ogee headed doorway. Crypt, late C13, 2. Newstead Abbey - Park and Garden Grade 2* listed gables, some crow stepped. Rainwater heads initialled “w” and “1818”. 4 bays, has 3 octagonal piers and chamfered rib vault. Parlour to north 10 side wall, 9 ridge and 4 gable stacks. 2 and 3 storeys. Square plan has single central pier and similar vault. North cloister has 2 blocked Listing Date: 1st January 1986 around central cloister, with south-east and south- west wings. West front doorways, C13. Orangery has plaster frieze and late Cl7 style plaster Details has to left, west gable of Priory church, late C13, 3 bays. Blind arcading, ceiling. Vaulted slype has chamfered and rebated C13 doorway with string courses, moulded balustrade, pinnacles and gargoyles. 4 gabled double shafts. Tudor arched doorway inserted. Chapter house, C13, 3 A deer park of C18 origin surrounding formal gardens of the early C18, buttresses each with a gabled niche. Central doorway with hood mould bays, converted to chapel C16 and altered c.1820 and c.1860. West early C19, late C19, and C20. One of a series of lakes has mid C18 and trumeau, flanked to left by simpler doorway and to right by restored door has triple shafts and ornamented moulded head. Flanked by single features. double lancet. Above, central untraceried window flanked by single paired moulded lancets with plate tracery. Moulded rib vault has 2 ringed blind traceried panels. Above again, central gable with quadruple lancet composite piers with stiff leaf capitals. North, south and west sides have HISTORIC DEVELOPMENT flanked by single lancets. Above again, niche with figure. To right, Priory trefoil headed blind arcades. East side has similar arcade containing Newstead Abbey was founded as a priory between 1163 and 1173. After west range, altered early C18 and remodelled 1819. 6 bay arcade with memorials to Webb family. Above, 2 memorial windows by Hardman. the Dissolution the Abbey was surrendered to Henry VIII in 1539 and 6 lancets. To right, gabled buttressed porch with ogee doorway and Gallery to north has memorial window, 1864. South cloister has blocked acquired by Sir John Byron in 1540. The fifth Sir John Byron was created beyond, arcaded base to bow window. Above, 4 bay windows and bow stair and central pointed recess containing lavatorium. Dark entry, Becket Lord Byron in 1643 by Charles I. In the early C18 the gardens and ponds window to right. To right again, buttressed and crenellated Sussex Tower, Room and Plantagenet Room have chamfered and keeled rib vaults with were laid out for the fourth Lord Byron. William, the fifth Lord Byron 4 stages, with round headed fenestration. Top stage has multiple lancet octagonal central piers. Plantagenet Room has stiff leaf capital and late (1722-98), known as the Wicked Lord, who succeeded to the title in 1736, openings in each side. South west range, C18, raised early C19, C16 C19 Gothic style fireplace. Southern undercroft has chamfered rib vault had two castellated forts built in the early C18 but neglected the estate Gothic style, irregular L plan, 3 storeys, 8 bays long by 4 bays wide, has with 8 octagonal piers. Octagonal kitchen has rib vault. 4 Tudor arched towards the end of his life. The woodland was stripped of its trees to raise lancet windows, mostly with hood moulds. Buttressed west side has recessescontaining ranges and cupboards. Great Hall, restored early money to pay debts (Pevsner and Williamson 1979). His great-nephew, similar lancets and 2 doors. West side has open arcade and above, 6 C19, has panelled walls and arch braced roof with figure corbels and the poet George Gordon (1788-1824) became the sixth Lord Byron but lancets. To right, opening containing door with margin lights. South side shields. South end has C14 style traceried oak screen, 1819, with central due to remaining debts on the estate had to sell the Abbey. Colonel has to left, octagonal kitchen, 1819, with pyramid roof and lantern finial. doors. Above, transom with Latin inscription and pierced balustrade to Thomas Wildman purchased the Abbey in 1817 and called in John Shaw To south and east, a triple lancet. To its right, square tower, 3 stages, Minstrels’ Gallery. East side has matching doorcase and central Tudor to make additions in the period 1818-c1830 when the gardens were also with lancets, mullioned and transomed casements to south and in return arched ashlar fireplace with bracketed hood. Panelled gallery over west altered. On Wildman’s death in 1860 the Abbey was sold to William F angle. Balanced south facade, 1819, has central full height balustraded cloister has to north ashlar newel stair with double lancet containing Webb. More building and laying out of gardens took place during the bay window flanked by single gabled buttresses. Above them, traceried C18 stained glass. Byron’s bedroom and adjoining dressing room have
http://www.guytaylorassoicates.co.uk 7 Webb family’s ownership. The Abbey was sold by Mr Webb’s grandson PRINCIPAL BUILDING Newstead Abbey (listed grade I), built of coursed this path is a lawn which extends to the edge of Garden Lake lying 150m to Sir Julian Cahn who presented it to the City of Nottingham in 1931.The and squared rubble and ashlar with plain tile and slate roofs, was south of the Abbey. From the south front of the Abbey, the path extends Abbey, together with its gardens and Garden Lake and the land west of founded as a priory between 1163 and 1173, the present building being eastwards to the gardens to the east and south-east of the Abbey. Upper Lake, remain in local authority ownership. Lower or Sherwood Lake largely C13 and later. The Abbey is built around a central courtyard Immediately south of the path is the rectangular Stew Pond, 50m from the is in separate ownership. There are also a number of private dwellings in in which now (late C20) stands, at the centre of the cloister garden, a Abbey, with a well to the north. Yew walks lead around the Pond returning Newstead Park. conduit seen on a painting by P Tillemans of the early C18. The C13 with steps back up to the path. This Pond may have its origin as a facade of the old priory church abuts the west, entrance front to the north monastic fishpond but was probably reshaped as a canal in the early C18 DESCRIPTION of the Abbey. The east front overlooks the gardens and has at its south (Jacques 1983). Immediately to the east is the triangular Tropical Garden LOCATION, AREA, BOUNDARIES, LANDFORM, SETTING Newstead end a C17 doorcase moved from the west front. with palms and other tropical plants which probably dates from the late Abbey is situated between Nottingham and Mansfield, 1.75km south-west C19 (Wheeler 1988). South of here, through metal gates and 180m from The stable range (M E Hadfield 1862, listed grade II), now (late C20) the Abbey, is a children’s playground set among ornamental trees. From of Ravenshead and 3.5km north-east of Annesley Hall (qv). The 10ha divided into private dwellings, stands 230m north-west of the Abbey. Built of gardens are surrounded by c 273ha of park and woodland. The site the playground a path leads east into the walled former kitchen garden, in Gothic Revival style, it is of coursed and squared rubble with gabled now (late C20) a Rose Garden (see below). The playground was set up is approximately circular