Lower Bailrigg Garden Village

Lancaster City Council

SITE NAME: PART 1 OF SG1 (LOWER BAILRIGG GARDEN VILLAGE) LPSA REF: 709, 137, 136, 779, 375 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Burrow Heights Cottages – GII (ref: 1164537 ) Burrow Beck Bridge – GII (ref: 1317731 ) Brantbeck Bridge – GII (ref: 1071717 ) Ashton Park Bridge – GII (ref: 1071716 )

Scheduled Monument N/A Conservation Area N/A Registered Parks and N/A Gardens Non-designated Lancaster Canal Coach House – Highland Brow Lower Burrow – Tarnwater Lane Five Ashes Farmhouse and detached barn – Five Ashes Lane SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Burrow Heights Pair of late-17 th century houses, slobbered rubble with The site encompasses the hamlet and surrounding land, Cottages - GII slate roof at front and stone slabs at rear. The providing the rural historic context to the building. Due to the significance relates to the retention of historic enclosure of the building within the hamlet, views of the material and features associated with a period in the surrounding land from the asset are restricted but there are Lancaster area when traditional buildings were often some views of the rest of the site to the rear of the building rebuilt in stone. It also has a strong aesthetic and (looking north west). The site makes a moderate contribution illustrative value of ‘vernacular’ (i.e. local tradition) to the significance of the building as this is how the hamlet is building construction during this period. historically understood as an agricultural complex. Burrow Heights Farm Cottages faces immediately towards a former agricultural building which is situated perpendicular to the asset. This tightly

enclosed space is how the asset is experienced. The wider setting of the building is provided by the hamlet of Burrow in which it resides. This hamlet includes later-19 th century agricultural buildings to the east of the building (most of which have been converted to residential use). The hamlet and remaining buildings associated with its historic development and former 1

Lancaster City Council agricultural use make a contribution to the significance of the building, but this has been somewhat diminished by some unsympathetic alteration of barn conversions. Burrow Beck c.1797 Accommodation bridge over Lancaster canal The site is immediately adjacent to the bridge. The site is Bridge – GII designed by John Rennie – the engineer of Lancaster partially screened by some mature trees, however glimpses canal. The bridge is associated with the historic and narrow views of the site can be attained when on the development of Lancaster Canal and illustrative of canal footpath and on the bridge. The site has a historic Rennie’s bridge designs. relationship with the bridge as it was constructed to allow The bridge is situated over Lancaster Canal and this access to the agricultural use of the fields and makes a provides the immediate setting to the asset. It makes moderate contribution to the significance of the asset. a positive contribution to its significance as it is a tangible link to its historic development. The wider setting is the open fields to the east and west,

however the bridge and canal are enclosed by mature trees. The bridge is experienced in a secluded environment along the canal footpath, screened by trees either side of the canal. Brantbeck Bridge Late-18 th century bridge for public road over Lancaster The site is immediately adjacent to the bridge. The site is - GII Canal. Designed by John Rennie (engineer of Lancaster partially screened by some mature trees, but some views of Canal). Constructed sandstone ashlar with tall elliptical the site can be attained, particularly on the top of the bridge arch. The significance of the bridge relates to its looking eastwards. The site has a historic relationship with the historic association with the development of the canal bridge as it provided a bridge over the canal for existing public and is illustrative of Rennie’s canal bridge design and road access and makes a moderate contribution to the technological innovations. significance of the asset. The bridge still resides over the canal, this provides the immediate setting of the assets and makes a positive contribution to its significance as it is a

tangible link to the asset’s construction. Immediately to the west of the bridge along Tarnwater Lane resides Brantbeck farm – a mid-19 th century farmhouse and barn – which makes a neutral contribution to the significance of the asset. The canal bridge is experienced in a secluded and tranquil environment from the canal footpath due to the enclosure of the canal at this point with mature trees. Ashton Park c.1797 Accommodation bridge over Lancaster Canal. The site is immediately adjacent to the bridge. Along this point Bridge - GII Designed by John Rennie (engineer of Lancaster of the canal there is no screening provided by trees or Canal). Constructed punched sandstone with elliptical vegetation and the bridge is experienced with the agricultural arch in the centre. The bridge is illustrative of Rennie’s fields of the site providing a backdrop. The site has a historic design innovations for the canal and associated with relationship with the bridge as it allowed access to fields over its historic development. the canal and the site makes a moderate contribution to its The immediate setting of the bridge is provided by the significance. canal which makes strong positive contribution to its significance as it is a tangible link to its historic development. This section of the canal runs through open fields, which provides the wider setting of the bridge. The rural setting of the asset has somewhat been diminished by the erection of pylons, when looking southwards towards the bridge and on the bridge. Non-designated heritage asset(s): Lancaster Canal c.1797 the main part of the Lancaster canal opened. The canal runs west of the site, the majority of this boundary is The principle engineer was John Rennie. The canal ran shrouded with trees. Part of this section of the canal is situated from Lancaster to Preston and the line towards Kendal on a lower level to the site and not visible from the canal was opened 1819. The significance relates to retention footpath. However, views and experience of the site can be of historic form and association with transport obtained further south nearer Ashton Park Bridge. th developments late-18 century. The context of the canal historically ran through agricultural The setting of the canal is extensive. Within the open fields, therefore the site does have a relationship with Lancaster District, it runs through agricultural land in the asset. The canal is presently experienced through the Yealand Redmayne and then through hilly terrain at seclusion of the asset alongside open agricultural fields, which the eight locks of Tewitfield. The canal then runs makes a moderate contribution to the asset’s significance.

Lancaster City Council through Borwick, Carnforth and Slyne towards Lancaster. From there, the canal runs south and branches at Glasson Dock. A footpath runs along the Canal and a large portion of the canal is experienced in a secluded and tranquil environment even in urban areas. Coach House – Former Coach House, visible on c.1840s OS map as The Coach House is situated on high topography within the site Highland Brow ‘Lousy Inn’. The building retains some details of local and is visible along Highland Brow and from Lower Burrow vernacular construction – sandstone rubble walls, Farm. The site provides a tangible link to historic development central barn door opening and finials to gable end. and use of the asset and makes a moderate contribution to its However, the building has been converted to significance. residential use which has diminished the significance through insertion of new openings. The immediate setting of the building is provided by Highland Brow to the front which historically would have allowed direct access to the former Coach House. The wider setting are the surrounding agricultural fields. Lower Burrow – 1867 farmhouse. Double-pile house constructed The site provides the historic agricultural setting of the building Tarnwater Lane random squared sandstone with a pitched slate roof. and due to the changing topography frames views of the asset. Central pitched slate roof porch. Surrounded by barns, The site makes a moderate contribution to the significance of which have now been converted to residential use. the asset. The large barns have lost much of their significance through conversion and insertion of new openings. The farmhouse still retains some aesthetic value and illustrative of traditional building construction techniques in mid-19 th century. However, it is not a rare example of vernacular construction as by 1867 building techniques had become more standardised. The immediate setting of the farmhouse is provided by the surrounding cluster of buildings which represent the former agricultural use of the site. This historic connection has somewhat been negatively impacted through the conversion of the buildings to residential. The wider setting of the farmhouse is provided by the surrounding open agricultural fields. The fields gently slope down towards Lower Burrow and, particularly from Tarnwater Lane, the building is framed amongst the rural setting. Five Ashes Farm – Farmhouse and detached barn to the south, visible on The site provides a moderate contribution to the significance Burrow Road c.1840s OS map. Facing onto Burrow Road and the of the asset due to its historic connection to the former use of junction to Five Ashes Lane. The farmhouse is double- the building and its prominence immediately on the main road. pile symmetrical composition, constructed in stone and rendered with a slate roof. Windows and doors with stone surrounds. The farmhouse is illustrative of local vernacular style and has aesthetic value with symmetrical frontage. The barn to the south has been converted to residential use and has lost much of its architectural and historic significance. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Burrow The land behind the cottages and hamlet rises gently towards Burrow Heights and therefore development may impact some Heights views of the asset if situated on this part of the site. Additionally, the scale of development particularly behind the asset of Cottages – GII more than two storeys could dominate the setting and views of the listed building. The increased noise and lighting associated with new development will potentially impact the existing secluded experience of the asset in its current rural

Lancaster City Council environment. Development on the site will subsume the nucleated setting of the building within a hamlet with surrounding open agricultural fields. The potential impact is considered to be major. Burrow Beck Siting of development immediately along the canal could potentially impact views of the bridge along the canal footpath Bridge – GII and dominate the asset. The allocation may have a direct impact on the structure through increased traffic over the bridge, which could impact the historic fabric. The potential impact is considered to be major/moderate. Brantbeck Siting of development immediately along the canal could potentially impact views of the bridge along the canal footpath Bridge – GII and dominate the asset. The allocation may have a direct impact on the structure through increased traffic over the bridge, which could impact the historic fabric. The potential impact is considered to be major/moderate. Ashton Park Siting of development will likely impact views of the bridge from the canal footpath. In addition, development could Bridge – GII potentially diminish the relationship the bridge has to agricultural fields. The allocation may also have a direct impact on the structure through increased traffic over the bridge, which could impact the historic fabric. The potential impact is considered to be major/moderate. Lancaster Development immediately along the canal could negatively impact views and experience of the asset in a quiet rural Canal environment. The impact on the non-designated heritage asset, of regional importance, is considered to be moderate. Coach House Development may have a visual impact on the setting of the asset, particularly if situated close proximity behind. In addition, the historic association of the fields to the asset could be lost through development. The potential impact on the non-designated heritage asset is considered to be minor. Lower Burrow Development may have a visual impact on the setting of the asset, particularly if enclosing the asset. In addition, the historic Farm association of the fields to the asset could be lost through development. The potential impact on the non-designated heritage asset is considered to be minor. Five Ashes Development may have a visual impact on the setting of the asset, particularly if situated close proximity behind. In Farm addition, the historic association of the fields to the asset could be lost through development. The potential impact on the non-designated heritage asset is considered to be minor.

ENHANCEMENTS AND MITIGATING HARM Maximising Enhancement (e.g. Public access, interpretation, increase understanding through research, repair/regenerate heritage assets, removal from HAR register, better reveal significance through new viewpoints)

• The site currently has limited public access, with a few minor roads (e.g Tarnwater Lane and Highland Brow) running through the site. The appreciation of the overriding vernacular impression of built heritage may be better understood with the arrangement and form of new buildings to better reveal their architectural and historic significance. • The canal is currently accessible via a footpath alongside the canal and connected at the aforementioned canal bridges. However, there is no heritage interpretation along this point of the canal which could potentially be improved through the site allocation. This could better reveal the interest and significance of the canal bridges, their construction and the associated historic development of the canal.

Mitigating Harm (e.g. identify alternative sites, amendments to site boundary, relocate development within the site, identify design requirements, open space, protection of key views, density, layout and heights of buildings, traffic management)

• The rural setting of the hamlet of Burrow, including Grade II listed Burrow Heights Cottages, will be diminished through development in the agricultural fields which have a historic association with the building. This will have a major impact on the Burrow Cottages, of regional significance, the impact of which could be mitigated through reducing the effects of development. Carefully designed landscaping within the immediate setting and close proximity could ensure that a rural context of the buildings is protected through a 'landscape buffer’. In addition, development near the asset, particularly on elevated ground, should be restricted. • The listed canal bridges are of regional significance and may be directly impacted by increased traffic and vehicular access. A traffic control or calming measure may be required to minimise the extent of use of the bridges through vehicle use and long term impact on the structure. • The harm caused to the rural setting of the canal could be mitigated through a landscape buffer or detailed masterplan to create high quality design which would be visible from the canal footpath. • Development should be sensitively designed to take account of changing topography and the agricultural setting of designated and non-designated heritage assets within the site. Low density housing may soften the urban character of new development and the arrangement of buildings could take account of the historic field arrangement.

Lancaster City Council CONCLUSIONS AND RECOMMENDATIONS The site encompasses the hamlet of Burrow and grade II listed Burrow Heights Cottages. The hamlet has had some modern development and conversion of former barn buildings, which has somewhat negatively altered the historic agricultural context of the hamlet. Nevertheless, the heritage values can still be understood in the context of surrounding agricultural fields. The development of the site will affect the setting of designated and non-designated heritage assets. The most significant assets affected include Burrow Heights Cottages and the canal bridges which are Grade II listed. These will be impacted as development will potentially be visible from the assets and could dominate or detract from the heritage values. For the listed canal bridges, the allocation could potentially have a direct impact on the structures through increased vehicular traffic. The allocation of the site would erode the historic rural association of the land with the cottages and former farm buildings and will likely lead to substantial harm to the significance of Burrow Heights Cottage (Grade II). Some minor public benefits to the historic environment could be achieved through the allocation of the site, such as the heritage interpretation of the canal and creating views/vistas of non-designated heritage assets. However, the benefits of these do not outweigh the harm caused by the allocation. The harm caused by allocation could be mitigated through the restriction of development in close proximity to Burrow hamlet and the grade II listed cottages – particularly on elevated grounds to the rear of the property. It is recommended that a landscape buffer is provided around hamlet of Burrow to retain a rural ‘sense of place’ and to restrict development on elevated grounds and within close proximity to reduce the visual impact on the setting. In addition, it recommended that a traffic controlling measure is used to minimise the impacts of vehicular traffic over the listed bridges to protect the historic fabric and structures. The rural setting of the canal bridges will be eroded through allocation of the site and it is recommended that either a landscape buffer is provided to minimise visual impact along the canal footpath or high quality development masterplan is used to create an attractive water frontage development. The overriding rural character and setting of non-designated heritage assets within the site will be impacted and it is recommended that low density development will help to soften the urban character of the site allocation and any retaining historic field boundaries are utilised in the masterplanning of development.

Lancaster City Council

SITE NAME: PART 2 OF SG1 (UPPER BAILRIGG GARDEN VILLAGE) LPSA REF: 334

SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Carr Lane Bridge – Grade II (ref: 1298383 ) 17 Ashford Road – Grade II (ref: 1298378 ) Scheduled Monument N/A Conservation Area N/A Registered Parks and N/A Gardens Non-designated Lancaster Canal SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s) within the site: Carr Lane Bridge - c.1797 bridge for public road over Deep Cutting of The site sits immediately adjacent to the bridge. The site is GII Lancaster Canal. Probably designed by John Rennie partially screened by some mature trees, however glimpses of (engineer of Lancaster Canal). Also known as Broken the site can be attained when on the canal footpath and on the Back Bridge. Constructed in coursed squared bridge. The site has a historic relationship with the bridge as it sandstone, altered and rebuilt with a raised road was constructed to allow access to the agricultural use of the surface and central railings. The bridge is illustrative of fields and makes a moderate contribution to the significance of Rennie’s design for canal bridges and associated with the asset. the historic development of the canal. The bridge is situated over the canal and this provides the immediate setting of the bridge. The canal makes

a positive contribution to the significance of the asset as it is a tangible link to its historic development. The wider setting is provided by open fields to the west and east, with Whinney Carr farm to the east. However, these make a minor contribution to the significance as the bridge is experienced in a secluded environment along the canal footpath screened by trees either side of the canal.

Lancaster City Council 17 Ashford Road Mid-18 th century farmhouse and attached stables. The site is not visible from or near 17 Ashford Road and makes Constructed sandstone rubble and painted, with a no contribution to the significance of the building. Westmorland slate roof. The roof has coped gables with kneelers. The significance of the building derives from its aesthetic and historic illustrative value of vernacular construction of double-pile houses in 18th century Lancaster area. The immediate setting of the building is the enclosure of a low stone boundary wall to the frontage, which makes a minor contribution to the significance of the asset. The wider setting of the building is the later 20 th century developments of Scotforth which do not make a positive contribution to the significance of the building. Non-designated heritage asset(s) within the site: Lancaster Canal c.1797 the main part of the Lancaster canal opened. The canal runs adjacent to the west of the site, the majority of The principle engineer was John Rennie. The canal ran this boundary is shrouded with trees. Part of the length of this from Lancaster to Preston and the line towards Kendal section of the canal is situated much lower to the site and not was opened 1819. The significance relates to retention visible from the canal footpath. However, views and of historic form and association with transport experience of the site can be obtained further south nearer developments late-18 th century. Ashton Park Bridge. The setting of the canal is extensive. Within the The context of the canal historically ran through agricultural Lancaster District, it runs through agricultural land in open fields and the site does have a relationship with the Yealand Redmayne and then through hilly terrain at canal. The canal is presently experienced through the seclusion the eight locks of Tewitfield. The canal then runs of the asset alongside open agricultural fields, which make a through Borwick, Carnforth and Slyne towards moderate contribution to the significance of the asset. Lancaster. From there, the canal then runs south and branches at Glasson Dock. A public footpath runs along the Canal and a large portion of the canal is experienced in a secluded and tranquil experience. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

• The canal is currently accessible via a canal footpath and canal bridges (some of which are listed). At this point along the canal there is no heritage interpretation which could potentially be improved through the allocation of the site. This could better reveal the interest and significance of the canal bridges, their construction and the associated historic development of the canal.