with a finger-like extension of woodland, Jack and pyramidal slate roofs. o’ Sherwood, to the south, and a continuation of Swinecotte Dale as an in the 1960s and was built on the site of the kitchen garden outbuildings. avenue in the north-east corner off the A60 in Ravenshead. The site is GARDENS AND PLEASURE GROUNDS The formal gardens extend to the To the north of the Rose Garden lies the Iris Garden, formerly the fruit bounded by agricultural land on three sides with Abbey Wood forming north, north-east, east, and south-east of the Abbey, and are all enclosed, garden. From the Iris Garden a path leads between ornamental gateposts part of the eastern boundary. Newstead Abbey is set in the valley of the the walls being in part monastic or C16, but mostly C18 (listed grade I back into the Tropical Garden. From the Tropical Garden, a path leads River Leen, now (1999) a chain of lakes. The land rises steeply to the with the Abbey). Immediately north of the Abbey is the Monks Garden north between metal gates through a tunnel to the Eagle Pond. Devil’s north and more gradually to the south, east, and west. The setting of laid out by Colonel Wildman in the early to mid C19 (Jacques 1983). The Wood lies to the east of Eagle Pond. the Abbey and its parkland is rural despite the urban sprawl of Kirby-in- Garden is edged by low walls to the west and laid out with trees and Walls (listed grade II with the seats and tunnel) on the north, south, and Ashfield to the north-west. shrubs divided by rectilinear paths. North-east of the Abbey is a lawn on east sides enclose the Great Garden comprising the Eagle Pond and which stands the Boatswain monument (listed grade II*), a round plinth, ENTRANCES AND APPROACHES The main, east entrance is off the A60 Devil’s Wood, with flower beds between the wall and grass edging. Inside square chest and on the top a classic urn erected in 1808 to Lord Byron’s the grass edging an upper, gravelled terrace leads around the three in Ravenshead, opposite the Pilgrim Oak, 1km north-east of the Abbey. dog, Boatswain. There is an inscription on the east side of the monument. Passing through the gates (C A Buckler 1862, listed grade II with gate sides. On the north and south sides, semicircular clairvoie are let into To the north is a small fountain (now disused). South of the monument the walls and on the south side seats are set against the wall allowing piers and flanking walls) built in Renaissance Revival style of dressed and set on the east front of the Abbey is the Spanish Garden on the site stone, and past the dressed stone East Lodge (C A Buckler 1862, listed views over the park. The middle terrace path which goes around the of a garden terrace of the early C19. The Garden was laid out as a flower rectangular Eagle Pond can be reached by steps from the east side of the grade II), the drive runs west for 740m along an avenue between shrubs parterre by W F Webb. Laid out in the early C20, the Garden has stone and trees. It continues south-west as Swinecotte Dale for 900m, then Wood. A further, lower terrace has the water’s edge as its base. Walnut balustrading on its eastern boundary with steps at each end down to trees are planted at the top of the lower terrace. To the north and south curves south for 350m to arrive at the forecourt on the west front of the Garden. A shaped yew hedge separates the Garden from the lawn Newstead Abbey. A further approach enters at South Lodge (C A Buckler of Devil’s Wood are shaped yew hedges broken at the centre by stone to the north. The Garden is laid out with compartments edged with box steps leading down from the upper terrace to a grass lawn. To the west of 1862, listed grade II), now a private dwelling built of rock-faced sandstone and filled with annuals. In the centre is a wellhead brought from Spain with carved bargeboards which stands 850m south-east of the Abbey; Devil’s Wood steps lead onto the lawn. The Wood is sparsely planted with (Anthony 1979). A view of the garden in the 1830s shows the balustrading late C20 birch.To the north of the Wood is the statue of a female satyr (J from here the south-east drive extends north along the west side of Abbey of the terrace. South of the Spanish Garden is a garden edged with flower Wood to join Swinecotte Dale. The path from West Lodge (1862, listed Nost early C18, listed grade II) and to the south is a statue of a male satyr beds around a lawn set with flower beds. This was the site of the French (? J Nost early C18, listed grade II). grade II), which stands 900m south-west of the Abbey, leads north-east Garden put in by Colonel Wildman, described in 1877 as ‘opposite the to the west front of the Abbey. Paths entering the site 200m north and semi-detached part of the building ... a small space enclosed by low Devil’s Wood was described by Washington Irving in the 1830s as being 1.1km north-east of the Abbey allow access to the stables, the west side balustrade and laid out in quaint-shaped beds edged with box (JHCG ‘a mystic grove within which stood the ancient statues overshadowed of Upper Lake, and to a house known as Knightcross and Knightcross 1877). by tall larches’. Irving also found the elm on which Lord Byron and his Cottage 550m north of the Abbey. A network of further paths covers half-sister Augusta carved their names (Irving 1830s). The Great Garden, the site including a public footpath which runs from South Lodge north Immediately south of the south front lies a lawn inset with quatrefoil enclosed by a buttressed stone wall and containing terraces, parterres, across the site, to Knightcross Dale. scalloped flower beds edged with stone which were described in 1884 a pond (now the Eagle Pond), and a grove (now the Devil’s Wood), was (JHCG 1884). A path leads from the south front to the west front. South of
8 http://www.guytaylorassociate.co.uk probably laid out in the late C17 or early C18 (Jacques 1983). It is said Lake was dammed in the mid C18. Two hunting paintings by Tillemans of that Eagle Pond got its name from a lectern that was found in the Pond, c 1724 show the Abbey observed from the parkland to the west of Upper hidden there by the monks at the Dissolution (JHCG 1884). A painting Lake. On the survey by Sanderson of 1831, the Upper and Lower Lake of 1758 by R Byron, one of the sons of the fourth Lord Byron, shows are shown with, in the middle, Garden Lake named as River Leen. the east front of the Abbey from the parkland. The Eagle Pond is shown with a statue at each corner (now gone). To the west are two gardeners KITCHEN GARDEN The kitchen garden lies 150m south-east of the cultivating the soil and to the east is a high wall marking the boundary Abbey. It is now (late C20) known as the Rose Garden and the fruit between the parkland and the garden. A horseman rides in the park and garden to the north is now the Iris Garden. The Rose Garden has rose two ladies promenade in the garden. A view by Tillemans of 1724-30 also beds and beds of shrubs and small ornamental trees set in a lawn shows statues in the Eagle Pond Garden. quartered with paths. To the north, a fountain (late C19, listed grade II) standing in a scalloped stone basin with a wide dish set on a pedestal South of the Rose Garden, the former kitchen garden, and 300m south- stands on an an axis with the entrance to the Iris Garden. Climbing plants east of the Abbey, are the Heather Garden and the Rock Garden. These are grown on the walls and conifers are grown on the boundary between are approached from a path south of the Abbey. South of the Rock the Iris and Rose Gardens. The Gardener’s Cottage (late C18 and mid Garden is the Japanese Garden which lies to the south of Garden Lake. C19, listed grade II with the kitchen garden walls) stands in the south-east The Heather Garden, laid out in the 1970s, is on the site of the American corner of the Rose Garden. Gates in the north of the Garden lead to the Garden laid out by Wildman, which was described in 1884 as being Iris Garden which is also walled. There is a path around the Iris Garden planted with rhododendrons (ibid). The Rock Garden was reworked in the with fruit trees on the east (west-facing) and north (south-facing) walls 1880s (ibid) but may have been laid out earlier in the century (Wheeler with an herbaceous bed below the west wall. The Garden is divided into 1988). The Japanese Garden was laid out in the early C20 by Miss Ethel two halves each edged by a low box hedge indented around a circular Webb (ibid). gravel area with a sundial in the centre. In the centre of the hedges on the east and west and at the north and south ends are arches of trained PARK The parkland around Newstead Abbey is now (1999) confined to pears. Within the box hedges each half has a pattern of beds set into the area south-west of the Abbey, the north-west part of which is known lawn, currently (1999) undergoing replanting. as Hawk Lawn. The park was described in 1790 as being ‘once richly ornamented with 2700 head of deer, and numberless fine spreading oaks, now divided and subdivided into farms’ (Throsby 1790). Around the enclosed formal garden areas the Forest Pond, 200m north-east of the 3. West Lodge with Adjoining Gate and Boundary Wall - Grade 2 Abbey, is now (1999) silted over. To the east, Hall Lawn leads across to listed Abbey Wood. To the west, south-west, and south, a chain of three lakes Listing Date: 27th April 1987 have been formed by damming the River Leen: Upper Lake, Garden Lake, and Lower or Sherwood Lake. The Upper Lake, now c 12ha, is of Details monastic origin and was greatly enlarged by the fifth Lord Byron in the NEWSTEAD WEST DRIVE SK 55 SW 1/119 West Lodge with adjoining late 1740s. He built the Fort (c 1770 and mid C19, listed grade II), a mock gate and boundary wall II Lodge, now a house. 1862. Gothic Revival style. fort now (late C20) converted into three dwellings. Built of stone, it stands Rockfaced and plain ashlar with slate roof. Chamfered plinth. Coped on the eastern shore of the Lake, 200m north-west of the Abbey. Cannon gables with kneelers. Single ridge stack with monogram panel. Single Fort (c 1750, listed grade II*), a mock fort standing 450m north-west of storey, 3 bays. Windows are cusped and traceried lancets with square the Abbey on the western shore of the Upper Lake, is built of ashlar with headed reveals and hood moulds. South front has central Tudor arched a semicircular central bay with single triangular bastions topped with door with hood moulds, flanked by single double lancets. East and west circular towers with a dock at the north end. It was used by the fifth Lord gables have each a lancet and above, a monogram panel. Outside, dwarf Byron for mock naval battles (CL 1985). A gothic tower of similar date boundary wall carrying plain railing. Single square pier. Wicket gate to has gone. The 2ha Garden Lake, south of Upper Lake, was dammed in west. Adjoining curved boundary walls have a single square terminal pier the mid C19 by Colonel Wildman. South again, the Lower or Sherwood and 2 chamfered square gate piers with traceried panels. No gates.
http://www.guytaylorassoicates.co.uk 9 2.3 Planning Policy Paragraph 128 optimum viable use. 2.3.1 National Planning Policy Framework (NPPF) In determining applications, local planning authorities should require an Paragraph 192 applicant to describe the significance of any heritage assets affected, In determining applications, local planning authorities should take In March 2012, the National Planning Policy Framework (NPPF) was including any contribution made by their setting. The level of detail should account of: introduced that combines all of policies of the Planning Policy Statements be proportionate to the assets’ importance and no more than is sufficient (PPS) into one streamlined document. The presumption in favour of to understand the potential impact of the proposal on their significance. a) the desirability of sustaining and enhancing the significance of heritage sustainable development is the guiding principal of the document and As a minimum the relevant historic environment record should have assets and putting them to viable uses consistent with their conservation; the protection and enhancement of the historic environment is embedded been consulted and the heritage assets assessed using appropriate within this approach. Sustainable development is defined as meeting expertise where necessary. Where a site on which development is b) the positive contribution that conservation of heritage assets can make the needs of the present without compromising the needs of the future proposed includes or has the potential to include heritage assets to sustainable communities including their economic vitality; and (5) and the introduction of the NPPF breaks down this definition into with archaeological interest, local planning authorities should require c) the desirability of new development making a positive contribution to three dimensions; economic, social and environmental. Within the developers to submit an appropriate desk-based assessment and, where local character and distinctiveness. environmental dimension sustainable development needs to contribute to necessary, a field evaluation. protecting and enhancing our natural, built and historic environment. Paragraph 129 2.3.2 Gedling Aligned Core Strategy According to the NPPF, a conservation area is a designated heritage Local planning authorities should identify and assess the particular Adopted September 2011 asset and has been defined in Annex 2 as A building, monument, site, significance of any heritage asset that may be affected by a proposal place, area or landscape identified as having a degree of significance Policy 11: The Historic Environment (including by development affecting the setting of a heritage asset) taking meriting consideration in planning decisions, because of its heritage account of the available evidence and any necessary expertise. They 1. Proposals and initiatives will be supported where the historic interest. Heritage asset includes designated heritage assets and assets should take this assessment into account when considering the impact of environment and heritage assets and their settings are conserved and/or identified by the local planning authority (including local listing). a proposal on a heritage asset, to avoid or minimise conflict between the enhanced in line with their interest and significance. Planning decisions Great weight is given to the conservation of designated heritage assets. heritage asset’s conservation and any aspect of the proposal. will have regard to the contribution heritage