• The allocation may directly impact the canal bridge and the historic fabric through increased vehicular use. A traffic control or calming measure may be required to minimise the extent of vehicular use of the bridges and long term impact on the structure.

Lancaster City Council • The allocation may impact the setting of this section of the canal, which could be mitigated either through a landscape buffer or a high quality canal frontage development. • Development should be sensitively designed to take account of changing topography and the agricultural setting of designated and non-designated heritage assets within the site. Low density housing may soften the urban character of new development and the arrangement of buildings could take account of the historic field arrangement. CONCLUSIONS AND RECOMMENDATIONS The site runs east along the Lancaster Canal, a non-designated heritage asset, and a Grade II listed canal bridge – Carr Lane Bridge. The allocation will permanently remove the rural setting of both assets and will have a moderate impact on how they are currently experienced and their significance. Some minor enhancements to the historic environment, such as heritage interpretation of the canal, could be achieved through the site allocation although this will not outweigh the harm caused by development of the site. It is recommended that the harm caused by visual impact of development is mitigated through either a landscape buffer or a detailed masterplan to create high quality development along the canal frontage. The benefits of the latter could be weighed against the impact on the setting of a non-designated heritage asset of regional importance. It is also recommended that low density development will help soften the urban character of the site allocation and could mitigate the permanent loss of the agricultural setting to the assets. Furthermore, development of the site may result in increased vehicular use of Carr Lane Bridge which could have long term impacts on the structure which should be monitored and traffic controlled to minimise use and impact on the listed structure.

Lancaster City Council

SITE NAME: PART 3 OF SG1 (NORTH AND EAST OF BAILRIGG HAMLET) LPSA REF: 327, 344

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Bailrigg Farmhouse – Grade II (listing ref: 1071754 )

Scheduled Monument N/A Conservation Area N/A Registered Parks and N/A Gardens Non-designated N/A SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Bailrigg 1718 Farmhouse, constructed in slobbered sandstone The site is adjacent to Bailrigg Farm and circulates the hamlet Farmhouse - GII rubble with a slate roof. The building is illustrative of to the north, east and south. Views of the site are limited from the local vernacular from the 18 th century and has a the asset due to the enclosure within the hamlet and screening strong aesthetic style as a traditional building with provided by some mature trees. However, the site provides a symmetrical composition and has retained many historic association with the former agricultural use of the historic features such as leaded lights and a datestone buildings of Bailrigg Farm which makes a moderate on the lintel. The building is situated behind a low contribution to the significance of the asset. stone boundary wall which faces onto a forecourt area and surrounding former agricultural buildings. The building is enclosed in a hamlet, which makes a positive contribution to the significance of the asset as it provides a tangible link to the historic development of the area. This historic setting has been eroded by 20 th century housing to the west along Bailrigg Lane. The wider setting of the building is open agricultural fields, which has been significantly diminished by the development of the M6 motorway to the east and Lancaster University campus to the south. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Name of asset • Location and siting (e.g. proximity, extent, topography, key views) • Form and appearance (e.g. prominence, massing, scale and materials)

Lancaster City Council • Secondary effects (e.g. increased traffic movement, vibration, noise, lighting, access and use of landscape) Bailrigg The infill of the surrounding agricultural fields between Bailrigg and the motorway may erode the rural setting of the hamlet Farmhouse and Bailrigg farmhouse. The setting and experience of the asset may be further eroded through increased noise and lighting from development. In addition, insensitive development such as tall buildings could erode the small scale and vernacular form of Bailrigg farmhouse and surrounding barn buildings (now residential use). The potential impact on the asset is considered to be moderate.

• From a conservation and heritage perspective, there are limited enhancements to the historic environment which could be achieved through allocation of the site.

• The rural setting of the hamlet of Bailrigg, including the Grade II listed Bailrigg Farmhouse, will be diminished through development in the agricultural fields which have a historic association with the building. The harm caused by this could be mitigated through a landscape buffer around Bailrigg hamlet to preserve the rural character of the setting. • Low-density and low-rise development may soften the urban character of the site allocation and the arrangement of buildings could take account of the any existing historic field arrangements.

CONCLUSIONS AND RECOMMENDATIONS The site is situated north, east and south of the hamlet of Bailrigg, which includes grade II listed Bailrigg Farmhouse. The site allocation already includes a buffer and area of separation around the hamlet, which will mitigate some of the harm caused by development in the rural setting. Any harm could be further mitigated through landscaping and restriction of development to low-rise (2-3 storeys) and utilise the retention of any historic field arrangements in the layout of the development of the site.

Lancaster City Council

SITE NAME: PART 4 OF SG1 & SG3 (LANCASTER UNIVERSITY CAMPUS) SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Bailrigg House - GII (ref: 1391378 ) Barker House Farmhouse – GII (ref: 1362509 ) Scheduled Monument N/A

Conservation Area N/A

Registered Parks and N/A Gardens Non-designated Brandrigg

SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s) within the site: Bailrigg House - Arts and Crafts house, built 1899-1902. Designed by The site makes a moderate contribution to the significance of GII Woolfall and Eccles of Liverpool for Herbert Storey of the asset. To the west of the house, the open fields accentuate Lancaster. Constructed in brick with sandstone the Arts and Crafts design set in a rural context. dressing and half timbering. Typical revival detailing including gargoyles and stone Tudor style chimney stacks. The significance of the house derives from its aesthetic value in the Arts and Crafts style and the illustrative fashion of revival Vernacular features. It is also associated with local notable businessman and notable architects from Liverpool. Similar to many large houses in Arts and Crafts style, the setting of the building is associated with its placement within the landscape. To the west of the house a landscaped garden, designed by Thomas Mawson in 1906 for Herbert Storey which makes an important contribution to the significance of the asset. The backdrop of mature trees also make a positive contribution to the significance of the building as it accentuates its Arts and Crafts architectural style, particularly when viewing the asset from Scotforth Road and Burrow Bridge. However, a large wind turbine has been erected behind the building which has negatively impacted the setting and detracts from the architectural significance of the building.

Lancaster City Council From the east, the building is viewed in an enclosed forecourt surrounded by mature trees. This creates a secluded environment to appreciate the architectural interest of the building, but has somewhat been diminished through the use of the space as a car park immediately in front of the building and makes a neutral contribution to the significance of the asset.

Barker House Farmhouse c.1800, with earlier 17 th century remains. The university campus has completely subsumed the Farmhouse - GII The building is constructed in slobbered rubble with a agricultural and rural setting of the building and makes a slate roof. The significance of the building derives negative contribution to the significance of the building. from its vernacular aesthetic value and retention of historic fabric.

The setting of the farmhouse is provided by the

university campus which developed in the 20 th century and infilled the agricultural fields which historically surrounded the building. Non-designated heritage asset(s) within the site: Brandrigg Barn A barn building, with a datestone of ‘1626’, The university campus has subsumed the agricultural and rural constructed in sandstone rubble with a slate roof. The setting of the building and makes a negative contribution to significance of the building derives from its aesthetic the significance of the building. vernacular style and retention of historic fabric. The setting of the barn building is provided by the university campus and Lancaster House Hotel which

developed in the 20 th century and infilled the agricultural fields. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

• Bailrigg House is used by the university but there is little or no historic interpretation of the building and the original owner, Herbert Storey, which could be improved through allocation of the site. • Although the asset can be viewed from Burrow Bridge, which connects to Scotforth Road, there are currently limited publicly accessible areas where the asset can be viewed. The creation of new viewpoints, along with interpretation, could greatly enhance the appreciation and understanding of the historic interest and design of the asset.

• A buffer to restrict development around the asset could help to mitigate visual impact on the setting of Bailrigg House. To the east, the retention of mature trees could reduce the impact of development situated behind the asset. To the west, the restriction of development in front of the asset could help to preserve its landscape setting which makes a positive contribution to its significance.

Lancaster City Council • Development should be sensitively designed to take account of changing topography and rural setting of the grade II listed Bailrigg House. Low rise development may reduce the visual impacts on the setting of the asset.

CONCLUSIONS AND RECOMMENDATIONS Bailrigg House retains much of its heritage value and is considered to be of regional significance. The exterior of the building retains its original appearance as an Arts and Crafts house and its placement within a rural landscape has been relatively well preserved to the foreground, although this has been eroded to the east with the erection of a wind turbine and the development of the university campus to the south. The allocation of the site would not directly impact the asset but would potentially have a major impact on the setting of the asset. Nevertheless, the site currently has limited public access and the appreciation of Bailrigg House is restricted to some viewpoints on elevated ground on the opposite side of Scotforth Road and from within the university campus. The allocation of the site has the potential to create public viewpoints and increase public appreciation of the asset which would enhance the appreciation of the asset. However, placement of development in the site could erode the rural landscape foreground which accentuates the Arts and Crafts architectural style. It is therefore recommended that a series of mitigation measures are proposed to reduce the effects of development within the site. These include a landscape buffer around the asset – retaining mature trees behind the asset and limiting development to the foreground to protect key views of the asset would help preserve the setting of the asset and could help to create new viewpoints of the building. It is recommended that any development in proximity of the house is restricted to low-rise development to ensure the architectural interest of the building is not dominated.

Lancaster City Council

SITE NAME: PART 5 OF SG1 (EAST OF M6, BAILRIGG AND UNIVERSITY CAMPUS) SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Dam Head – Grade II (listing ref: 1071743 ) Stile North of Entrance to Graveyard (listing ref: 1071764 ) Scheduled Monument N/A

Conservation Area N/A Registered Parks and N/A Gardens Non-designated Hazelrigg Barn Barrow Greaves SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Dam Head – 18 th century farmhouse, constructed slobbered rubble The site is visible from the asset as the land rises steeply to Grade II with a slate roof. The building has a datestone of the west of the building. Although physically divided by the ‘1734’. The building is two bays wide and the river and road, the site makes a contribution to the significance of the asset derives from its retention of agricultural landscape and makes a minor contribution to the historic fabric and vernacular aesthetic value. significance of the asset. The building is situated on flat ground along a beck which feeds into the River Conder. The surrounding landscape is open agricultural fields which make a positive contribution to the significance of the asset as make a tangible link to the historic association of the land with the farm complex. Stile North of c.1800 stile carrying a footpath over the graveyard The site will not be visible from the asset and makes a no Entrance to wall, constructed in sandstone with a rubble based. contribution to the significance of the asset. Graveyard – Grade The graveyard is the site of an earlier church, which II was built c.1800 and replaced in 1907 and demolished in 1936. The significance of the asset derives from its retention of historic material and association with early-19 th century highways features. The setting of the asset is provided by the main road running in the foreground and the graveyard behind, the latter of which makes a positive contribution to the significance of the asset. Non-designated heritage asset(s):

Lancaster City Council Hazelrigg Barn Farmstead complex visible on the 1840s OS map, The site provides the open fields setting which provides a constructed in sandstone with slate roof. The tangible link to the historic agricultural association of the significance of which derives from its retention of buildings, which makes a moderate contribution to the historic material and vernacular aesthetic value, significance of the asset. although the latter has been diminished through the conversion of many buildings to residential use. The farmstead is situated on a gently rising slope and faces immediately onto Hazelrigg Lane, with mature trees to the backdrop and surrounding open agricultural fields which enhance the vernacular appearance of the building. Barrow Greaves Farmhouse visible on the 1840s OS map, constructed The site wraps around the building but still provides the rural in sandstone, rendered, with a slate roof. The and agricultural context of the building, which makes a significance of the building derives from its retention moderate contribution to the significance of the asset. of historic material and vernacular aesthetic plan form, although there have been later additions and

alterations which have diminished some of its historic value. The farmstead is situated in the surrounding open agricultural fields, which enhance the vernacular appearance of the building. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Dam Head – Due to the rising topography from the River Conder, the site will be visible in the distance from the asset and could erode Grade II the surrounding historic rural context. It is considered this will have a moderate impact on the significance of the asset. Stile North of The site is not visible from the asset and does not have a historic association with the asset. There will be no impact on the Entrance to significance of the asset resulting from the allocation of the site. Graveyard – Grade II Hazelrigg Development may have a visual impact on the setting of the asset, particularly if enclosing the buildings. In addition, the historic association of the fields to the asset could be lost through development of the site although this has been diminished through the conversion of the building to residential use. The potential impact on the non-designated heritage asset is considered to be moderate. Barrows Development may have a visual impact on the setting of the asset, particularly if developing in close proximity to the east. In Greave addition, the historic association of the fields to the asset could be lost through development of the site although this has been diminished through the conversion of the building to residential use. The potential impact on the non-designated heritage asset is considered to be minor. ENHANCEMENTS AND MITIGATING HARM Maximising Enhancement (e.g. Public access, interpretation, increase understanding through research, repair/regenerate heritage assets, removal from HAR register, better reveal significance through new viewpoints)

• From a heritage and conservation perspective, there are limited enhancements to the historic environment which could be achieved through the allocation of the site.

Lancaster City Council Mitigating Harm (e.g. identify alternative sites, amendments to site boundary, relocate development within the site, identify design requirements, open space, protection of key views, density, layout and heights of buildings, traffic management)

• Development impacting views and the setting of Dam Head farm could be mitigated through landscape buffer along the River Conder and restriction of buildings to 2-storeys along the boundary of the site which may overlook the farm. • Development could take account of changing topography of the site and retention of any existing historic field patterns to soften the urban character of any new development. CONCLUSIONS AND RECOMMENDATIONS The site allocation has to the potential to impact the setting of designated and non-designated heritage assets. The most important heritage asset affected, which lies outside the site boundary, would be Dam Head Farmhouse (Grade II listed). The potential allocation could detract and erode the surrounding rural context and agricultural setting of the farm, particularly due to the rising topography of the site away from the farmstead. It is therefore recommended that a landscape buffer is situated along the River Conder and edge of the boundary near Dam Head to protect views and setting of the building. In addition, a landscape buffer near Hazelrigg and Barrows Greave could mitigate any harm on the setting of these asset. Although, due to their non-designated status, proportionally less weight should be given to protect these assets and some impacts on the significance could be managed. It is also recommended that to soften the urban character of development, the layout is arranged utilising the retention of any historic field patterns.

Lancaster City Council

SITE NAME: PART 6 OF SG1 (WEST OF LANCASTER CANAL) SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Lunecliffe Hall – Grade II (listing ref: 1194962 ) Ashton Hall – Grade I (listing ref: 1071756 ) Brantbeck Bridge – Grade II (listing ref: 1071717 ) Scheduled Monument N/A Conservation Area N/A Registered Parks and N/A Gardens Non-designated Brantbeck Farm 1-2 Tarnwater Cottages Lancaster Canal SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s) outside the site: Lunecliffe Hall – Lunecliffe Hall, formerly known as Stodday Lodge, is a The site is located south of the asset and physically divided by GII late-18 th century small country house. The building is Ashton Road. The site is on elevated ground in which there is a constructed in sandstone ashlar with a slate roof. The theoretical line of inter-visibility however this is separated by significance of the building derives from its retention the surrounding mature trees. The site make a minor of historic material from the 18 th century, illustrative contribution to the significance of the asset. of changing architectural fashions and aesthetic value as designed in Neo-Classical style.