assets can have to the Heritage assets are an irreplaceable resource and any harm or loss delivery of wider social, cultural, economic and environmental objectives. Paragraph 132 requires clear and convincing justification (NPPF Paragraph 132). Policy 11 has identified a number of specific elements of the historic When considering the impact of a proposed development on the In developing this strategy, the following needs to be taken into account environment of the area that are considered to be particularly important significance of a designated heritage asset, great weight should be given (NPPF Paragraph 131): to the plan area as a whole. There may also be many more elements that to the asset’s conservation. The more important the asset, the greater the are particularly important and a number of elements which are of more ■ The desirability of sustaining and enhancing the significance of weight should be. Significance can be harmed or lost through alteration localised value. . heritage assets or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear When considering applications which impact on the historic environment ■ The wider social, cultural, economic and environmental benefits and convincing justification. Substantial harm to or loss of a grade II listed or heritage assets and their settings, the Councils will look to ensure they that conservation of the historic environment can bring building, park or garden should be exceptional. Substantial harm to or are conserved in accordance with their value and that the ability of the loss of designated heritage assets of the highest significance, notably development to enhance that value is explored and taken where possible. ■ The desirability of new development making a positive scheduled monuments, protected wreck sites, battlefields, grade I and II* When considering sites of potential archaeological importance, including contribution to local distinctiveness listed buildings, grade I and II* registered parks and gardens, and World those as identified on the Historic Environment Record for the area, the Heritage Sites, should be wholly exceptional. Local Authority will, where appropriate, request a prospective developer ■ Opportunities to draw on the contribution made by the historic to arrange for an archaeological assessment or field evaluation before environment to the character of place Paragraph 134 any decision on a planning application is taken. This will apply to sites currently identified and to any new sites subsequently identified. Particular interest should also be paid to the following policies of Where a development proposal will lead to less than substantial harm the NPPF in relation to Heritage Assets, their significance and their to the significance of a designated heritage asset, this harm should be In looking to protect and enhance the historic environment and heritage development; weighed against the public benefits of the proposal, including securing its assets there is the opportunity to help deliver on other objectives, such as
10 http://www.guytaylorassociate.co.uk economic development and tourism. The care of our historic environment Policy LPD 29 - Historic Landscapes, Parks and Gardens has to be carefully balanced with current economic and social needs. Carefully managed change can help preserve the significance of the a) Development proposals should conserve and/or enhance the historic heritage asset and also deliver viable uses consistent with conservation landscape character of the Borough. Features such as ancient or historic objectives. woodland, field boundaries and hedgerows, and ridge and furrow should be retained where possible. 2.3.2 Gedling Part 2 Local Plan b) Development proposals affecting Registered Parks and Gardens (as Policy LPD 26 - Heritage Assets shown on the Policies Map) should seek to conserve and/or enhance features which form part of the significance of the asset and ensure a) All development proposals that may affect any designated or that development does not detract from the enjoyment, layout, design, nondesignated heritage asset will be required to: character, appearance or setting of the Registered Park or Garden including key views or prejudice its future restoration 1. explain and demonstrate, in a manner proportionate to the importance of the asset, an understanding of the significance of the heritage asset to establish its special character including its history, character, architectural style, past development and any archaeology; and 2. identify the impact of the proposals on the special character of the asset and/or its setting; and 3. if there would be harm to the asset and/or its setting, provide a clear justification for the proposals so that the harm can be weighed against public benefit. b) Development proposals that would conserve and/or enhance the significance of a heritage asset will be supported. c) Development proposals that would cause harm to the significance of a heritage asset will be refused permission unless there are overriding public benefits and mitigation measures are secured. d) Where permission is granted the Council will, where necessary, secure appropriate conditions and/or seek to negotiate a Section 106 obligation to ensure that all heritage assets are appropriately managed and conserved. Policy LPD 27 - Listed Buildings a) Proposals including alterations, extensions or changes of use to Listed Buildings should protect the significance of the heritage asset including its setting. Proposals which conserve and/or enhance the architectural character, historic fabric and detailing of the original building including the retention of the original structure, features, materials and layout/plan-form will be supported. b) Alterations, extensions and development to or within the setting of a Listed Building should consider scale, form, mass, design, siting, detailing and materials. http://www.guytaylorassoicates.co.uk 11 3. Historic Site Development Significant to the Assessment of West Lodge
3.1 Historical Map Regression
110.8m
Fig 3. _ 1774 Chapmans Map of Nottinghamshire Fig 4. _1835 Map by Sanderson 1875-1885 1912 - 1919
North Lodge
106.3m Fig 5. _ 1887 Map Fig 6. _ 1912 Map Fig 7. _Present day OS Map
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Key Key Description Description No description provided Districts 12 http://www.guytaylorassociate.co.uk Districts No description provided
109.6m