The building is situated on elevated ground west of Ashton Road, with a sweeping driveway leading up to the building and a former lodge house situated along the road. The building is enclosed by mature trees which creates a secluded environment for the asset. The surrounding land is open agricultural fields but there is limited inter-visibility with this due to the surrounding mature trees. Ashton Hall - GI 14 th century mansion with later additions, constructed The site is located north east of the asset. Due to the enclosure in sandstone with slate roofs. The building comprises of the asset within large grounds and retaining wall along of a medieval rectangular tower with four diagonally Ashton Road, inter-visibility with the site will be restricted. The projecting embattled towers. The later addition to the site makes a neutral contribution to the significance of the right has Gothick style windows and square turrets. asset. The significance of the building relates to its medieval origins and historic association with notable local

people and architects including Edmund Lawrence and Lord Ashton. The building has a high aesthetic value as a tower house which Pevsner describes as ‘the best example in the country’.

Lancaster City Council The building is situated in a walled park on the east bank of Lune, now a golf park shrouded in mature trees. This provides the setting to the building and encloses views of the asset from outside. Brantbeck Bridge Late-18 th century bridge for public road over Lancaster The site is immediately adjacent to the bridge. The site is - GII Canal. Designed by John Rennie (engineer of Lancaster partially screened by some mature trees and Brantbeck Farm Canal). Constructed sandstone ashlar with tall elliptical which is situated immediately next to the bridge. The site has a arch. The significance of the bridge relates to its historic relationship with the bridge as it provided a bridge historic association with the development of the canal over the canal for existing public road access and makes a and is illustrative of Rennie’s canal bridge design and moderate contribution to the significance of the asset. technological innovations. The bridge still resides over the canal, this provides the immediate setting of the assets and makes a

positive contribution to its significance as it is a tangible link to the asset’s construction. Immediately to the west of the bridge along Tarnwater Lane resides Brantbeck farm – a mid-19 th century farmhouse and barn – which makes a neutral contribution to the significance of the asset. The canal bridge is experienced in a secluded and tranquil environment from the canal footpath due to the enclosure of the canal at this point with mature trees. Non-designated heritage asset(s) within the site: Brantbeck Farm Mid- to late-19 th century barn and farmhouse. The The site encloses the farmhouse and provides the rural and farmhouse is double-pile constructed random rubble agricultural context to the farmhouse and barn buildings, sandstone with a slate roof and kneelers. To the front which makes a moderate contribution to the historic the building has two sash windows and a long stairwell association of the buildings. window with Gothick glazing bar. The setting is provided by the surrounding open agricultural fields to the north and west. To the east, the canal and mature trees along the boundary provide a backdrop to the farmhouse. 1-2 Tarnwater Semi-detached cottages, visible on the 1840s OS map. The site encompasses the assets and provides a rural backdrop Cottages The houses are eclectic mix of revival styles, with a to the buildings, which makes a moderate contribution to their symmetrical façade constructed in roughcast render significance. with some Neo-Classical detailing around the windows and porch. The buildings are surrounded by flat open agricultural land which makes a positive contribution to the significance of the assets. Lancaster Canal c.1797 the main part of the Lancaster canal opened. The canal runs east of the site, the majority of this boundary is The principle engineer was John Rennie. The canal ran shrouded with trees. Part of this section of the canal is situated from Lancaster to Preston and the line towards Kendal on a lower level to the site and not visible from the canal was opened 1819. The significance relates to retention footpath. of historic form and association with transport The context of the canal historically ran through agricultural th developments late-18 century. open fields, therefore the site does have a relationship with The setting of the canal is extensive. Within the the asset. The canal is presently experienced through the Lancaster District, it runs through agricultural land in seclusion of the asset alongside open agricultural fields, which Yealand Redmayne and then through hilly terrain at makes a moderate contribution to the asset’s significance. the eight locks of Tewitfield. The canal then runs through Borwick, Carnforth and Slyne towards Lancaster. From there, the canal runs south and branches at Glasson Dock. A footpath runs along the Canal and a large portion of the canal is experienced in a secluded and tranquil environment even in urban areas. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council Lunecliffe Hall The site is situated south west of the asset and does not currently contribute to the experience of the asset due to the - GII enclosure by surrounding mature trees. It is possible that the site is a theoretical line of visibility with the asset and if the trees were removed this may impact views and experienced of the asset. Ashton Hall - Development of the site will not impact views of or experience of the asset and will have a negligible impact on the GI significance of the asset. Brantbeck Siting of development immediately along the canal could potentially impact views of the bridge along the canal footpath Bridge – GII and dominate the asset. The allocation may have a direct impact on the structure through increased traffic over the bridge, which could impact the historic fabric. The potential impact is considered to be major/moderate. Brantbeck Development of the site may have a visual impact on the rural setting and historic association of the fields with the asset. Farm The potential impact on the non-designated heritage asset is considered to be moderate. 1 - 2 Development of the site could potentially detract from the architectural interest of the buildings and erode the surrounding Tarnwater rural setting of the buildings. The potential impact on the significance is considered to be minor. Cottages Lancaster Development immediately along the canal could negatively impact views and experience of the asset in a quiet rural Canal environment. The impact on the non-designated heritage asset, of regional importance, is considered to be moderate.

• The canal is currently accessible via a footpath alongside the canal and connected at the aforementioned canal bridges. However, there is no heritage interpretation along this point of the canal which could potentially be improved through the site allocation. This could better reveal the interest and significance of the canal bridges, their construction and the associated historic development of the canal.

• The foreground of Lunecliffe Hall is provided by its enclosure on a hill and enclosed by mature trees, however there is a potential that the site situated to the south west will be in the theoretical line of visibility if the tree were removed. The impact of the site if this were to occur could be mitigated through a landscape buffer along Ashton Road and use of sympathetic materials particularly on roofs. • The harm caused by the erosion of the rural setting of Brantbeck Farm and Tarnwater Cottages could be mitigated through a landscape buffer around the assets and restriction on design heights and materials to be sympathetic to the surrounding built heritage. • Due to the possible impact on the structure of Brantbeck Bridge, a traffic calming or controlling measure could minimise the vehicular use impact. • A landscape buffer or high quality design along the canal could mitigate impact of removal of the rural setting of the canal. CONCLUSIONS AND RECOMMENDATIONS The site is enclosed by Lancaster Canal to the east and Ashton Road to the west and forms the wider rural and agricultural of Lancaster city. The development of the site will have a negligible impact on the setting of two designated heritage assets – Ashton Hall and Lunecliffe Hall – due to their designed enclosure and separation from the surrounding agricultural land. However, there is a potential for the development of the site to be in the theoretical line of visibility with Lunecliffe Hall if surrounding mature trees were to be removed. This could be somewhat mitigated through a buffer or boundary treatment along Ashton Road and use of materials reflective of local vernacular in closer proximity or potential visibility of the asset. For the Brantbeck Bridge (Grade II), the allocation could potentially have a direct impact on the structure through increased vehicular traffic and it recommended that a traffic controlling measure is used to minimise these impacts on the structure. The allocation of the site may also have an impact on the setting of Brantbeck Bridge, which is currently enclosed by mature trees and situated immediately adjacent to Brantbeck Farm both of which provide a buffer for the asset. It is recommended that the mature trees are retained to maintain the existing enclosed experience of the bridge. The site allocation will have a potential impact on Lancaster Canal – a non-designated heritage asset of regional importance. The potential harm on the setting of the canal could be weighed against the opportunity to increase heritage interpretation along this section of the Canal, however this will unlikely outweigh the harm caused by development. It is therefore recommended that either a landscape buffer or masterplan of high quality waterfrontage development is used to mitigate harm caused by the site allocation. The site allocation may also have a potential impact on the significance of non-designated heritage assets, including Brantbeck Farm and 2-4 Tarnwater Cottages. Development of the site will erode the existing rural and agricultural setting of the buildings, the harm of which makes a moderate contribution to their experience. Due to their non-designated status, proportionally less weight should be given to protecting this asset and some alterations and impacts on the significance could be managed. Nevertheless, harm on the setting of these buildings could be mitigated through scale and height of development reflective of surrounding buildings and use of local materials in closer proximity to the assets.

Lancaster City Council

SITE NAME: SG7 EAST LANCASTER STRATEGIC SITE LPSA REF: 671, 289, 309, 319, 811 SITE ALLOCATION HERITAGE ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 7 Dolphinlee Bridge – Grade II (ref: 1194907 ) Newton Beck Culvert – Grade II (ref: 1194908 ) Standfast Complex (Former Waggon Works) – Grade II (ref: 1298408 ) Lancaster Castle – Grade I (ref: 1194905 ) Priory and Parish Church of St Mary – Grade I (ref: 1195068 ) Ashton Memorial – Grade I (ref: 1288429 ) Cathedral Church of St Peter – Grade II* (ref: 1214397 )

Conservation Area 1 Lancaster Conservation Area Ashton Memorial Gardens and Williamson Park Registered Parks and 1 Ashton Memorial Gardens and Williamson Park – Grade II (ref: 1000942 ) Gardens

Non-designated 1 Ridge Farm Lancaster Canal

SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of Significance of the asset (heritage values) and the Site contribution to the significance of the asset asset setting (physical surroundings and experience of the asset) Designated heritage asset(s) within the site: Dolphinlee c.1797 Accommodation bridge over Lancaster Canal The site is currently not visible from or immediately next to the asset Bridge - GII designed by John Rennie – engineer of Lancaster due to the delineation of trees, however is within the ‘Zone of canal. Constructed in coursed sandstone with Theoretical Visibility’ if the trees were removed. elliptical arch. The significance of the asset relates to The site has a historic connection to the asset as the bridge allowed its historic association with the development of the access to the agricultural fields following the construction of the canal and illustrative of Rennie’s innovations in canal canal in the late-18 th century. The site makes a moderate bridge building. contribution to the significance of the asset but much of its The bridge still resides over Lancaster canal which significance derives from technological interest and association to provides its immediate setting. This makes a major engineer, John Rennie. contribution to the significance of the asset as it provides a tangible link to its historic development.

The bridge is experienced in a relatively secluded environment along the canal footpath. The wider setting of the bridge includes a footpath and car park to the west and agricultural fields to the east. The footpath and car park, have a declining topography away from the asset, surfaced in tarmac and surrounded by mature trees, which do not make a

Lancaster City Council positive contribution to the significance of the asset. The open agricultural fields to the east are hidden from view by trees and vegetation along the canal. Designated heritage asset(s) outside the site: Newton Culvert for Newton Beck c.1797, designed by John The site is not visible from the culvert and the site makes no Beck Culvert Rennie (engineer of Lancaster canal). Its significance contribution to the significance of the asset. - GII relates to its association with the development of the canal in late-18 th century and innovations of bridges and waterways during this period. Additionally, there is a decorative and aesthetic value with the use the use of pilasters which imitates more important aqueducts and bridges. The immediate setting is provided by the isolated beck which runs through the culvert, the steep topography of trees and vegetation which surround the culvert. In addition, the canal which runs above the culvert provides a positive contribution to the significance of the asset as it is a tangible link to the historic development of the asset. Standfast 1863-5 former Wagon Works, built alongside the The site is not visible from the asset due to topography changes and Complex Midland Railway (now demolished). Designed by local screening of mature trees along the canal. There is a potential for (former architect E.G Paley. A tall single storey sandstone the site to be within the ‘Zone of Theoretical Visibility’ if the trees Waggon shed, with a uniform and imposing appearance along were removed, but the site would still not make a contribution to Works) - GII Caton Road. The significance of the building relates to the setting as there is a physical division provided by Caton Road and its historic association with the former Midland the Canal between the asset and the site. Railway, industrial use and associated later use as internment camp in 1914. In addition, the asset was designed by locally important architect Edward Paley (of Paley & Austin practice) and has a very industrial appearance. The immediate setting of the building is provided by Caton Road and the River Lune. This does not make a positive contribution to the significance. The physical connection of the former Midland Railway (west of the asset) has been lost following its demolition/removal, thus its setting has been diminished. Lancaster A castle with surviving structures from c.1150 and The castle is visible at a distance from the site, but the site does not Castle - GI c.1200, 15 th century and refurbished from late-18 th make a contribution to the significance of the building. century. The building is a highly significant heritage asset due to its physical remains and historic

association as a castle from the medieval period, Assizes and later used as a prison. The fabric has further potential to provide evidence for the original date of the building, as it is not fully clear when and who it was constructed for. The building is architecturally imposing and prominent upon Lancaster skyline, which reinforces its fortified and prison history. Since its closure as a prison, the building has become a tourist attraction and greatly increased its communal value. The immediate setting of Lancaster Castle is Castle Hill and its situation near to St Mary’s Priory Church, which makes a strong positive contribution to its significance as provides tangible link to the medieval development of the area. Due to its position on high topography, the asset is highly visible from many areas within Lancaster city, often framed within the finer grain and urban form of the streets of Lancaster and sitting on the skyline of the city. The city acts as the wider setting to the Castle as its topography and low-rise buildings accentuate the building’s physical prominence.

Lancaster City Council

Priory and Anglican parish church, dating 15 th century with later The Priory is visible at a distance from the site, but the site does not Parish 18 th and 19 th century additions and restorations. The make a contribution to the significance of the asset. Church of St building is of high significance due to its remains and Mary - GI connection as a medieval church. The building has a high aesthetic value and retains some original Gothic detailing. The west tower was built and designed by notable national architect, Henry Sephton, of Liverpool 1754-5. The immediate setting of the Priory is the churchyard in which it is experienced in a sheltered environment due to the surrounding walls and trees. The building is on Castle Hill behind Lancaster Castle. The situation of the church on a prominent position and highly visible from many areas within the city and from north of the River Lune, towards Morecambe and Skerton. The location on the hill accentuates the architectural interest and historic prominence, thus makes a positive contribution to the significance of the asset. Cathedral Roman Catholic cathedral, originally a parish church. The Cathedral is visible at a distance from the site, but the site does Church of St Dates 1857-59 by local architect Edward Paley. The not make a contribution to the setting and significance of the asset. Peter – GII* building is designed in Gothic revival style and constructed in sandstone ashlar with a slate roof. The building is illustrative of the revival of Gothic architectural style in the late-19 th century and is associated with locally notable architect, E.G. Paley. The immediate setting of the Church is the fine grain of Lancaster’s terraced housing to the north and east, and the Canal and industrial buildings to the west. This makes a minor contribution the significance of the asset, but the wider setting provided by the low- rise cityscape is how the asset is better appreciated and experienced. The topography of the city rises towards the Cathedral and the buildings are predominantly 2-3 storeys, thus this accentuates the architectural form and spire of the Cathedral. This makes a positive contribution to the significance of the building.

Lancaster The Conservation Area covers the medieval and Lancaster Conservation Area is visible at a distance from the site, but Conservation Georgian core of the city centre and the periphery of the site does not make a contribution to the experience or setting of Area terraced housing and industrial buildings from 19 th the Conservation Area. century. The significance of the city relates to its continued prominence and importance as a political

centre in the North of England, its fortuitous design and retention of features/buildings associated with its continued development through the Roman, Medieval, Georgian and Victorian periods. The overriding impression of the Conservation Area is a large market town, predominantly 2-3 storey buildings constructed in sandstone with pitched slate roofs and the spires and domes of religious and public buildings which punctuate the skyline. The Conservation Area has developed fortuitously over time but still remains enclosed on the east side by the steep topography that leads up to Williamson Park and Ashton Memorial and then rises to the north west to Castle Hill. The conservation area is surrounded by 20 th century housing to the north and south with surrounding agricultural land and open fields. The setting of the city makes a very minor contribution to the significance of the Conservation Area as much of its significance relates to the urban 3

Lancaster City Council built form and retention of features which illustrate or have the potential to provide evidence for its historic development.

Ashton Memorial commissioned by Lord Ashton in 1904 and Ashton Memorial is visible at a distance from the site, but the site Memorial - erected 1907-9, designed by John Belcher. does not make a contribution to the setting and significance of the GI Constructed in Portland Stone, Cornish granite steps asset. with a copper-clad dome. The building is designed in an English Baroque revival style and is the principle building of Williamson Park. It is a landmark building and dominates the skyline of Lancaster. The significance relates to the extraordinary architectural design, association with notable architect, landmark position within the city and continued iconic association with Lancaster’s townscape. The immediate setting of Ashton Memorial the forecourt and stone steps, which is how the building is experienced. This does provide a positive contribution to the significance of the asset. However, the surrounding landscape, Williamson Park, provided a wider setting for the appreciation of the architectural form and massing of the building. The city of Lancaster provides an important foreground to the building and the rising topography of a relatively low-rise city accentuates the form of the memorial, which is further distinguished by surrounding trees and natural features. Williamson A public park which was laid out during 1870s for Williamson Park and Ashton Memorial Gardens are visible at a Park and James Williamson Snr and later carried on by his son, distance from the site, but the site does not make a contribution to Ashton James Williamson Jnr (Lord Ashton). Originally an area the setting or significance of the park. Memorial of open moorland with disused quarries, became Gardens – used for recreation before the park was created. GII Features of the park include sculptures, fountains, a Registered butterfly house and a folly. But the focal point of the Park and park is Ashton Memorial – a grand English Baroque Garden and revival building. Conservation The park is set on steeply sloping land which Area overlooks the city of Lancaster and Lune Valley to the west, which accentuates its aesthetic design and historic interest as it overlooks the city. Non-designated heritage asset(s): Ridge Farm Farm house visible on the c.1840s OS map. The setting The site makes a moderate contribution to the significance of the is provided by the surrounding agricultural fields, asset due to the historic connection of the use of the building and which make a positive contribution to the historic use the fields. of the asset. Lancaster c.1797 the main part of the Lancaster canal opened. The canal runs through the west part of the site, much of this Canal The principle engineer was John Rennie. Ran from boundary is shrouded by mature trees on the eastern side. However Lancaster to Preston – the line towards Kendal was due to rising topography of the site, the site is visible from section of opened 1819. The significance relates to retention of the canal footpath. The fields make a minor contribution to the historic form and association with transport significance of the asset as the main heritage values derive from developments late-18 th century. technological development and association with engineer, John The setting of the canal is extensive. Within the Rennie. Lancaster District, it runs through agricultural land in Yealand Redmayne and then through hilly terrain at the eight locks of Tewitfield. The canal then runs through Borwick, Carnforth and Slyne towards Lancaster. From there, the canal then runs south and branches at Glasson Dock. A public footpath runs along 4

Lancaster City Council the Canal and a large portion of the canal is experienced in a secluded and tranquil experience.

POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

• The site is currently private land and not publicly accessible. Providing publicly accessible areas and possible interpretation points/skyline viewpoints could better reveal the significance of Lancaster City and the important designated heritage assets including: Lancaster Castle (Grade I), St Mary’s Priory (Grade I), Ashton Memorial (Grade I) and Lancaster Cathedral (Grade II*), Williamson Park and Ashton Memorial Gardens (Grade II - Registered Park and Garden) as well as the large Conservation Area.

• Allocation may have a direct impact on the use of Dolphinlee Bridge and it is recommended that vehicular use of the bridge is prohibited or restricted through traffic management in order to preserve the fabric of the structure and experience of the asset. • Development may impact Newton Beck which runs through listed Newton Beck Culvert and it is recommended that this is protected to ensure the historic use of the culvert is preserved. • Development may erode the agricultural and rural setting of this section of the canal. It is recommended that a landscape buffer is provided around Ridge Farm to protect the rural sense of place and this is also implemented along the eastern part of the canal to reduce visual impact of development on the site which has a rising topography away from the canal. CONCLUSIONS AND RECOMMENDATIONS The allocation of the site provides an opportunity to significantly enhance views of and public appreciation of very important heritage assets of Lancaster. The site is currently in private ownership and inaccessible to the public. However, key views of Lancaster’s significant heritage

Lancaster City Council assets (Castle, Priory, Ashton Memorial, Cathedral, Lancaster Conservation Area and Williamson Park) are visible from the site – particularly to the north and from elevated positions. The site does not make a contribution to the setting of the above mentioned designated heritage assets, thus would not cause harm (less than substantial or substantial) to their significance. Nevertheless, the allocation of the site provides an opportunity to improve the historic environment and better reveal the significance of heritage assets through increased public access and through new viewpoints. It is, therefore, recommended from a heritage and conservation perspective: • Provision is made for open space/viewpoint area within the site – looking south west towards Lancaster conservation, the Castle & Priory and incorporating Ashton Memorial with possible heritage interpretation • To minimise visual impact from the site looking towards the assets, development is restricted to 2-3 storeys The site could impact Newton Beck which runs through the Grade II listed culvert to the south west of the site, therefore it is recommended that development is masterplanned to protect this. Due to the rising topography away from the canal, it is recommended that a landscape buffer is used along this section of the canal to minimise the visual impact of development on setting and significance of the canal. The site has the potential to erode the agricultural setting of Ridge Farm, which makes a contribution to the significance of the non- designated heritage asset. It is recommended that further research is needed on the retention of historic field boundaries and a masterplan should incorporate a layout which respects any remaining historic field patterns.

Lancaster City Council

SITE NAME: SG9 NORTH LANCASTER STRATEGIC SITE (HAMMERTON HALL) LPSA REF: 304, 672, 275 SITE ALLOCATION HERITAGE ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and avoiding harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Hammerton Hall Bridge – GII (ref: 1298373 )

Outside the site boundary: Folly Bridge – GII (ref: 1165945 )

Scheduled Monument N/A Conservation Area N/A Registered Parks and N/A Gardens Non-designated Lancaster Canal Hammerton Hall SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surrounding and experience of the asset) Designated heritage asset(s): Hammerton Hall c.1797 Road Bridge over Lancaster Canal. Designed by The site surrounds the bridge to the north and south east. The Bridge - GII John Rennie – the engineer for the canal. The bridge is site is partially screened by some trees, however, views looking constructed in coursed squared sandstone with a north of the agricultural views can be attained particularly semi-elliptical arch. The bridge is illustrative of when on the bridge. This makes a minor contribution to how Rennie’s design innovations for the canal and the asset is experienced, as the main heritage values derive associated with the historic transport developments at from its technological significance and tangible link provided the time. by the canal which runs through the site. The bridge is situated over Lancaster Canal and this provides its immediate setting, which makes a positive contribution to the significance of the asset. The asset

can be experienced from the footpath along the canal. The surrounding setting of the bridge is provided by flat agricultural land and views of Hammerton Hall, which make a moderate contribution to the significance of the asset. To the south west, some modern houses detract from the architectural and historic interest of the asset.

Lancaster City Council Folly Bridge - GII c.1797 canal bridge over Lancaster Canal. Constructed The site lies south of the asset, the surrounding rural landscape in large punched sandstone with a semi-elliptical arch character does make a minor contribution to the current and keystone. The significance of the bridge derives experience of the asset in tranquil environment. from its association with the development of the canal and design aesthetic of John Rennie.

The bridge is situated over Lancaster Canal and this

provides the immediate setting and tangible link to the bridge’s historic development. The surrounding setting is open agricultural land which makes a moderate contribution to the significance as the asset is experienced in a quiet rural environment. Rural views looking north from the bridge have been diminished by the erection of an electricity pylon. Non-designated heritage asset(s): Lancaster Canal c.1797 the main part of the Lancaster canal opened. The canal runs through the site. Parts of this section of the The principle engineer was John Rennie. Ran from canal are enclosed by mature trees and vegetation, but the site Lancaster to Preston – the line towards Kendal was is still partially visible from the asset. This site makes a opened 1819. The significance relates to retention of moderate contribution to the significance of the asset as it historic form and association with transport provides a rural and tranquil setting in which the asset is developments late-18 th century. experienced. Immediately north of the site, the M6 link road The setting of the canal is extensive. Within the (Bay Gateway) has somewhat diminished and eroded the rural Lancaster District, it runs through agricultural land in setting. Yealand Redmayne and then through hilly terrain at the eight locks of Tewitfield. The canal then runs through Borwick, Carnforth and Slyne towards Lancaster. From there, the canal runs south and branches at Glasson Dock. A public footpath runs along the Canal and a large portion of the asset is experienced in a secluded and tranquil environment even in urban areas. Hammerton Hall Farmhouse and barn visible on the c.1840s OS map. The site forms the agricultural fields which provide the historic The setting of the farmhouse and barn is the open context to the development of the site and make a positive agricultural fields, which make a moderate contribution to the rural and secluded environment. contribution to the significance as they have a historic association with the use of the assets. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

ENHANCEMENTS AND AVOIDING HARM Maximising Enhancement (e.g. Public access, interpretation, increase understanding through research, repair/regenerate heritage assets, removal from HAR register, better reveal significance through new viewpoints)

Lancaster City Council • There is no heritage interpretation of the canal along this section, which could be improved through the site allocation to better reveal the interest and development of the canal bridges and canal.

Avoiding Harm (e.g. identify alternative sites, amendments to site boundary, relocate development within the site, identify design requirements, open space, protection of key views, density, layout and heights of buildings, traffic management)

• The rural setting of non-designated Hammerton Hall will be diminished through development in the agricultural fields which have a historic association with the building. The impact could be mitigated through reducing the effects of development in proximity to the building and ensuring the historic rural context of the building is protected through a landscape buffer. • Potential increased traffic movement will have a direct impact on the designated asset of Hammerton Hall Bridge (Grade II listed) and increased noise and lighting will have an impact on the setting of the bridge and non-designated canal. The effects of this could be minimised through careful traffic management. • Low density development in proximity to heritage assets could help to soften the urban character of development.

CONCLUSIONS AND RECOMMENDATIONS The site has still retained the historic rural and agricultural landscape, which forms part of the setting of Hammerton Hall Bridge (Grade II) and extended setting of Folly Bridge (Grade II) and also the historic setting of Hammerton Hall Farm and Lancaster Canal (both are non- designated). This section of Lancaster canal is set in a relatively rural environment, development and expansion of Skerton in the late-20 th century and the Bay Gateway road to the north has somewhat diminished the experience of this. The allocation has to the potential to directly impact Hammerton Hall Bridge through increased vehicular use and it is recommended that traffic management is considered with development of the site to minimise impact on the structure/fabric. This could also be utilised to reduce the secondary effects of noise on the setting of the canal. It is recommended that a landscape buffer and low density development in proximity of Hammerton Hall is utilised to soften the urban character of new development and protect a rural sense of place. However, due to the non-designated status of this building, proportionally less weight could be given to the protect the asset and some impacts on the significance could be managed.

Lancaster City Council

SITE NAME: SG11 LAND AT BEAUMONT HALL LPSA REF: 710, 362 SITE ALLOCATION HERITAGE ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and avoiding harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Beaumont Hall – Grade II (ref: 1362471 )

Outside the boundary: Beaumont Hall Bridge – Grade II (ref: 1194992 ) Halton Road Bridge – Grade II (ref: 1194993 ) Carus Lodge – Grade II (ref: 1071895 ) Carus Lodge Cottage – Grade II (ref: 1164345 ) Piers, Walls and Railings to Carus Lodge – Grade II (ref: 1071896 ) Lancaster Canal Lune Aqueduct – Grade I (ref: 1362451 ) Scheduled Monument N/A

Conservation Area N/A

Registered Parks and N/A Gardens Non-designated Lancaster Canal

SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s) within the site: Beaumont Hall – c.1602 house with some later additions. Constructed The site encompasses the asset and provides a rural backdrop to GII random rubble sandstone with a slate roof. The the building, which frames the building and accentuates its building has chamfered mullioned windows. The vernacular form and composition making a moderate significance of building derives from its retention of contribution to its significance. historic fabric, aesthetic vernacular value and is historic illustrative value of traditional buildings in the 17 th century, with some later additions from the 20 th century. The immediate setting of the house is provided by a garden to the front which is enclosed by a high stone boundary wall. To the north, open agricultural fields on a rising topography which make a positive contribution to the significance of the building as it provides a rural setting which frames the traditional appearance of the building. To the south, the setting of the building has been negatively impacted by

Lancaster City Council surrounding modern development which detracts from the vernacular character of the asset. The surroundings of Beaumont Hall have potential evidential value as they identified as the ‘supposed site of Beaumont Grange’ on the c.1840s OS map.

Designated Heritage Assets(s) outside the boundary: Beaumont Hall c.1797 road bridge over Lancaster canal, designed The site sits immediately adjacent to the canal and bridge. The Bridge – GII by John Rennie. Constructed coursed squared site is partially screened by some mature trees, however sandstone with a semi-elliptical arch to the centre. glimpses of the site are still visible. The site has a historic The bridge is associated with the development of connection with the asset as it was constructed to allow access Lancaster Canal at late-18 th century and is to the fields and Beaumont Hall. This is a minor contribution as illustrative of Rennie’s designs. the main significance of the asset derives from its technological The immediate setting of the bridge is provided by value and association with canal engineer – John Rennie – and th Lancaster Canal which provides a tangible link to its the bridge has been surrounded by modern 20 century housing. historic construction, therefore makes a positive contribution to its significance. The wider rural setting has somewhat been diminished by late-20 th century development. Views of the surrounding fields behind Beaumont Hall can still be viewed, with some mature trees demarcating the boundary. Halton Road c.1797 road bridge over Lancaster canal. Designed The site sits immediately north and east of the bridge. From the Bridge – GII by John Rennie. Constructed coursed squared bridge the site is visible, although some mature trees partially sandstone with a semi-elliptical arch. Associated screen views of it. When the asset is view from the footpath with the development of Lancaster Canal at late-18 th along the aqueduct, the bridge is framed with a rising topography century and the innovative design of the canal of agricultural fields in the background which make a moderate bridges. contribution to the significance as frames the architectural The immediate setting of the bridge is the canal, interest of the asset. which then leads onto the Lune Aqueduct. This provides a tangible link to the historic construction of the bridge and makes a positive contribution to its significance. To the west and south, modern housing development has infilled historically open fields. To the north, open fields have been retained. Views of electricity pylon to the north has somewhat diminished the rural landscape character of surroundings. Carus Lodge - GII Late-1830s villa. The large house, now subdivided, is The site lies west of Carus Lodge, the boundary of which runs constructed in sandstone ashlar with a slate roof. along Kellet Lane. Due to the rising topography from Carus The significance of the building derives from its Lodge, views of the site are currently limited. Nevertheless, the aesthetic value as a Tudor Gothic revival villa with an site makes a moderate contribution to the significance of the asymmetrical design, which is illustrative of the asset as it is experienced in secluded and rural landscape. architectural fashions of early-19 th century. It is suggested there is a possible historic association with the architect, William Coulthard. The house is experienced in a secluded environment as the gardens are enclosed by mature trees which surround the property. This provides the immediate setting to the building. The wider setting of the building is the surrounding open agricultural fields, providing a rural environment in which the asset is experienced. Carus Lodge 1840 lodge cottage, constructed snecked sandstone The site lies west of Carus Lodge Cottage, the boundary of which Cottage – GII with a hipped slate roof. The significance of the runs along Kellet Lane. Due to the rising topography from Carus building derives from its connection with Carus Lodge, views of the site are currently limited. Nevertheless, the Lodge, subservient but decorative architectural style site makes a moderate contribution to the significance of the and retention of historic fabric from early to mid- asset as it is experienced in secluded and rural landscape. 19 th century. The immediate setting is provided by the gates and entrance piers to Carus Lodge, the main road running to Halton and grounds of Carus Lodge to the north

Lancaster City Council east. The wider setting is provided by agricultural fields which create a rural backdrop to the building.

Piers, Walls and c.1840 drive entrance to Carus Lodge. Six octagonal The site lies west of the gate piers and walls, the boundary of Gates to Carus piers with castellated tops and decorated with which runs along Kellet Lane. Due to the rising topography from Lodge - GII gablets and cusped heads. The significance of the Carus Lodge, views of the site are currently limited. Nevertheless, asset derives from its architectural and decorative the site makes a moderate contribution to the significance of the style and association with Carus Lodge. asset as it is experienced in secluded and rural landscape, which The immediate setting of the piers and walls is enhances the historic development of the asset. Halton Road. The noise from traffic on main road does detract from the experience of the asset, however the context of the road running by the gates retains the historic connection and approach to the asset.