Limekiln Wood 3.2 Site Development - Newstead Abbey was wooded and well stocked with deer but was broken up into farms gates designed by C A Buckler to mark the entrances to the estate”. and denuded of trees in the concluding period of the Byron regime - the Newstead Abbey was founded as a priory between 1163 and 1173. After close of the C18. West Lodge is built in the Gothic revival style which Buckler also adopted the Dissolution the Abbey was surrendered to Henry VIII in 1539 and for other buildings on the estate which are attributed to him, such as the acquired by Sir John Byron in 1540. The fifth Sir John Byron was created There was a Med monastic deer park probably superseded by the more aforementioned East and South Lodges and also the Gardener’s Cottage Lord Byron in 1643 by Charles I. In the early C18 the gardens and ponds recent park. There is no evidence of a Med or later boundary. which shares many similarities with West and South Lodge in particular and although not attributed to Buckler it is noted in the listing text that were laid out for the fourth Lord Byron. William, the fifth Lord Byron No evidence of a Med or later park pale was found in field investigation.” (1722-98), known as the Wicked Lord, who succeeded to the title in 1736, works were carried out in the mid-C19. had two castellated forts built in the early C18 but neglected the estate The West Lodge as per the listing text dates from the 1860’s and bears Prior to its renovation in 2012/13, West Lodge had lain empty for circa towards the end of his life. The woodland was stripped of its trees to raise the Webb family coat of arms on its North East gable and William Fredrick twenty years up until its being sold off by Nottingham City Council money to pay debts (Pevsner and Williamson 1979). His great-nephew, Webb’s monogram on the South West gable. in 2011; who had owned the property (and the estate) since being the poet George Gordon (1788-1824) became the sixth Lord Byron but The listing text for the west lodge gives no indication of the architect of the presented it by Sir Julien Cahn in 1931. due to remaining debts on the estate had to sell the Abbey. West Lodge, although it is likely, as set out in a number of reliable sources As part of the 2012 renovation works the single storey rear extension Colonel Thomas Wildman purchased the Abbey in 1817 and called in and due to the date of its design and construction it can be attributed to was added. A further outbuilding is also located beyond the rear of the 1 John Shaw to make additions in the period 1818-c1830 when the gardens C A Buckler. It is true that both the East and South Lodges are attributed extension. This provides additional, separate living accommodation were also altered. to Buckler and originate from the same date, both being constructed for and is a new construction built on the site of a previous outbuilding the then owner William Fredrick Webb in around 1862. On Wildman’s death in 1860 the Abbey was sold to William F Webb. More (retrospectively approved in 2016). building and laying out of gardens took place during the Webb family’s This is most clearly set out in this extract from the 1874 publication ‘A ownership. souvenir of Newstead Abbey. Formerly The Home of Lord Byron’ by Richard Allen, which reads: “lt has been stated that Iarge sums of money The Abbey was sold by Mr Webb’s grandson to Sir Julian Cahn who have been expended upon it, by the late (Colonel Thomas Wildman) and presented it to the City of Nottingham in 1931.The Abbey, together with present (William Fredrick Webb) owners; by the former, principally, in the its gardens and Garden Lake and the land west of Upper Lake, remain restoration of the Abbey, which was in a dilapidated and neglected state; in local authority ownership. Lower or Sherwood Lake is in separate and by the latter, in rendering the park and its approach worthy of the ownership. There are also a number of private dwellings in Newstead mansion it enclosed. One of these, the principle entrance, called The Park. Abbey Lodge, is the first to attract attention, as the visitor approaches from the Mansfield road side. It is Gothic in style, and cruciform in shape 3.3 Site Development - West Lodge ; and was erected by Mr. Webb, about 12 years since, from designs by Mr. C A. Buckler, of London. Large and massive iron gates, are flanked by West Lodge is located on the South West road leading from Newstead semi-circular walls, so arranged as to afford space for one of the largest, Abbey towards the village of Newstead, the lane today is known as and handsomest, trees in the kingdom, called the Pilgrim’s oak. There Station Avenue. are two other lodges, from designs by the same architect ; one at the end As described in the listing text for the park and garden designation; The of a fine avenue of trees, about three-quarters of a mile in length, leading West Lodge (1862, listed grade II), stands 900m south-west of the Abbey, to Papplewick ; and the other on the approach leading from the private leads north-east to the west front of the Abbey. railway station.” West lodge and the adjacent wall and gate originally served as a gate This is also the conclusion reached by Historic England (then as English and gate house to the formal parkland and gardens of Newstead Abbey Heritage) in consultation on the 2012 application for the rear extension to and is most likely sited at the historic junction between the formal gardens the property, stating that, in their opinion; “As a historic feature within the and the deer park beyond, although this had meen mostly subdivided registered park and garden and being part of a single phase of lodges and into farmland at the time of the lodges construction,as set out in the HER 1 Pevsner N, 1979, The Buildings of England: Nottinghamshire 2nd ed, states; record for the deer park: “Newstead Park, formed after the Dissolution, “Pretty lodges at the main (E) and the W entrances by C. A. Buckler, 1860’s.” Fig. 8 _ Photograph of West Lodge (August 1986)
http://www.guytaylorassoicates.co.uk 13 3.4 Site Development - Planning History approved extension at the rear of the Lodge, the addition of 2 no. ■ Discharge of Conditions 4 and 7 in relation to planning ref: conservation rooflights to front elevation of the Lodge and the 2015/0379.- Ref. No: 2018/0073DOC | Status: DOC-Accepted Planning History Summary: restoration and erection of new roof to existing outbuilding.- Ref. No: 2014/0734DOC | Status: DOC-Accepted ■ Extension to rear of lodge - Ref. No: 2011/1093 | Status: Refusal ■ New stables, feed and tack room and hay barn - Ref. No: ■ Extension to rear of lodge - Ref. No: 2011/1094 | Status: Refusal 2015/0379 | Status: Conditional Permission
■ Proposed extension to rear of property. - Ref. No: 2012/0044 | ■ Construction of new glazed link which connects the house with Status: Conditional Permission the outbuilding. Two new rooflights.- Ref. No: 2015/0380 | Status: Withdrawn ■ Proposed extension to rear of property - Ref. No: 2012/0045 | Status: Conditional Permission ■ Construction of a new glazed link which connects the house with the outbuilding. Two new rooflights.- Ref. No: 2015/0389 | Status: ■ Discharge of conditions 4,5,6,7 and 9 2012/0044 Proposed Withdrawn extension to rear of property. - Ref. No: 2012/1276DOC | Status: DOC-Accepted ■ 1. Repair and Refurbishment of Existing Outbuilding 2. Erection of Roof to Refurbished Outbuilding 3. Erection of Wooden Fence ■ Discharge of conditions 3,4,5,6 and 8 2012/0045. Proposed and Gate to Driveway 4. Erection of Refurbished Original Metal extension to rear of property. - Ref. No: 2012/1277DOC | Status: Gate to Driveway 5. Erection of Wooden Fence and Gate to DOC-Accepted Side Access 6. Construction of Blockwork Driveway 7. Siting of Oil Tank and Surrounding Log Store 8. Erection of Stand-alone ■ Retention of a chimney for logburner, amendment to rear Satellite Dish in Garden 9. Siting of External Heating Boiler to elevation windows and 2 no. rooflights to side roof slope of Outbuilding 10. Erection of Sleeper Retaining Wall for Garden approved extension at the rear of the Lodge, the addition of 2 Area 11. Construction of Pond and Circulatory Water Feature 12. no. conservation rooflights to front elevation of the Lodge and Erection of Hooped Metal Fencing Around Pond 13. Erection of the restoration and erection of new roof to existing outbuilding at Stock Proof Fence to Rear Boundary 14. Erection of Post and Rail West Lodge, Station Avenue, Newstead, Nottingham.