Lancaster Canal c.1797 Aqueduct for Lancaster Canal over River The site is situated to the north west of the aqueduct and is Lune Aqueduct – Lune. Designed by John Rennie and constructed by visible at a distance when on the footpath over the aqueduct. GI Scottish architect Alexander Stevens. An outstanding The site does not have a historic association with the asset and piece of civil engineering along the Lancaster Canal - makes a minor contribution to the significance of the asset. there are five semi-circular stone arches which support the stone trough carrying the canal across the River Lune. The parapet has decorative balustrading over each arch. The immediate setting of the bridge is provided by the River Lune and the canal which runs over the asset, this tangible historic connection has continued. The natural environment of the asset has been significantly eroded through industrial development to the south east along Caton Road. Non-designated heritage assets: Lancaster Canal c.1797 the main part of the Lancaster canal opened. The canal runs alongside the site boundary. Looking northwards, The principle engineer was John Rennie. Ran from the site is partially visible from the canal footpath, although there Lancaster to Preston – the line towards Kendal was are some mature trees which obscure views of the site. The site opened 1819. This section of the canal has a makes a moderate contribution to the significance of the asset as significant technological and architectural value due it is contributes to a semi-rural experience of the asset. to its bridging of the River Lune via the aqueduct. The setting of the canal is extensive. Within the Lancaster District, it runs through agricultural land in Yealand Redmayne and then through hilly terrain at the eight locks of Tewitfield. The canal then runs through Borwick, Carnforth and Slyne towards Lancaster. The canal then runs south and branches at Glasson Dock. The setting is often provided by surrounding rural landscape, which has been retained to the north of this section of the Canal but been eroded through modern development south of the canal. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council Beaumont Siting of development immediately along the canal could potentially impact views of and from the bridge and may have a Hall Bridge - direct impact through increased vehicular access over the bridge. The potential impact of the allocation on the significance GII is considered to be moderate. Halton Road Due to the rising topography of the land north of the bridge, development on the site will impact views on and of the asset Bridge – GII from the canal footpath. This may detract from the architectural interest of the asset, particularly when viewing form the footpath along the aqueduct. In addition, the development on the site may lead to increased vehicular use of the bridge. The potential impact of the allocation on the significance of the asset is considered to be moderate. Carus Lodge – Due to limited views of the site from the asset, development of the site will not impact views of the asset. There may be GII some secondary effects, such as increased noise and lighting, which would diminish the existing rural context of the lodge. The potential impact of the allocation on the significance is considered to be minor. Carus Lodge Due to limited views of the site from the asset, development of the site will not impact views of the asset. There may be Cottage – GII some secondary effects, such as increased noise and lighting, which would diminish the existing rural context of the lodge. The potential impact of the allocation on the significance is considered to be minor. Piers, Walls Due to limited views of the site from the asset, development of the site will not impact views of the asset. There may be and Railings some secondary effects, such as increased noise and lighting, which would diminish the existing rural context of the lodge. to Carus The potential impact of the allocation on the significance is considered to be minor. Lodge – GII Lune The aqueduct is approx. 130m south of the allocation boundary, development of the site will not impact views of the asset Aqueduct - GI or diminish the historic values of the asset. The potential impact on the significance of the asset is considered neutral. Lancaster Development immediately along the canal could further erode the historic rural setting of the asset, which has been Canal diminished through housing to the south. The potential impact of the allocation on the significance is considered to be moderate.

• The site allocation could increase use of public footpaths, thus increase appreciation of Lancaster canal and associated built heritage. The significance of this could be better understood through an improvement of the interpretation to the boards near Halton Road Bridge.

• A restriction of development on the rising land immediately behind Beaumont Hall would mitigate the visual impact on the setting of the Grade II listed building. In addition, buildings within close proximity should respect the height of the listed building to minimise impact on the asset. • The impact on the rural setting of the canal, to the north, could be mitigated through a detailed masterplan to create high quality development which would have a positive contribution to the views of the asset along the footpath. • The listed canal bridges may be directly impacted by increased vehicular use. A traffic management system may be required to minimise the extent of use and impact on the fabric of the asset. • A buffer of mature trees and vegetation north of Halton Road Bridge may reduce the impact of development on the rising topography behind the asset.

CONCLUSIONS AND RECOMMENDATIONS The site is extensive, but the main area of concern from a heritage and conservation perspective is to the south west boundary of the site which abuts Lancaster Canal. The allocation will potentially cause a degree of harm to several designated assets to the south west of the site, notably the setting of Beaumont Hall, but this could be mitigated through landscape buffering and high quality design. It is, therefore, recommended that a buffer on development immediately behind Beaumont Hall is incorporated into development of the site to protect the rural setting of the asset which makes a positive contribution to its significance. Furthermore, development in close proximity to the asset should be restricted to two storeys to minimise the visual impact on the setting of the asset. As the land rises towards The Bay Gateway it is recommended that a buffer of mature vegetation is put in place north of Halton Road Bridge to protect views of the asset when experienced from along the canal footpath. Development of the site may also lead to an increased vehicular use of Halton Road Bridge and Beaumont Hall Bridge which may have a direct impact on the long term significance of the assets and could be mitigated through appropriate traffic management. The setting of the canal, a non-designated heritage asset, has been diminished through modern development to the south and development to the north could further detract from the historic interest in the canal. It is recommended that a detailed masterplan considers a high quality development along this section of the canal to ensure the significance is not diminished further.

Lancaster City Council

SITE NAME: SG11 LAND AT LUNDSFIELD QUARRY, SOUTH CARNFORTH LPSA REF: 61 SITE ALLOCATION HERITAGE ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and avoiding harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 3 Milestone approx. 150 metres south of Junction with Alexandra Road – Grade II (listing ref: 1071921 ) Plane Tree House – Grade II (Listing ref: 1071925 ) 10 North Road – Grade II (listing ref: 1317967 ) Scheduled Monument N/A N/A

Conservation Area 1 Carnforth Conservation Area

Registered Parks and N/A N/A Gardens Non-designated 1 Lancaster Canal Terraced housing along Lancaster Road The Canal Turn SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surrounding and experience of the asset) Designated heritage asset(s):

Carnforth Carnforth is a small market town which significantly The site could potentially be visible from the very south of the Conservation Area developed during the Victorian period. The Conservation Area, at Alexandra Road, however this makes a Conservation Area covers the historic core of the negligible contribution to the significance of the area as there is settlement, which is characterised by traditional a physical division provided by the Canal and the site has no houses along North Road, 19 th century industrial and historic association with the terraced houses. commercial centre, stone and brick terraced houses and 19 th and 20 th century railway structures. There is an eclectic mix of architectural styles but a cohesive low-rise built form predominantly constructed in sandstone with slate roofs. The topography of Carnforth means that views of surrounding rural landscape and Warton Crag are visible, but these are relatively restricted due to the fine grain of buildings. Points looking down from North Road and along Grosvenor Place emphasise the surrounding natural landscape.

Lancaster City Council Milestone approx. c.1800 milestone constructed in sandstone with The site is not visible from the asset, and makes no contribution 150 metres south cast-iron plates. The milestone is constructed in to its significance. of Junction with triangular section with a circular base. Alexandra Road – The Canal Turn pub provides the immediate GII backdrop to the asset, makes a neutral contribution

to its significance. The milestone is still situated along the road which provides a tangible historic link to its construction. Plane Tree House 18 th century house, said to have a datestone of The site is not visible from the asset, and makes no contribution – GII ‘1712’. The building is constructed in pebbledashed to its significance. stone with a modern tile roof. The significance of the asset relates to the historic development of turnpike road in the early-19 th century. The building is slightly set back from the main road, enclosed by a garden to the front. North Road provides the immediate setting and the noise from traffic detracts from the significance of the building. 10 North Road – 17 th century house, with datestone of ‘1688’ on the The site is not visible from the asset, and makes no contribution GII lintel. The building is constructed in pebbledashed to its significance. stone with a slate roof. The house is a symmetrical composition of central entry. The significance of the building relates to its retention of historic material and plan form and aesthetic value as a traditionally constructed building. The setting of the house is provided by North Road, the traffic along the road detracts from the significance of the asset. To the rear, the Primary School has infilled historically open agricultural setting. Non-designated heritage asset(s): Lancaster Canal c.1797 the main part of the Lancaster canal opened. The site sits immediately adjacent to the canal and marina, to The principle engineer was John Rennie. Ran from the south. Due to the raised topography of both at this section, Lancaster to Preston – the line towards Kendal was the site provides a secluded open area which the marina and opened 1819. The significance relates to retention canal are experienced and this makes a moderate contribution to of historic form and association with transport its significance. th developments late-18 century. The setting of the canal is extensive. Within the Lancaster District, it runs through agricultural land in

Yealand Redmayne and then through hilly terrain at the eight locks of Tewitfield. The canal then runs through Borwick, Carnforth and Slyne towards Lancaster. From there, the canal runs south and branches at Glasson Dock. A footpath runs along the Canal and a large portion of the asset is experienced in a secluded and tranquil environment even in urban areas. The canal runs through Carnforth and forms an unintentional boundary to the east of the Conservation Area. Terraced Housing The terraced housing is visible on the c.1890s OS The site makes a negligible contribution to the significance of the on Lancaster Road map and was built in association with Carnforth Iron assets. Land behind no.99-137 leads up to the Canal, but this is (no. 102-146 & Furnace workers. The significance of the buildings shrouded by mature trees. Limited and interspersed views of 99-137 Lancaster derives from their historic association with the no.102-146 are visible from the marina, but there is no historic Road) industrial growth of Carnforth in the late-19 th and association between the site and the site makes a negligible early-20 th century and their aesthetic uniform design contribution to the significance of the terrace. (although this has somewhat been diminished by inappropriate alterations).

The setting of the terraces in the main road running

from Carnforth to Lancaster, which detracts from their architectural and historic interest.

Lancaster City Council The Canal Turn Visible on the 1890s OS map. The building was The site is visible from the asset and provides a relatively open constructed as a warden’s house to the canal and is outlook, which makes a moderate contribution to the now a pub. The building is constructed in sandstone significance of the asset. with a slate roof, it significance derives from association with the canal and its vernacular construction. The building faces onto the marina and canal, which provides the immediate setting of the building and makes a moderate contribution to its significance due to the historic connection to canal. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Milestone – The site does not contribute to the experience or historic association of the asset, therefore the potential impact of the GII allocation will be neutral. 10 North The site does not contribute to the experience or historic association of the asset, therefore the potential impact of the Road – GII allocation will be neutral. Plane Tree The site does not contribute to the experience or historic association of the asset, therefore the potential impact of the House - GII allocation will be neutral. Lancaster Development immediately along the canal could diminish the existing semi-rural and secluded experience of the asset and Canal could detract from the technological and historic significance of the canal. It is considered the potential impact from the allocation will be moderate. Terraced The terraced houses are physically divided from the site by the canal and development on the site will have a neutral impact housing on on the assets. Lancaster Road The Canal The siting of development along the marina will eroded the relatively open outlook experienced from the pub, which will Turn have a moderate impact on the significance of the asset. ENHANCEMENTS AND AVOIDING HARM Maximising Enhancement (e.g. Public access, interpretation, increase understanding through research, repair/regenerate heritage assets, removal from HAR register, better reveal significance through new viewpoints)

• Along this stretch of the canal there is limited interpretation of the historic development of the canal and marina, which could be improved to increase public understanding and awareness of the asset’s historic interest.

• The marina is a key open space along this stretch of the canal and provides relatively secluded area in an urban environment, it is recommended that this is retained to preserve the setting of the canal and Canal Turn at the section. • It is recommended for other sections of the canal along the site boundary are masterplanned for a high quality development along the canal frontage.

CONCLUSIONS AND RECOMMENDATIONS The allocation of the site will have a limited impact on the significance of heritage assets, both designated and non-designated. Nevertheless, the allocation may impact views of and experience of the section of the canal near the marina and it is proposed this be retained as an open space. It is further recommended that a detailed masterplan is used to establish high quality development along the other sections that front the canal.

Lancaster City Council

SITE NAME: SG12 LAND SOUTH OF WINDERMERE ROAD, SOUTH CARNFORTH LPSA REF: 717 SITE ALLOCATION HERITAGE ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and avoiding harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 1 Thwaite End Bridge – GII (ref: 1071922 )

Scheduled Monument N/A Conservation Area Carnforth Conservation Area

Registered Parks and N/A Gardens Non-designated Lancaster Canal Thwaite Gate Farm SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surrounding and experience of the asset) Designated heritage asset(s): Thwaite End c.1797 bridge over Lancaster Canal, originally called The site lies north and west of the asset and is not visible from Bridge – GII Thwaite Brow Bridge. Constructed in large the asset and makes no contribution to the significance. sandstone blocks with a semi-elliptical arch with raised keystone, probably designed by John Rennie

(engineer of Lancaster Canal). The bridge is illustrative of the Rennie’s design of canal bridges and associated with the historic development of the canal in the late-18 th century. The bridge is situated over the canal and this provides the immediate setting of the bridge. The canal is a tangible link to the asset’s construction, thus makes a positive contribution to its significance. The bridge is experienced by a footpath with runs along the canal, this is shrouded by mature trees and vegetation which contributes to a relatively secluded experience of the asset even in an urban area.

Lancaster City Council Carnforth Carnforth is a small market town which significantly The site is situated south of the Conservation Area, physically Conservation Area developed during the Victorian period. The divided by the canal and a disused quarry. The site makes no Conservation Area covers the historic core of the contribution to the significance of the asset. settlement, which is characterised by traditional houses along North Road, 19 th century industrial and commercial centre, stone and brick terraced houses and 19 th and 20 th century railway structures. There is an eclectic mix of architectural styles but a cohesive low-rise built form predominantly constructed in sandstone with slate roofs. The topography of Carnforth means that views of surrounding rural landscape and Warton Crag are visible, but these are relatively restricted due to the fine grain of buildings. Points looking down from North Road and along Grosvenor Place emphasise the surrounding natural landscape. Non-designated heritage asset(s): Lancaster Canal c.1797 the main part of the Lancaster canal opened. The site is situated immediately west of this section of the canal. The principle engineer was John Rennie. Ran from The majority of this boundary is shrouded by trees, but there is a Lancaster to Preston and the line towards Kendal section of open fields on the site which rises from the canal and was opened 1819. The significance relates to makes a moderate contribution to the significance of the asset. retention of historic form and association with transport developments late-18 th century.

The setting of the canal is extensive. Within the

Lancaster District, it runs through agricultural land in Yealand Redmayne and then through hilly terrain at the eight locks of Tewitfield. The canal then runs through Borwick, Carnforth and Slyne towards Lancaster. From there, the canal then runs south and branches at Glasson Dock. A footpath runs along the Canal and a large portion of the canal is experienced in a secluded and tranquil environment. The section of the canal runs through Carnforth and alongside a busy main road. Thwaite Gate Farmhouse and barns, visible on the c.1840s OS map The site is situated north of the asset and provides a rural Farm and have been extended and altered late-19 th and backdrop to the asset, which accentuates its vernacular 20 th century. The buildings are constructed in appearance and makes a moderate contribution to the sandstone with a slate roof and run in a linear significance of the asset. pattern parallel to the canal which is situated to the west of the buildings. The significance of the

buildings relates to retention of historic material, aesthetic vernacular design with some architectural detailing such as a ‘Gothick’ entrance door. The immediate setting of the farmstead is provided by Lancaster canal in the foreground, the level topography of which accentuates its vernacular appearance. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council secluded environment. It is considered the potential impact on the non-designated heritage asset is considered to be moderate. Thwaite Gate Development of the site could lead to total or partial loss of the asset which would have a major impact on the significance Farm of the asset. If retained, development on elevated land could potentially diminish the setting of the asset and how it is viewed in a rural context. This would have a moderate impact on the significance of the non-designated heritage asset.

• Due to the elevated position of the site to the east of the Canal, the visual impact of development could be mitigated through a carefully designed landscape buffer to provide an enclosed experience of the asset.

CONCLUSIONS AND RECOMMENDATIONS The open fields of the site provide an agricultural setting to the canal and this is how the asset is experienced in a semi-rural environment, even though in close proximity to the busy market town of Carnforth. Development of the site will not have an impact on the significance of Carnforth Conservation Area. Allocation of the site could lead to total or partial loss of a non-designated heritage asset – Thwaite Gate Farm – which would lead to substantial harm to its significance. Due to its non-designated status, proportionally less weight should be given to protecting this asset and some impacts on the significance of the asset could be managed. Nevertheless, it is recommended that the building is retained to preserve the historic rural character of Carnforth and the site. If the building is retained, the allocation of the site would also have a moderate impact on the setting of the farm and the Canal (both non-designated). It is considered that this harm could be mitigated through a landscape buffer to protect the semi-rural setting provided by the site.

Lancaster City Council

SITE NAME: EC3 JUNCTION 33 AGRI-BUSINESS CENTRE, SOUTH GALGATE SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Lane House – Grade II (listing ref: 1164255 ) Double Bridge – Grade II (listing ref: 1362483 ) Lancaster Canal Junction Bridge – Grade II (listing ref: 1251452 ) Galgate Bridge – Grade II (listing ref: 1251450 ) Top Lock – Grade II (listing ref: 1071758 ) Scheduled Monument N/A

Conservation Area N/A Registered Parks and N/A Gardens Non-designated Lancaster Canal SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Lane House – A mid-19 th century house constructed in squared The site surrounds the building and the open agricultural land Grade II punched sandstone with a slate roof. The building is a which makes a moderate contribution to how the building is symmetrical double-pile plan house. The windows are experienced in a rural setting. sashes with plain stone surrounds and has an Ionic doorcase. The significance of the building derives from its aesthetic value and is illustrative of domestic architectural fashions of the period. The building is enclosed in a small garden and boundary wall to the front. Immediately south and to the west of the building are two barn buildings (curtilage listed) and the house is surrounded by open agricultural fields. Double Bridge – c. 1797 accommodation bridge over Lancaster Canal. The site is situated immediately adjacent to the bridge and Grade II Unlike many other bridges over Lancaster Canal this canal. This is partially screed by some mature trees, but views one carries two tracks which are separated by a wall. of the site can still be attained particularly on the bridge The bridge is associated with the development of looking eastwards. The site has a historic relationship with the Lancaster Canal and illustrative of John Rennie’s bridge as it provides a connection over the canal for access to (principal engineer of the canal) bridge designs. agricultural land and makes a moderate contribution to the The bridge is situated over Lancaster Canal and this significance of the asset. provides the immediate setting to the bridge. It makes a positive contribution to the significance of the asset as it is a tangible link to its historic development.

Lancaster City Council Lancaster Canal A changeline bridge which carries the towpath of the The site is opposite the canal junction and bridge. The site is Junction Bridge – canal over the Glasson Branch, which was built in screened by mature trees, but some views of the site can still Grade II 1823-25. The bridge is constructed in sandstone ashlar be attained from the bridge and towpath. The site provides the with an elliptical arch. The significance relates to historic agricultural setting to the bridge and canal and makes technological interest of the later development of the a moderate contribution to the significance of the asset. Glasson branch and the aesthetic value. The setting is provided by the Canal and Glasson Branch which make a positive contribution to the significance of the asset as they are a tangible link to its historic development. Galgate Bridge – c. 1797 accommodation bridge over the Lancaster The site is situated south of the asset and provides the wider Grade II Canal. The bridge is constructed in punched sandstone rural landscape of the asset. The topography of the site blocks with an elliptical arch and stepped keystone. changes and the site will be visible from the asset. The site The significance of the bridge derives from its makes a moderate contribution to the significance of the asset. technological association with development of Lancaster Canal and John Rennie, the principal engineer. The bridge is situated over the Canal, which makes a positive contribution to the significance of the bridge as it provides a tangible link to its historic development. The bridge is situated adjacent to former agricultural buildings and the marina. Top Lock – Grade Lock on the Glasson Branch of the Lancaster Canal, The site is opposite the canal junction and bridge. The site is II built in 1823-5. The lock is constructed of sandstone screened by mature trees, but some views of the site can still ashlar and has two timber gates. The significance be attained from the towpath. The site provides the historic derives from technological interest associated with agricultural setting to the lock and makes a moderate the development of the canal and waterways in the contribution to the significance of the asset. early-19 th century.

Non-designated heritage asset(s): Lancaster Canal c.1797 the main part of the Lancaster canal opened. The canal runs west of the site, much of its boundary along this The principal engineer was John Rennie. The canal ran section is shrouded by trees and hedgerows. The canal is from Lancaster to Preston and the line towards Kendal situated at a lower level to the site and due to the mature was opened 1819. The significance relates to retention trees there are restricted views of the site from the canal of historic form and association with transport footpath. th developments late-18 century. The context of this section of the canal historically ran through The setting of the canal is extensive. Within the agricultural open fields and the site therefore has a Lancaster District, it runs through agricultural land in relationship with the asset. This section of the canal is Yealand Redmayne and then through hilly terrain at presently experienced in a relatively secluded environment the eight locks of Tewitfield. The canal then runs with the open marina to the north alongside agricultural fields through Borwick, Carnforth and Slyne towards which make a moderate contribution to the significance of the Lancaster. From there, the canal runs south and asset. branches to Glasson Dock. A footpath runs along the Canal and a large portion of the canal is experienced in a secluded and tranquil environment even in urban areas. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council Lancaster Siting of development along the canal could potentially involve the loss of trees which surround the canal and impact views Canal of the bridge along the canal footpath and due to the changing topography could dominate the asset. The potential impact Junction is considered to be major/moderate. Bridge – Grade II Galgate Development of the site will impact wider setting of the asset and will likely be visible from the asset. It is considered that Bridge – the potential impact on the significance of the bridge is moderate. Grade II Top Lock – Siting of development along the canal could potentially involve the loss of trees which surround the canal and impact views Grade II of the bridge along the canal footpath and due to the changing topography could dominate the asset. The potential impact is considered to be major/moderate. Lancaster Development immediately along the canal could negatively impact views and experience of the asset in a quiet rural Canal environment. The impact on the non-designated heritage asset, of regional importance, is considered to be moderate.

• Allocation of the site could involve the demolition of modern agricultural buildings which surround Lane House (Grade II) which would enhance the immediate setting of the listed building as it would better reveal its significance.

• The restriction of development immediately south of Lane House (Grade II) where the levels of land rise could mitigate visual impact on the listed building and curtilage listed barns. In addition, the use of sympathetic materials and restriction of heights in proximity to and near to the listed building could also mitigate visual harm on the architectural significance of the building. • Low density development of the site and retention of hedgerows and natural boundaries could help to mitigate the urban character of development. • Access to the site could be sensitively designed away from the listed building to minimise visual impact on the asset – Lane House (Grade II). • Retention of mature trees and natural enclosure of the canal could help protect rural setting of Double Bridge (Grade II), Top Lock (Grade II), Lancaster Canal Junction Bridge (Grade II) and the Canal (non-designated).

CONCLUSIONS AND RECOMMENDATIONS The site is situated west of the A6 running south from Galgate. The site immediately surrounds Lane House (Grade II) and will be situated immediately adjacent to several listed canal structures – Double Bridge (Grade II), Top Lock (Grade II) and Lancaster Canal Junction Bridge (Grade II). Development of the site will affect the setting of these designated heritage assets and the setting of Lancaster Canal, a non- designated heritage asset of regional importance. The most significant asset to be affected will be Lane House as development could potentially subsume the asset, dominate and diminish the architectural significance of the listed house. In addition, development of the site would erode the rural setting of the house, the listed canal structures and the canal itself. Some minor benefits could be achieved through allocation of the site, such as the demolition of modern agricultural buildings which make a negative impact to the setting of Lane House (Grade II). The harm caused by allocation of the site could be mitigated through the restriction of development in close proximity to and on elevated ground south of Lane House (Grade II). The use of sympathetic materials and the restriction of heights of buildings could also help mitigate visual impact in proximity to Lane House (Grade II). It is recommended that development of the site is low density and retains natural boundary features to soften the urban character of development. Furthermore, it is recommended that a landscape buffer is retained along the Canal to minimise the impact on the experience of the non-designated asset and its listed canal structures.

Lancaster City Council

SITE NAME: H2 LAND NORTH OF YENHAM LANE, OVERTON LPSA REF: 684 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Manor Farmhouse – Grade II (listing ref: 1164349 ) North Farmhouse – Grade II (listing ref: 1164354 ) Glebe Farmhouse – Grade II (listing ref: 1362512 ) Scheduled Monument N/A Conservation Area Overton Conservation Area Registered Parks and N/A Gardens Non-designated N/A SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Manor House Early- to mid- 18 th century house constructed in The site is located on raised topography immediately behind Farmhouse – GII squared sandstone with a stone slate roof. The house the building, enclosed by a curtilage listed boundary wall along has a historic value as it is illustrative of the Main Street. The site provides a natural and rural landscape development of double-pile houses in 18 th century which enhances the traditional construction of the building Lancashire. In addition, the significance of the building and makes a historic connection to the former use of the land derives from the high aesthetic value and Neo- associated with the building. The site makes a moderate Classical influence. The building is a focal point within contribution to the significance of the asset. the village, on a junction of Main Street with Chapel Lane. The immediate setting of the building is the garden to the front enclosed by a stone boundary wall. To the rear, an open field and a collection of barns (which have been converted to residential use) make a positive contribution to the significance of the asset as they provide a tangible link to agricultural heritage of the building. North Farmhouse House, with datestone of 1674, constructed in The site is situated to the north east of the building and behind - GII sandstone rubble with a slate roof. The building has Manor House Farmhouse. The site is not visible when viewing had the eaves raised and a side extension. The house the asset along Main Street, however glimpses of the site are is illustrative of double-pile construction in Lancashire attainable from the rear of the property which make a minor and the possible alteration of construction from contribution to the significance of the asset. thatch roof in the post-medieval period. The immediate setting is provided by the garden to the front and low stone boundary wall which faces

onto Main Street.

Lancaster City Council Glebe Farmhouse Late-17 th century house rendered with a slate roof. The site is situated north east of the building and is not visible - GII The building is double-pile with mullioned windows on when viewing the asset along Main Street. The site does not the ground and first floor, with a drip course above make a contribution to the significance of the asset. the windows. The significance of the building derives from its retention of historic material and is illustrative

of vernacular construction in the 17 th century.

The building is situated immediately along the main road and the fine grain settlement plan form of the village provides the setting of the asset. Overton Overton is a tightly-knit village with ancient origins. The site is an open former agricultural field to the north of the Conservation The area was substantially rebuilt and altered in the village and is partially situated within the boundary of the Area 18 th century as a result of the growing prosperity of Conservation Area. The site has a historic association with the Sunderland Point. The conservation area covers the village and contributes to the setting of Overton’s historic core of the settlement and retention of 17th Conservation Area. This makes a moderate contribution to the and 18 th century houses, public houses and significance of the asset. agricultural buildings. The overriding aesthetic value of the area is the vernacular construction of buildings

in local sandstone and slate and stone slate roofs, some with decorative value such as Manor House Farmhouse. Buildings primarily face onto the main road with plots of land behind (some of which has been infilled by 20 th century housing development to the north and south of the village). The setting of Overton Conservation area is provided by the surrounding open agricultural fields and the Lune Estuary, the rural and natural character of which enhances the vernacular significance of the built heritage. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council • The harm caused by development within the setting of Manor Farmhouse could be mitigated by an amendment to the boundary of the site so that development is not situated immediately along the Main Street boundary. In addition, views of the asset from the main road could be protected through retention of mature trees along the boundary and creating a landscape barrier immediately behind the listed building to protect the natural landscape setting which enhances the vernacular character of the building. • The possible secondary effects of development such as increased traffic, could be somewhat mitigated by locating access to the site away from Manor Farmhouse. • Due to the raised topography of the site, development will likely impact views within the Conservation Area. The impact of this could be mitigated through restriction to 2 storeys. In addition, a design brief that respects the built character of the Conservation Area could help to mitigate harm e.g. slate pitched roofs and natural walling materials. CONCLUSIONS AND RECOMMENDATIONS The development of the site will affect the setting and significance of designated assets. The most significant assets to be affected include Overton Conservation Area and Manor Farmhouse (Grade II listed). These will be impacted through development within the rural landscape setting which enhances the vernacular appearance of Overton Conservation Area and the farmhouse. The barns to the north east of Manor Farmhouse have been converted to residential use and have lost much of their heritage value and significance, the development of the site will have a minor impact on the significance of these assets. It is recommended that a landscape buffer along Main Street and immediately behind Manor Farmhouse is provided to reduce the visual intrusion that any new development of the site would cause and also maintain a natural setting which would frame the listed building when viewing from Main Street. Furthermore, any access to the site would need to be carefully considered and it is recommended that this is situated away from Manor Farmhouse and outside the Overton Conservation Area. Any development should be restricted to 2 storeys and designed using local materials to respect the surrounding vernacular built heritage.

Lancaster City Council

SITE NAME: H2 LAND AT MONKSWELL AVENUE, BOLTON-LE- SANDS LPSA REF: 21 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Bolton Turnpike Bridge – Grade II (listing ref: 1071940 ) Packet Boat Hotel – Grade II (listing ref: 1071946 )

Scheduled Monument N/A Conservation Area Bolton-le-Sands Conservation Area

Registered Parks and N/A Gardens Non-designated Monk’s Farm SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Bolton Turnpike Late-18 th century bridge over Lancaster Canal, which Due to the elevated position of the bridge, the site is visible Bridge – GII opened c.1797. The bridge is constructed in punched from the asset. Historically, the site would have provided the gritstone blocks with a single semi-elliptical arch and rural and agricultural setting of the bridge, but this has projecting keystone. The significance of the asset intersected by the development of the Bye-pass road in 1928 relates to the technological value, association and 20 th century housing which has subsumed the asset and development of the canal and the principal engineer, site. The site remains a small parcel of rural land. However, John Rennie. due to the later alterations and housing development the The immediate setting of the structure is provided by contribution it makes to the significance of the bridge is minor. the canal, which makes a strong contribution to the significance of the asset as it is a tangible link to its historic construction. The wider setting is provided by the village of Bolton-le-Sands and the vernacular constructed houses and cottages which run in a linear pattern along a ridge of elevated ground. Distant views of Morecambe Bay are also attainable from the elevated position of the bridge which make a minor contribution to the significance of the asset.

Lancaster City Council Packet Boat Hotel Early-19 th century public house, constructed in The pub sits on elevated position on a ridge, however due to - GII rendered rubble with a slate roof. The attached the demarcation of mature trees along the canal to the west building was originally a separate house which was the site is not visible from the asset. It is likely that the site later extended into. The significance of the building would be in the line of theoretical visibility if the trees were relates to its association with the canal, vernacular removed. The late-18 th century canal and later development of construction and contribution to the streetscape of the Bye-pass Road and modern housing provide a physical Bolton-le-Sands as it sits at a prominent junction along division between the asset and the site. Therefore the site the main road. makes a negligible contribution to the building. The immediate setting of the Packet Boat is the main road through the historic part of the village and the canal to the west of the building both of which make a positive contribution to the significance of the building as they are illustrative of the pub’s historic development. Bolton-le-Sands The boundary of the Conservation Area covers the The site is enclosed by the Conservation Area to the east and Conservation historic core of the settlement, which is situated along modern 20 th century housing to the west. Historically, the land Area an inland terrace set back from the coast. Bolton-le- formed part of the wider rural and coastal setting of the village Sands has pre-Norman origins. The village is varied in of Bolton-le-Sands, but has been subsumed by modern housing its historic buildings but a significant number date development. The site therefore makes a minor contribution from the late-17 th to early-19 th centuries, many of to the significance of the Conservation Area. which are separately listed. The significance of the village derives from the overriding vernacular styles of

cottages and houses, constructed in stone and render with stone and slate roofs. The village is then dominated by more imposing architecture from the two churches on the main road. The setting of the conservation area is provided by the rising hills and woodland to the east. To the west, the open rural landscape has been infilled by 20 th century suburban development. However, some distant views of Morecambe Bay are still visible within the Conservation Area. Non-designated heritage asset(s): Monk’s Farm Farmhouse and attached barn (now residential use) The site is a parcel of open land which is illustrative of the visible on the 1840s OS map. The building has a linear historic setting of the building in open rural landscape. This plan form and is constructed in rubble sandstone with understanding has been negatively impacted by surrounding a slate roof. The significance of the building relates to later developments. However, the site still makes a moderate its traditional construction and association with the contribution to the building’s significance. agricultural historic use of the land. The setting is provided by the main road to the foreground and small piece of land which rises to elevated ground immediately behind the building. The historic agricultural and rural surroundings have been dramatically infilled by 20 th century housing developments and the Bye-pass Road which detract from the significance of the building. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council Conservation the historic setting. Due to the large amount of traffic, lighting and noise already along the main road, however, an increase Area in this resulting from development of the site will unlikely impact the Conservation Area. The potential impact from allocation of the site on the significance of the Conservation Area will likely be moderate. Monk’s Farm Development immediately behind the asset, due to the rising topography of the land, would dominate and detract from the building and negatively impact its setting and significance. The potential impact on the significance of the asset will likely be moderate.