- Ref. No: Fence to Field Boundary 15. Reinforcement of Stream Banks with 2013/0660 | Status: Conditional Permission Stones 16. Construction of Bridge over Stream 17. Construction of Circular Gazebo Structure 18. Sunken Hot Tub 19. Erection of ■ Retention of a chimney for logburner, amendment to rear elevation windows and 2 no. rooflights to side roof slope of approved Timber Shed - Ref. No: 2016/0100 | Status: Application Received extension at the rear of the Lodge and the restoration and erection ■ Retrospective permission for demolition and rebuilding of of new roof to existing outbuilding at West Lodge, Station Avenue, former outbuilding and garden features including crushed stone Newstead, Nottingham.- Ref. No: 2013/0669 | Status: Conditional driveway, oil tank, external heating boiler, pond and circulatory Permission water feature together with sunken hot tub.- Ref. No: 2016/0101 | Status: Conditional Permission ■ Retention of a chimney for logburner, amendment to rear elevation windows and 2 no. rooflights to side roof slope of ■ Retrospective consent to demolish and rebuild the former approved extension at the rear of the Lodge, the addition of 2 no. outbuilding plus new roof together with the erection of wooden conservation rooflights to front elevation of the Lodge and the fence and gateway to drive and side access and erection of restoration and erection of new roof to existing outbuilding.- Ref. refurbished metal gateway to driveway.- Ref. No: 2016/0185 | No: 2014/0733DOC | Status: DOC-Accepted Status: Conditional Permission ■ Retention of a chimney for logburner, amendment to rear ■ Erection of Gazebo and Bridge (retrospective)- Ref. No: elevation windows and 2 no. rooflights to side roof slope of 2016/1088 | Status: Refusal
14 http://www.guytaylorassociate.co.uk 4. Other Buildings Significant to the Assessment of West Lodge
4.1 East Lodge 4.2 South Lodge 4.3 Gardener’s Cottage Grade. II listed Ornamental lodge. 1862. By C. A. Buckler for W.F. Webb. Grade II listed Lodge now a house. 1862. Designed by C A Buckler. Grade. II listed Gardener’s cottage and adjoining kitchen garden walls. Late C18 and mid C19. Altered 1986. Dressed stone with plain tile roof. Ashlar dressings. Chamfered plinth with Rockfaced sandstone with ashlar dressings, and a plain tile roof with coped gables with kneelers and finials. Large grouped central stack on carved barge boards. Chamfered plinth and ashlar quoins. Single central Ashlar, dressed stone and brick, with plain tile roof. Chamfered plinth cruciform base. Single storey, 3 bays. Cross plan. Windows are pointed ridge stack. Single storey plus garret and attic, 3 bays. Central doorway and coped gables with kneelers and finials. 2 ridge and single side wall and ogee headed lancets with coved reveals. Most have hood moulds. with plank door, and wooden projecting gabled porch, flanked by single stacks. 2 storeys, 3 bays. T-plan. Windows are chamfered double lancets. South front has projecting central gable with square bay window with 2 light mullion windows with four-centred arches. Above a single-central South front has central Tudor arched door with Webb monogram above. traceried frieze. Above it, datestone with Arms, inscribed ‘AD 1862’, with dormer with a 2 light mullion window. Outside, dwarf boundary wall To left, double lancet. To right, projecting wing with triple lancet. To its hood mould. To left, double lancet. To right, four centred arched door and carrying spear head railings, and central gate. Adjoining to south estate right, yard boundary wall with a door. Above, to left, a gabled dormer a lancet. Return angle to west has a lancet. East gable has hipped square gates with square ashlar piers with pyramidal tops. Central double gates and to right a double lancet. North side has flat roofed porch in return bay window and above it, panel with Arms. West gable has a similar and wicket gate all with spear head railings. angle. Above, to left, double lancet. To right, cross-eaves gabled dormer, panel. North side has projecting central bay with flat roofed bay window. Adjoining brick garden walls have flat stone copings. Rectangular plan To left, late C20 casement in blocked doorway. To right, C20 door in return with bisecting wall. East and west sides have each a gateway. South side angle. dressed stone wall. has central gateway with 2 capped square piers, and ramped flat coping.
Fig. 9 _Photograph of East Lodge (August 1986) Fig. 10 _Listing photograph of East Lodge and gates (August 1984) Fig. 11 _Photograph of The Gardener’s Cottage (August 1986)
http://www.guytaylorassoicates.co.uk 15 5. People Significant to the Assessment of West Lodge
5.1 William Fredrick Webb (1829-1899) 5.2 Charles Alban Buckler (1824-1905) Webb, purchased Newstead Abbey in Nottinghamshire from Thomas C A Buckler came from a family of well known topographical Wildman, a deal completed in 1861, for £147,000. He moved his family draughtsmen, some of whom - incluidng his father, John Chessell Buckler into the Abbey, and set about improvements, installing heating and gas (1793 - 1894) - practiced as Architects. Charles Alban was also a designer lighting and also redecorating the old chapel. of fine interiors. A big-game hunter, particularly of rhinoceros, Webb spent time in Africa Buckler replaced Matthew Ellison Hadfield as W F Webb’s favoured with a friend, Captain William Codrington. In 1851 Webb became ill with architect at the estate. Hadfield had completed the design for the new fever and they summoned the explorer David Livingstone to assist. Webb Stables in 1862 as well as a design for the East Lodge. Hadfield’s design recovered and came to know the Livingstones at Kolobeng Mission. for the lodge was rejected and he supplied another in December 1863. By this time Buckler was working with Webb at Newstead on the transforming Webb’s hunting trophies remain in Newstead today: the tusks, skins and of the chapel, latterly badly neglected by the Byrons and obviously, in heads of the animals he killed while in Africa. Livingstone made regular Webbs’ opinion, rather ‘unsuitably’ restored by Col. Wildman. trips to Newstead, sometimes staying for months. The main lodge and gates and two, possibly three, other lodges at Webb was also a magistrate. In 1865 he became High Sheriff of Newstead have always been attributed to Buckler and appear in the list Nottinghamshire. of his works in the Architects’ Directory of 1868. (Presumably the chapel Webb died in 1899, after contracting laryngitis while in Africa. Newstead does not, because he did not actually build it.) Although dated to 1862 Abbey was passed through each of his surviving children until Webb’s by date stones and as contained within listing texts, this most likely is the grandson Charles Ian Fraser sold it to Sir Julien Cahn, who then gave it to date of design wiith the construction/completion of the lodges most likely Nottingham City in 1931. dating to from 1864, a year in which Buckler was again visiting Newstead.