• It is unlikely that enhancements to the historic environment could be achieved through allocation of the site.

• The impact on the Conservation Area could be mitigated through sensitive design of development which would not dominate or detract from the surrounding built heritage. For example, using materials from the local vernacular and heights and roofscapes of buildings which respect the surrounding buildings. • The existing hedgerow provides a boundary to the site and could be utilised in the design of development of the site to minimise visual impact on the Conservation Area. • Restriction of development immediately behind Monk’s Farm, particularly on the elevated topography, could mitigate impact on the non-designated heritage asset. CONCLUSIONS AND RECOMMENDATIONS The land at Monkswell Avenue is a small parcel of land which is situated between the historic core of Bolton-le-Sands settlement to the east and the modern 20 th century suburban development to the west. The land is also situated west and north of Monk’s Farm and rises steeply towards Monkswell Avenue making it visible within the Conservation Area, particularly on elevated positions along Main Road and from Bolton Turnpike Bridge (Grade II). The site is remaining evidence of the historic rural setting of Bolton-le-Sands Conservation Area and development of the site will remove this. The loss of the historic association could not be mitigated through allocation, however the visual impact on the Conservation Area could be lessened through appropriate design which would respect the surrounding built form, heights and roofscapes. Retention of the existing hedgerow along the A6 could also soften the visual impact of new development and existing modern 20 th century housing on elevated land of Monkswell Avenue. It is recommended that development is restricted immediately behind Monk’s Farm due to the rising topography of the land as development situated here would dominate the asset and be highly visible within the Conservation Area.

Lancaster City Council

SITE NAME: H3 LAND AT RIDGE LEA HOSPITAL, EAST LANCASTER LPSA REF: 369 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 8 Lancaster Moor Hospital – GII (listing ref: 1195079 ) Standen Park House – GII* (listing ref: 1289436 ) Church of St Michael – GII (listing ref: 1289454 ) Crimea Monument in Lancaster Cemetery – GII (listing ref: 1298304 ) Western Mortuary Chapel at Lancaster Cemetery – GII (listing ref: 1298305 ) Northern Mortuary Chapel at Lancaster Cemetery – GII (listing ref: 1212689 ) Eastern Mortuary Chapel at Lancaster Cemetery – GII (listing ref: 1195078 ) Lancaster Cemetery Lodge – GII (listing ref: 1212683 ) Scheduled Monument N/A Conservation Area N/A

Registered Parks and 1 Lancaster Cemetery – Grade II (listing ref: 1001567 ) Gardens Non-designated 2 Stone Row Head Farm Ridge Lea Hospital – Local List SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Lancaster Moor Mental Hospital dating from 1882, built as an annexe The site has a strong historic association with the asset as it Hospital – GII to County Lunatic Asylum. The building is designed in was developed as a satellite ward for Lunatic Asylum. The site Gothic Revival style by AW Kershaw. has heritage values associated with the designed heritage asset The significance of the building primarily derives from and illustrates the continued importance of the hospital and th th its contribution to the social history of mental health changing attitudes to mental health in the 19 and early-20 nationally and regionally. The building has a very high century. The site makes a moderate contribution to the aesthetic value – designed in Gothic revival style with significance of the asset. a central block and a 6-storey tower which is highly prominent in the surrounding landscape. The setting of the Moor Hospital was historically provided by surrounding open agricultural fields, but this has been diminished through development within the grounds.

Lancaster City Council Standen Park The former County Lunatic Asylum, now converted to The site has a strong historic association with the asset as it House – GII* flats, was constructed in 1816 and designed by was developed as a satellite ward for Lunatic Asylum. The site architect Thomas Standen. The building is constructed has heritage values associated with the designed heritage asset in sandstone ashlar in a Neo-Classical style and is the and illustrates the continued importance of the hospital and earliest building of the former Lunatic Asylum changing attitudes to mental health in the 19 th and early-20 th complex. century. The site makes a moderate contribution to the The significance of the building relates to its historic significance of the asset. association with early-19 th century attitudes to mental health and the high aesthetic value of Neo-Classical design. The foreground of the building is a lawn and formal drive which provides the immediate setting of the building. The wider setting to the rear has been infilled with modern housing development. Church of St c.1867 Anglican church, marked as St Saviour’s Church The site has a connection to the asset as it formed part of the Michael - GII on the c.1840s OS map. The building was designed by complex of ancillary and satellite buildings associated with the E.G Paley for the Lancaster Moor Hospital. The Lunatic Asylum and as such the site makes a moderate building is constructed in squared coursed sandstone contribution to the significance of the asset. with ashlar dressings and slate roof. The setting is provided by the open landscape to the immediate foreground. The land falls away to Standen

Park House, but views of this building are limited due to the enclosure in mature trees. Crimea Crimean War Memorial c.1860. An obelisk with a The site is not visible from the asset and does not make a Monument in square plinth of limestone. The significance of the contribution to its significance. Lancaster memorial derives from its commemorative communal Cemetery – GII value of the soldiers and sailors of Lancaster who died in the Russian War. The setting is provided by the designed Gothic revival style of the Lancaster Cemetery.

Lancaster A new public cemetery was laid out in 1855. The The boundary of the Cemetery is visible from the very south of Cemetery – GII buildings and structures are designed in Gothic revival the site, but due to the enclosure of mature trees of the site styles. Three chapels were designed by notable local views within are very limited. The site makes a negligible architect, Edward Paley (which are separately listed contribution to the significance of the asset. structures). The area has a strong communal value due to its connections with the social history of Lancaster. In addition, there is a high aesthetic value of the cemetery and structures and it is a good example of an early High Victorian public cemetery associated with local notable architect, Edward Paley. The immediate setting of the cemetery is provided by the surrounding stone walls which divide the site from the surrounding agricultural fields. The cemetery is situated on a hillside east of the city centre and dramatic views over the city can be experienced from the site which makes a positive contribution to the significance of the asset. The wider setting of the cemetery is provided by Ridge Lea Hospital and Williamson Park. Western One of 3 mortuary chapels built for the Lancaster The site is not visible from the asset and does not make a Mortuary Chapel Cemetery, opened in 1855. Mortuary for Anglicans. contribution to its significance. at Lancaster Constructed in sandstone with slate roof, designed in Cemetery – GII a Gothic Revival style by Edward Paley. The significance of the chapel derives from communal social and commemorative value due to its connection with the development of the cemetery in the 19 th century. It also have a strong aesthetic value and associated with local notable architect, Edward Paley. The setting is provided by the designed Gothic revival style of the Lancaster Cemetery.

Lancaster City Council Northern One of 3 mortuary chapels built for the Lancaster The site is not visible from the asset and does not make a Mortuary Chapel Cemetery, opened in 1855. Mortuary for Roman contribution to its significance. at Lancaster Catholics. Constructed in sandstone with slate roof, Cemetery – GII designed in a Gothic Revival style by Edward Paley. The significance of the chapel derives from communal social and commemorative value due to its connection with the development of the cemetery in the 19 th century. It also have a strong aesthetic value and associated with local notable architect, Edward Paley. The setting is provided by the designed Gothic revival style of the Lancaster Cemetery. Eastern Mortuary One of 3 mortuary chapels built for the Lancaster The site is not visible from the asset and does not make a Chapel at Cemetery, opened in 1855. Mortuary for contribution to its significance. Lancaster Nonconformists. Constructed in sandstone with slate Cemetery – GII roof, designed in a Gothic Revival style by Edward Paley. The significance of the chapel derives from communal social and commemorative value due to its connection with the development of the cemetery in the 19 th century. It also have a strong aesthetic value and associated with local notable architect, Edward Paley. The setting is provided by the designed Gothic revival style of the Lancaster Cemetery. Lancaster Lodge to Lancaster Cemetery, which opened 1855. The site is not visible from the asset and does not make a Cemetery Lodge – The building is probably designed by Edward Paley. contribution to its significance. GII Constructed in sandstone with a slate roof in a Gothic Revival style. The significance of the building derives from social historic value due to its association with the development of the cemetery. In addition, there is an aesthetic value to the building demonstrating the trend of Gothic revival styles in the mid-19 th century and possible association with local architect. The setting of the building is provided by the immediate forecourt/driveway and the boundary wall of the cemetery. Non-designated heritage asset(s): Ridge Lea Hospital Ridge Lea was built 1916 as a satellite ward to The site encompasses the asset and makes a strong Lancaster Moor Hospital and was formerly known as contribution to the significance of the asset. The site is the Ladies Villa. Built in an eclectic mix of styles with enclosed by mature trees and this creates a private and some Dutch gable projections and double height secluded environment in which the asset is experienced, canted bay windows. Unusually constructed in the accentuating its architectural interest and prominence. The First World War. The building has a strong historic development of car parking area to the front and side of the association with the development of treatment for building does detract from the archtiectural interest of the mental health nationally and regionally. building. The site makes a moderate contribution to the The setting of the building is provided by is placement significance of the asset. on a ridge along the Lancaster moors, but is experienced in a relatively secluded environment due to its enclosure by mature trees.

Stone Row Head Farm building present on the c.1848 OS map. The The site historically would have provided a rural landscape to Farm significance of the building derives from its vernacular the farmstead, but this was dramatically altered in the early- construction in sandstone and slate. The significance 20 th century with the development of Ridge Lea. The site is derives from its functional and vernacular form as an shrouded by mature trees and there is no inter-visibility agricultural complex. In addition, the building was between the site and the asset, makes a negligible contribution owned by Lancaster Moor Hospital to make it self- to its significance. sufficient and also teach patients about farming work. It was later acquired by HM prison to teach young

offenders about farming work.

The building is enclosed by mature trees to the east and north and there are some views of surrounding rural open fields to the north west.

Lancaster City Council POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Name of asset • Location and siting (e.g. proximity, extent, topography, key views) • Form and appearance (e.g. prominence, massing, scale and materials) • Secondary effects (e.g. increased traffic movement, vibration, noise, lighting, access and use of landscape) Lancaster Views of the asset will not be impacted by development within the site due to its enclosure in mature trees. There may Moor Hospital some secondary effects from the allocation, such as increased traffic along Stone Row Head, but these will be limited due to – GII the physical division provided by the Lancaster Moor Sports Ground and the new houses at the rear of the listed building. Development of the site could result in the demolition of a non-designated heritage asset which has historic association with the development of the mental hospital in the early-20 th century, the loss of which could have a major impact on the significance of the asset. Standen Park Views of the asset will not be impacted by development within the site due to the enclosure of the site in mature trees. House – GII* There may be some secondary effects from the allocation, such as increased traffic along Quernmore Road, but the impact of this will be restricted and limited by the physical division provided by Lancaster Cemetery and Church of St Michael. Development of the site could result in the demolition of a non-designated heritage asset which has historic association with the development of the mental hospital in the early-20 th century, the loss of which could have a major impact on the significance of the asset. Church of St Views of the asset will not be impacted by development within the site due to the enclosure of the site in mature trees. Michael - GII There may be some secondary effects from the allocation, such as increased traffic along Quernmore Road, but the impact of this will be restricted and limited by the physical division provided by Lancaster Cemetery. Development of the site could result in the demolition of a non-designated heritage asset which has historic association with the development of the mental hospital in the early-20 th century, the loss of which could have a minor impact on the significance of the asset. Crimea Development on the site will not impact views of the asset. There may be some secondary effects, such as increased noise Monument in and traffic on the setting of the asset. Due to the enclosure of the asset in the cemetery and physical division provided by Lancaster the boundary wall, it is considered the potential impact of this will be moderate/minor. Cemetery – GII Lancaster Development of the site will have secondary effects on the setting of the Registered Park and Garden through increased Cemetery – traffic and noise which could impact the experience of the asset. The potential impact of this is considered to be moderate. GII Registered Park and Garden Western Development on the site will not impact views of the asset. There may be some secondary effects, such as increased noise Mortuary and traffic on the setting of the asset. Due to the enclosure of the asset in the cemetery, it is considered the potential Chapel at impact of this will be moderate/minor. Lancaster Cemetery – GII Northern Development on the site will not impact views of the asset. There may be some secondary effects, such as increased noise Mortuary and traffic on the setting of the asset. Due to the enclosure of the asset in the cemetery and physical division provided by Chapel at the boundary wall, it is considered the potential impact of this will be moderate/minor. Lancaster Cemetery – GII Eastern Development on the site will not impact views of the asset. There may be some secondary effects, such as increased noise Mortuary and traffic on the setting of the asset. Due to the enclosure of the asset in the cemetery and physical division provided by Chapel at the boundary wall, it is considered the potential impact of this will be moderate/minor. Lancaster Cemetery – GII Lancaster Development of the site will not impact views of the asset and will have a negligible impact on the significance of the Cemetery building. Lodge – GII Ridge Lea Allocation of the site could result in the total or partial loss of the building, which would have a major impact on the Hospital significance of the building as it has a historic association with the development Lancaster Moor Hospital and County Lunatic Asylum.

Lancaster City Council Stone Row Allocation of the site could result in development in close proximity to the asset and thus impact through increased traffic Head Farm and noise, the potential impact of which is considered to be minor due to the enclosure of the asset in mature trees and set back from the main road.

• Ridge Lea Hospital is currently a vacant building and the reuse of the non-designated heritage asset would have significant public benefits as it would retain a building of local architectural and historic interest which has strong associations with Lancaster Moor Hospital – a designated heritage asset of regional and national importance. The retention of the building would enable a better understanding of the historic development of the Lunatic Asylum complex. Partial demolition of modern inappropriate extensions could better reveal the architectural interest of the building and enhance the significance.

• The harm caused by development within the setting of Ridge Lea could be mitigated through high quality design which uses materials and styles which respects the built form of the non-designated heritage asset. Low-rise development within the site could help retain the architectural prominence of the building. In addition, sight lines could be retained within the site to provide views of Ridge Lea. • Potential impact on views of Lancaster Cemetery could be protected by the retention of mature trees which enclose the site. • Development of the site would have an impact on the historic association of the land with the designated heritage assets of Lancaster Moor Hospital and Standen Park House (formerly the County Lunatic Asylum), this could be mitigated through the retention and reuse of Ridge Lea which was developed as a satellite ward to the mental hospital as this would preserve the heritage values of the building. CONCLUSIONS AND RECOMMENDATIONS The development of the site will affect the setting of both designated and non-designated heritage assets. The most significant assets affected include Grade II Registered Park and Garden of Lancaster Cemetery and the associated Grade II listed buildings (Crimeria Monument, Western Mortuary Chapel, Eastern Mortuary Chapel, Northern Mortuary Chapel and Cemetery Lodge). These will be impacted through the secondary effects of noise and lighting as a result of development of the site, particularly as access to the site will run immediately adjacent to the Cemetery. The site allocation could also potentially impact the retention of the non-designated heritage asset of Ridge Lea Hospital. The site encompasses Ridge Lea Hospital, a non-designated heritage asset, and makes moderate contribution to the significance of the asset due to the enclosure and historic association of the land with the asset. Due to its non-designated status, proportionally less weight should be given to protecting this asset and some alterations and impacts on the significance could be managed. Nevertheless, there are important public benefits of the reuse of the Ridge Lea building as it has a historic connection with the development of Grade II listed Lancaster Moor Hospital and these benefits could be weighed against the harm caused by increased traffic on the setting of the Cemetery. Harm caused by development within the setting of Ridge Lea, if the asset were retained, could be mitigated by quality design which respects the built materials and styles of the former Ladies villa. The appreciation of the asset could to some degree be protected by the restriction of development to 2 storeys and the use of sight lines to retain views of the asset within the site. It is, therefore, recommended that the development of the site should only be acceptable if the Ridge Lea building is retained and reused to conserve it in a manner which would be proportionate to its significance.