Fig. 12_Portrait of William Fredrick Webb
16 http://www.guytaylorassociate.co.uk 6. Heritage Significance Assessment Gazetteer
6.1 NEWSTEAD ABBEY (GRADE I LISTED owners during its time has a family home and its more recent use as a visitor attraction and venue. The Abbey, house, gardens and parkland BUILDING & SCHEDULED ANCIENT will form a significant part of the collective memories both locally and MONUMENT) AND GRADE II* DESIGNATED internationally and for a number of reasons and associations. . PARK AND GARDEN 6.1.3 Evidential Value West Lodge and the application site is wholly within the designated park This element of heritage significance particularly refers to archaeological and garden and it is therefore necessary to include this when considering deposits and sites which provide a source of evidence about the distant significance of Heritage Assets potentially effected by any proposed past, especially where written records do not exist. development of West Lodge. Consideration will however be given to potential impact on the setting of the parkland and gardens and any There is over 850+ years of history represented at Newstead Abbey, impact on fabric due to works on adjoining structures. providing insight as to its uses as an Augustinian Priory and Country House. This is acknowledged by its large number of designations, The significance of the Abbey is reflected in its Grade 1 listing status, scheduling and the extensive HER records that exist. meaning buildings are of exceptional interest, sometimes considered to be internationally important. The significance of the parkland and gardens Within the area of West Lodge this potential for evidence is more limited. is reflected in its Grade 2* listing status, meaning that it is a particularly There is some potential and therefore value as it is understood that this important landscape of more than special interest. ‘gate’ point is historic being one of the likely access’ to the abbey house and gardens from the deer park before the construction of the current The main abbey and house site is outside of the application boundary gates and lodge house in the 1860’s. Although no evidence of medieval and is somewhat removed and not visible from the West Lodge, however or later park boundaries, nor any park pale for the deer park has been in its location, design and association with the abbey the significance of Fig. 13_Painting by Peter Tillemans (1684-1734) West View of Newstead Abbey uncovered in limited field investigations as recorded by the HER record1. this connection must be considered. 6.1.1 Historic Value 6.1.4 Aesthetic Value Newstead Abbey and its surrounding gardens and parkland are a Newstead Abbey and its Parkland & Gardens are internationally unique example of a C12 priory, largely ruined during the dissolution of recognised and provides an outstanding level of information about it’s the monasteries by Henry VII, converted to a country house. Over 850 previous owners, events and aspects of life, by illustrating strands of years of architectural and landscape design history of a variety of styles both architectural and social history, and through its association with and scales are present, each one demonstrating different aesthetic notable people and events. Including most famously its association with preferences through the ages and of the various owners. The area of the Byrons, and the sixth Lord Byron in particular. The immediate area West Lodge and the associated walls and gates are visually linked with within the application site is key as it marks one of the likely access’ to the the Gothic Revival style of the mid C19, although the surrounding context estate from the wider deer park and latterly from the private train station still bares traces of much older development. More modern development and Newstead village. This significance however is lesser than that of has not overly impacted on this. the formal gardens and parkland around the main abbey/house and has been significantly changed with much of the deer park now being farmland. 6.1.2 Communal Value Newstead Abbey has outstanding communal value owing to its association with its monastic uses up until the dissolution of the monasteries and continuing through its association with the subsequent 1 HER Record M5298 - Heritagegateway.org.uk (Nottinghamshire) Fig. 14_Aerial Photograph of Newstead Abbey looking north west
http://www.guytaylorassoicates.co.uk 17 6.2 WEST LODGE AND ADJOINING GATE AND BOUNDARY WALL The significance of the building is reflected in its Grade 2 listing status, meaning that it is a nationally important building of special interest. 6.2.1 Historic Value It is understood that the West Lodge, along with the adjoining gates, gate piers and walls was commissioned by William Fredrick Webb as part of a suite of three new lodges and gates positioned at the entrances to the estate, likely all designed by C A Buckler 1862. It is not recorded as to whether any gates or lodges existed in these location prior to this. Although it is speculated that the original gatehouse to the priory was located on the road in between East Lodge and the abbey. 6.2.2 Communal Value As one of three entrance lodges, West Lodge, not being the primary access will unlikely form a significant part of the collective memory. This is probably demonstrated by the relative limited information regarding the lodge. 6.2.3 Evidential Value This element of heritage significance particularly refers to archaeological deposits and sites which provide a source of evidence about the distant past, especially where written records do not exist. There is no building shown on maps pre-dating the 1860’s lodges and nor recording of earlier gates or boundaries. 6.2.4 Aesthetic Value West Lodge and adjoining gates are a good example of a mid-19th century, Gothic Revival lodge house. The later additions have been sympathetically added and utilise similar materials and detailing. When read as part of the ‘set’ of lodges designed by Buckler its aesthetic value is significant although West Lodge is probably the least architecturally ambitious of the three.
18 http://www.guytaylorassociate.co.uk 7. Building Assessment - West Lodge
7.1 Existing Building Assessment
Original C19 Lodge
Circa 2013 Extension
Circa 2013 Outbuilding on site of demolished C19 outbuilding
http://www.guytaylorassoicates.co.uk 19 7.2 Potential for Change or Adaptation within the of observations which should affect the approach to repair, retention, demolition or mitigation of impact upon the identified heritage significance Building of the site; any variation from these policies in a scheme of proposed This section will refer to the potential for change or adaptation within a development should be supported by appropriate statements of building defined on the premise of avoidance of impact on significance justification. identified in the report and the physical opportunity presented. ■ The primary conservation concern is to retain the principal Adaptability will be graded on a ‘traffic light principle’ of red, amber, listed buildings in a form where the development of the site is yellow, green: conserved and their setting enhanced. Red ■ To retain as much as practicable of the existing fabric without compromising future use. Original structure of primary quality with little or no scope for change. ■ To recognise a preference for revealing the character of the site Amber rather than simply retaining all fabric on the site.
Substantially original structure with some adaptations and scope for ■ Where fabric is lost to replace it with appropriately designed new betterment. work.
Yellow ■ New development should have a contextual relevance to the site Largely modern structure with historical relationship to original fabric and and the setting of the existing fabric, such that it can be seen as a with scope for betterment and possible further adaptation to secure new good ‘fit’ rather than simply contemporary. It should have regard use. for mass and scale of existing buildings. Green ■ Sustainability should be a key driver in the design of new development taking into account of new technologies, exploitation Largely or wholly modern structure with scope for further adaptations of thermal mass, low carbon footprints and low embodied energy.
Potential for Conversion The default philosophy of conservation is that where existing fabric remains then ideally it should remain and be restored or repaired depending on its significance. Where fabric has been lost or is absent then replacement should be appropriate to use and form, not necessarily a copy but of ‘good’ design. Each element should be subject to a detailed feasibility to show the best fit of any new use and the maximum retention of existing fabric, such retention should ideally not be to the detriment of the proposed use in terms of practicality or compliance with current standards. Conservation Policies The conservation policies are an attempt to address the key defining issues and establish criteria for addressing the consolidation of the site and buildings. The following bullet point policies, whilst not binding, constitute a series
20 http://www.guytaylorassociate.co.uk Original structure of primary quality with little or no scope for change
Largely modern structure with historical relationship to original fabric and with scope for betterment and possible further adaptation to secure new use.
Largely or wholly modern structure with scope for further adaptations
http://www.guytaylorassoicates.co.uk 21 8. The Proposal
8.1 Introduction 8.4 Layout This application covers proposals to link the existing C21. extension to The proposed siting of the link has again been carefully considered the rear of West Lodge with the C21.re-built outbuilding to the north west to be as concealed as possible from all angles whilst allowing for the of this. This will provide required additional living accommodation for the connection of the two structures. applicant utilising existing structures on the site and without having to propose additional extensions nearer or attached to the listed lodge. 8.5 Appearance 8.2 Design Principles The proposed appearance of the link will not directly reference the materiality or architectural detailing of the lodge or the later extensions Following a thorough assessment of the significance of the West Lodge however it utilises an appearance which is complimentary yet distinct. and its role within the wider Abbey Park and landscape; including potential views from Station Avenue on the approach to the listed This will preserve the legibility of the chronology of the lodge at the micro parkland and gardens and the wider Abbey complex itself, we are scale and will sit comfortably and subserviently amongst the existing proposing to sensitively link the C21. elements of West Lodge, which is ensemble when viewed from further afield. now a residential property, It is proposed that link will reflect the craftsmanship of the lodge and will The design of the link structure has been carefully considered to fit with utilise traditional materials and detailing to reflect the high quality of the the character of the former Lodge whilst being clearly legible as a modern existing building and wider abbey site. addition. To this end, the proposed design is envisages as a flat roof link in order to keep the mass and height to the minimum and utilises two 8.6 Impact on Setting principle materials; green oak and glass. The impact on the heritage assets (set out in section 2.2.3 and whos Fig. 15_3D Concept model of proposed link This selection of green oak is for two reasons, it will compliment the significance has been assessed in section 6 of this document) will be almost exclusive use of stone as the principle material and through assessed in more detail in section 9: Heritage Impact Assessment. traditional jointing techniques echo the high grade of craftsmanship seen However, generally it is proposed that link will have very little impact both within the Lodge. visually and in heritage terms on the existing setting. This is largely due to it being almost completely hidden, save for from the private garden It it demonstrated through the supporting drawn information that the associated with West Lodge as a dwelling, and even here the proposed proposed link will be largely hidden by the existing stone wall to the west visual appearance of the link will be of a relatively short elevation of only of the property and due to its relative heights will be a tertiary element 1.5 metres. within the perceived hierarchy of structures that will exist. There will be limited visibility from the west and south west and much of 8.3 Use & Amount the proposed link will be hidden by the existing stone wall. The link will be read as subservient to both the C21. structures it connects and the The proposed link represents a modest structure having a volume of only main C19. lodge. The simple design and use of traditional materials and 14.56m3 and representing only 5.2m2 of new floor space created. techniques will minimise the impact on the existing relationship between the C21. Extension and the bedroom annexe. However it will allow a currently underused structure on the site, due to its separation, to become used as habitable space in what is a restively The proposal will have no impact on the principle elevations of the lodge small dwelling even with the permitted extensions. or the adjoining listed wall and gates and will not significantly impact on the architectural, aesthetic or historical character of the west lodge, its Its height will reflect that of the existing eaves heights of the C21. setting or the wider setting of the abbey parkland and gardens. Structures.
Fig. 16_3D concept model of detail of link
22 http://www.guytaylorassociate.co.uk 9. Heritage Impact Assessment
9.1 Introduction link. In carrying out this assessment, a four stage approach has been The second view is from the paddock gate to the north east of the employed consisting of: proposed development site. This view is not immediately apparent from Station Avenue and is largely obscured by hedgerow and trees. This view - Identification of built Heritage Assets; is only perceived when standing at the gate and as a glimpsed form a very limited oblique view point. As set out in section 8, the elevation - Assessment of Significance; visible from this view would be both set back from the existing C.21 - Assessment of Impact; extension and outbuilding and limited to just 1.5m of elevation. - Assessment of ways in which any harm might be mitigated A number of other views are were considered and discounted as there is no visual connection between heritage assets and the proposed link 9.1.1 Identification of Built Heritage Assets through it being either completely obscured, only visible from private land or because the link is not visible from that orientation due to the existing For the purposes of this assessment the key heritage assets which buildings or other structures. have been identified as being particularly sensitive to the proposed development are: Therefore the only direct legibility between the proposals and the surrounding heritage assets will be plan based through maps and aerial ■ Newstead Abbey - Grade 1 listed (ref. no. 1265325) photography. ■ Newstead Abbey - Park and Garden Grade 2* listed (ref. no. It is therefore clear that the proposed extensions to the existing dwelling 1001082) will have no change in terms of impact on any of the established heritage assets assessed in this section. Fig. 17_View of proposal site looking north east form Station Avenue ■ West Lodge with Adjoining Gate and Boundary Wall - Grade 2 listed (ref. no. 1227534) 9.1.3 Assessment of Mitigation of Harm
There are also a number of listed buildings and structures within the As set out in the previous section, due to the limited scope of the ‘Newstead Abbey’ site. For the purposes of this and as they will not be proposals of this application, their considered design, scale, amount and directly effected by development these shall therefore be treated as part siting it is considered that there will be no perceivable change or harm of the listed Hall and the listed park and garden. experienced by any of the identified heritage in light of this proposed development. Therefore no mitigation, beyond that of the considerations 9.1.2 Assessment of Impact outlined in section 8 of this documents with regards to the design, style, appearance, scale , materiality etc, is offered or necessary. In order to make an assessment on the impact of the proposed scheme on the significant heritage assets identified in section 9.1.1, key views that take in the site and the named heritage assets have been identified and are shown in fig. 17 and 18. The first view is a long view from the south west (fig. 17) which shows the view on the approach to the formal parkland of Newstead Abbey and therefore the West Lodge from Newstead Station along Station Avenue.. Here it can be seen that there is some tree cover offered by the avenue of tress allowing only infrequent glimpses. As one draws closer there are potential views opened up but these are seen in the context of the boundary wall which obscures all but the top of the fascia of the roof the
Fig. 18_View of proposal site looking south west from field gate
http://www.guytaylorassoicates.co.uk 23 4. Heritage Impact Assessment (cont) - Summary
Asset Value Existing Impact Mitigation Resulting Impact
Newstead Abbey Grade I Listed Building with - EXISTING RELATIONSHIP: West Lodge marks one of the No mitigation required No change Grade II and II* listed structures entrances to the Parkland, gardens and Country House. West within grounds. Scheduled Lodge is located 0.5km from the Abbey and there is no visual Ancient Monument connection between the two. - IMPACT: Limited due to visual separation afforded by the distance and robust areas of tree cover means visual impact is nil and is only evident when viewed as part of the approach and arrival experience. Albeit this is a secondary access to the house an parkland and established now as a dwelling in its own right. Newstead Abbey Parkland and Grade II* listed parkland and - EXISTING RELATIONSHIP: West Lodge marks one of the No mitigation required No change Gardens gardens entrances to the Parkland, gardens and Country House. West Lodge is located at one of the establish C19. routes to the private station and prior to this likely one of the routes through the pale or boundary that surrounded the deer park. - IMPACT: Limited due to now being a secondary access to the house and parkland (East Lodge and gate are the main public access to the abbey site) and West Lodge now being established now as a dwelling in its own right. Unlikely that proposals would result in any additional impact when viewed as part of the ensemble of buildings and structures that now make up the private dwelling. Key aspects of significance of West Lodge and associated walls and gates are maintained and unaffected by the proposals West Lodge and Adjoining gates Grade II Listed Building - EXISTING RELATIONSHIP: West Lodge has seen significant Development utilises well crafted, No change and boundary wall extensions to the rear and a certain amount of domestic traditional materiality and detailing paraphernalia since its conversion to a private domestic that compliments the existing dwelling and whilst it still remains a highly significant heritage architecture and materials palette. asset, this is within this domestic context and its overriding significance is formed primarily by its spatial and historical relationship (along with the gates and boundary wall) as an entrance portal to the parkland and for the architectural merit of the main lodge building and gates including the associated piers and walls. - IMPACT: Limited due to extension being set to the back of the existing lodge and C21. extension and its relatively concealed position.
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