Lancaster City Council

SITE NAME: H3 LAND AT UNIVERSITY OF CUMBRIA, EAST LANCASTER LPSA REF: 372 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 1 Golgotha Village – Grade II (listing ref: 1215003 ) 2 Golgotha Village – Grade II (listing ref: 1215039 ) 3-5 Golgotha Village – Grade II (listing ref: 1195063 ) 6 Golgotha Village – Grade II (listing ref: 1288284 ) 7-10 Golgotha Village – Grade II (listing ref: 1298336 ) Row of Outhouses approx. 3 metres to rear of no.3-10 Golgotha Village – Grade II (listing ref: 1288289 ) Scheduled Monument N/A

Conservation Area Williamson Park Conservation Area

Registered Parks and Williamson Park and Ashton Memorial Gardens – Grade II (listing ref: 1000942 ) Gardens Non-designated Bowerham Barracks SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Golgotha Village There are a collection of cottages along Wyresdale The site is not visible from the asset and does not make a Road built at different periods – from the 17 th to mid- contribution to its significance. 19 th century – and are separately listed for their individual architectural and historic interest. The name ‘Golgotha’ relates to name of the hill in which Christ was sacrificed and may have connotations to Gallows Hill on Lancaster Moor where executions were held. Their significance derives from the fortuitous aesthetic value, however characteristic of Lancaster building materials. The buildings may have a historic association with the quarries, now Williamson Park, as they may have accommodated quarry workers. The cottages are enclosed by low stone boundary walls and face onto Wyresdale Road, which provides the main setting and experience of the assets.

Lancaster City Council Williamson Park A public park which was laid out during 1870s for The site is not visible from the asset and does not make a and Ashton James Williamson Snr and later carried on by his son, contribution to its significance. Memorial Gardens James Williamson Jnr (Lord Ashton). Originally an area - Conservation of open moorland with disused quarries, became used Area and Grade II for recreation before the park was created. Registered Park Features of the park include sculptures, fountains, a and Garden butterfly house and a folly. The focal point of the park is Ashton Memorial – a grand English Baroque revival building. The significance of the park derives from its association with local merchant and philanthropist, designed aesthetic value which also enhances Ashton Memorial and the continued communal value as a public park. The park is set on steeply sloping land which overlooks the city of Lancaster and Lune Valley to the west. Until the mid-20 th century, the park was surrounded by fields and open space to the east but has since been infilled by housing and the auction mart and diminished by the development of the motorway. Nevertheless, some open fields have been retained between the park and motorway. Non-designated heritage asset(s): Bowerham 1876-80 military barracks, constructed following the The site encompasses part of the historic barracks buildings Barracks localisation of the King’s Own Regiment to Lancaster (now the University of Cumbria campus), including Hodgson in 1873. The site follows the basic principles of Barrack Block, Brooke Barrack block, Barbon and Hornby fortified design and comprises an Officers’ Quarters, Married Quarters. Although the barracks complex has been Married Quarters, a central ‘Keep’ and Officers’ Mess. infilled by modern university buildings, the site make a major In the mid- to late-20 th century, the site was taken contribution to its significance. over by St Martin’s College (now the University of Cumbria) and infilled with modern university

buildings. The significance of the complex relates to the military history of Lancaster and retention of plan form of a late-19 th century barrack complex. It also has a stern military architectural aesthetic. The complex is partially enclosed by a boundary wall, with look-out points. The wider setting of the former barracks is the terraced housing south of Lancaster city centre. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Gardens - Conservation Area and Grade II Registered Park and Garden Bowerham Allocation of the site could result in total or partial loss of the historic barracks complex, notably the Hodgson Barrack Block, Barracks Brooke Barrack block and Barbon and Hornby Married Quarters. This would have a major impact on the significance of

Lancaster City Council Bowerham Barracks as the historic association and plan form of the complex could be eroded and detrimentally impacted as a result of this loss.

• Re-use of the non-designated heritage assets would retain the buildings of local architectural and historic interest which have a strong association with Lancaster’s military developments in the late-19 th century. The retention and reuse of the buildings would ensure the military history of the site could still be understood and retain this significant part of Lancaster’s military history for future generations. Furthermore, the removal of modern buildings within the grounds could better reveal the architectural interest of these buildings and the reinstatement of traditional features (e.g. windows and doors) to the historic buildings could enhance the significance of the asset.

• Development of the site could erode the historic association with the buildings through partial or total loss of the non-designated heritage assets. This could be significantly mitigated through the retention and reuse of the buildings and removal of the later modern additions to better reveal their significance. • Harm caused by development within the setting of the barracks buildings could be mitigated through high quality design, for example using materials which respect the surrounding built form of the non-designated heritage assets. Low-rise development within the site could help retain the stern military architectural prominence of the buildings. • Retention of the surrounding wall could also help retain the imposing architectural design and military heritage values of the site.

CONCLUSIONS AND RECOMMENDATIONS The site forms part of the University of Cumbria’s campus, which was formerly the Bowerham Barracks constructed in the late-19 th century. Development of the site would not impact designated heritage assets but would potentially directly impact the non-designated heritage assets of the barracks complex – notably the Hodgson Barrack Block, Brooke Barrack block and Barbon and Hornby Married Quarters. The site is the setting of the barracks complex and encloses the former military buildings. Due to their non-designated status, proportionally less weight should be given to protecting these assets and some impacts on the significance could be managed. Nevertheless, the site is an important example of late-19 th century military developments in Lancaster and loss of the buildings could result in substantial harm to the asset. There are important public benefits which could result from the reuse of the barracks buildings and retention of the boundary wall. It is, therefore, recommended that the development of the site should only be acceptable if the barracks buildings are retained and reused to conserve in a manner which would be proportionate to their significance. Development within the grounds of the barracks buildings could also harm the setting and significance of the asset. It is recommended that this is mitigated through high quality design which respects the surrounding built form and materials, ensuring the military and stern architectural prominence of barracks buildings is retained and not dominated by new development.

Lancaster City Council

SITE NAME: H5 LAND AT LANCASTER LEISURE PARK AND AUCTION MART, EAST LANCASTER – PART 1 (FARMERS AUCTION MART) LPSA REF: 359 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Ashton Memorial – Grade I (listing ref: 1288429 ) Gate Piers, Gates and Walls to Williamson Park – Grade II (listing ref: 1214963 ) 1 Golgotha Village – Grade II (listing ref: 1215003 ) 2 Golgotha Village – Grade II (listing ref: 1215039 ) 3-5 Golgotha Village – Grade II (listing ref: 1195063 ) 6 Golgotha Village – Grade II (listing ref: 1288284 ) 7-10 Golgotha Village – Grade II (listing ref: 1298336 ) Row of Outhouses approx. 3 metres to rear of no.3-10 Golgotha Village – Grade II (listing ref: 1288289 )

Scheduled Monument N/A Conservation Area Williamson Park Conservation Area

Registered Parks and Ashton Memorial Gardens and Williamson Park – Grade II (listing ref: 1000942 ) Gardens Non-designated Well House Oatlands Farm SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Ashton Memorial Memorial commissioned by Lord Ashton in 1904 and The site forms the corner of the junctions between Wyresdale – Grade I erected 1907-9, designed by John Belcher. Road and Coulston Road and is in close proximity to the Constructed in Portland Stone, Cornish granite steps boundary of Williamson Park – facing the stone boundary wall. with a copper-clad dome. The building is designed in However due to the rising topography and shrouding of an English Baroque revival style and is the principle mature trees, there are very limited and sometimes no views building of Williamson Park. It is a landmark building of the Ashton Memorial from the site. Historically, the site and dominates the skyline of Lancaster. The formed the wider rural setting of the Memorial, but this has significance relates to the extraordinary architectural been negatively impacted by the development of the design, association with notable architect, landmark motorway and Auction Mart in the 20 th century. The site is position within the city and continued iconic visible in longer range views of Ashton Memorial, particularly association with Lancaster’s townscape. from Grab Lane. The modern buildings on the site detract from the surrounding rural character setting of the asset. 1

Lancaster City Council The immediate setting of Ashton Memorial the forecourt and stone steps, which is how the building is experienced. This does provide a positive contribution to the significance of the asset. However, the surrounding landscape, Williamson Park, provided a wider setting for the appreciation of the architectural form and massing of the building. The city of Lancaster provides an important foreground to the building and the rising topography of a relatively low-rise city accentuates the form of the memorial, which is further distinguished by surrounding trees and natural features. Williamson Park A public park which was laid out during 1870s for The site forms the corner plot between the junction of and Ashton James Williamson Snr and later carried on by his son, Wyresdale Road and Coulson Road and situated immediately Memorial James Williamson Jnr (Lord Ashton). Originally an area opposite the south end of Williamson Park- facing the stone Gardens – of open moorland with disused quarries, became used boundary wall. There are no views from within the park to the Conservation for recreation before the park was created. site due to the dense coverage of trees, however there may be Area and Grade II Features of the park include sculptures, fountains, a some longer range views of the asset in which the site will be Registered Park butterfly house and a folly. The focal point of the park visible particularly from Grab Lane. The modern buildings and Garden is Ashton Memorial – a grand English Baroque revival currently on the site detract from the surrounding rural building. The significance of the park derives from its landscape and natural characteristics of the park. association with local merchant and philanthropist, designed aesthetic value which also enhances Ashton Memorial and the continued communal value as a

public park. The park is set on steeply sloping land which overlooks the city of Lancaster and Lune Valley to the west. Until the mid-20 th century, the park was surrounded by fields and open space to the east but has since been infilled by housing and the auction mart and diminished by the development of the motorway. Nevertheless, some open fields have been retained between the park and motorway. Gate Piers, Gates Gateway to Williamson Park, dating 1880. The gate The asset is not visible from the site and makes no contribution and Walls to piers are constructed in sandstone ashlar with cast to its significance. Williamson Park – iron gates. The significance of the asset derives from Grade II its historic association with the development of

Williamson Park in the late-19 th century as a public park and the high aesthetic value of the decoration of the entrance. The setting of the asset is provided by its immediate situation on the highway. Golgotha Village There are a collection of cottages along Wyresdale The site is located opposite Golgotha Village and is demarcated and outhouses – Road built at different periods – from the 17 th to mid- by mature trees. The trees along the boundary of the site Grade II 19 th century – and are separately listed for their frame views of the houses when approaching along Wyresdale individual architectural and historic interest. The name Road from the south, thus accentuating their architectural ‘Golgotha’ relates to name of the hill in which Christ form and strong presence along the road. This makes a positive was sacrificed and may have connotations to Gallows contribution to their significance. Hill on Lancaster Moor where executions were held. Their significance derives from the fortuitous aesthetic value, however characteristic of Lancaster building materials. The buildings may have a historic association with the quarries, now Williamson Park, as they may have accommodated quarry workers. The cottages are enclosed by low stone boundary walls and face onto Wyresdale Road, which provides the main setting and experience of the assets. Non-designated heritage asset(s):

Lancaster City Council Well House An early-19 th stone constructed villa, now a hotel, The site is not visible from the asset due to its enclosure in enclosed by a high stone boundary wall. The large stone boundary wall and division by modern housing to significance of the building derives from its local the south along Wyresdale Road. The site makes no architectural symmetrical composition as a villa and contribution to the significance of the asset. construction in local sandstone. The setting of the building is provided by its enclosure in the high stone boundary wall and garden to the

front and side. The wider setting of the house is provided by the open fields and rural landscape. Oatlands Farm Oatlands is a farmstead, dating from the late-18 th There is some inter-visibility between the site and asset due to century constructed in stone. The complex is a linear the rising topography of the land and the rooflines visible arrangement of farmhouse and barns. The significance amongst the trees and surrounding rural landscape. of the building derives from its vernacular architectural style and retention of historic material.

The setting of the building is provided by the

surrounding rural landscape and open fields, which have a historic association with the farmstead.

Moorside Burial Former Quaker Burial Ground dating from 17 th The mature trees which enclose the site are visible from the Ground century, disused by 1890 and closed in 1955. The entrance to the burial ground, but this does not make a burial ground is enclosed by a stone wall. The ground contribution to the significance of the asset. is of considerable local importance as it is one of earliest surviving sites associated with Non-Conformist movements in Lancaster. These types of burial grounds tended to avoid elaborate monuments that are normally associated with churchyards. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

II Registered Park and Garden Gate Piers, Gates The site is not visible from the asset as it is set back from the main road and development of the site will not impact the and Walls to significance of the asset. Williamson Park – Grade II Golgotha Village The site is immediately opposite the group of listed buildings and currently the mature trees along the boundary of the and outhouses – site frame the buildings and enhance their appearance. Development of the site has the potential to detract from the Grade II architectural interest of the buildings through inappropriate development in terms of design, height, scale and massing. In addition, development of the site could lead to increased traffic and lighting which would impact the experience of the assets. The potential impact on the listed buildings at Golgotha Village is considered to be major/moderate. Well House The site is not visible from the asset and will not impact its significance. Oatlands Farm There is some inter-visibility between the farm and site and development has the potential to further erode the wider rural setting of the farm. The potential impact on the significance of the asset will likely be minor. Moorside Burial There is some potential for inter-visibility between the asset and the site, although this is limited to the entrance to the Ground burial ground. The potential impact on the non-designated heritage asset will likely be minor.

Lancaster City Council

• The use of traditional materials and roof pitches on any development of the site could better reflect the surrounding vernacular and enhance the modern inappropriate design and materials used for the current buildings on the site.

• Currently the impact of the Auction Mart is somewhat mitigated through enclosure of the site by mature trees which has reduced the visual impact from north of Wyresdale Road and Golgotha Village. This should be retained to reduce the visual impact on the wider rural setting of Ashton Memorial (Grade I listed building), Williamson Park (Conservation Area and Grade II Registered Park and Garden) and Oatlands Farm (Non-designated heritage asset). Development of the site will likely impact the setting of Golgotha Village (Grade II listed houses and outhouses) and could remove the framed views when approaching from the south along Wyresdale Road. Retention of the existing landscape buffer along the boundary of the site could mitigate visual harm of the development of the site. Historic stone boundary walling along Wyresdale Road should also be retained to protect and retain the vernacular character of the area. • Development should be restricted to 2-3 storeys to minimise visual impact on the setting of surrounding heritage assets.

CONCLUSIONS AND RECOMMENDATIONS The site is situated along Wyresdale Road, on the rising tract of land which leads up to Coulston Road. The site does not make an important contribution to the significance of Ashton Memorial (Grade I listed building) and Williamson Park (Conservation Area and Grade II Registered Park and Garden). Historically, the site formed part of the wider rural setting of the assets and this has been partially eroded and diminished through the development of the M6 motorway and Auction Mart in the 20 th century. Nevertheless, the site is still partially visible in the context of the assets and development of the site could lead to some design improvements and enhancements to the historic environment. The trees which form the boundary of the site create an important framed view of Golgotha Village (collection of Grade II listed houses and outhouses) when approaching from the south of Wyresdale Road. It is, therefore, recommended that a landscape buffer along Wyresdale Road and Coulston Road is retained to protect important views of Golgotha Village and retain a wider rural sense of place when viewing Ashton Memorial and Williamson Park from the east. It is also recommended that development is restricted to 2-3 storeys, the traditional stone boundary wall along Wyresdale Road is retained and that development should consider the use of traditional material and roof pitches to assimilate with the surrounding vernacular.

Lancaster City Council

SITE NAME: H5 LAND AT LANCASTER LEISURE PARK AND AUCTION MART, EAST LANCASTER – PART 2 (LAND SOUTH OF LEISURE PARK) LPSA REF: 387 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

Registered Parks and Ashton Memorial Gardens and Williamson Park Gardens Non-designated Well House – Local List Oatlands – Local List SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Ashton Memorial Memorial commissioned by Lord Ashton in 1904 and The site is set back from Wyresdale Road and behind the – Grade I erected 1907-9, designed by John Belcher. Abbatoir and Cattle Market. Due to the rising topography and Constructed in Portland Stone, Cornish granite steps mature trees of Williamson Park, there are very limited views with a copper-clad dome. The building is designed in of Ashton Memorial from the site and when glimpsed can only an English Baroque revival style and is the principle the dome can be seen. Historically, the site formed the wider building of Williamson Park. It is a landmark building rural setting of the Memorial but this has been dramatically and dominates the skyline of Lancaster. The altered and eroded through the development of modern significance relates to the extraordinary architectural buildings in the 20 th century on the site. The site currently does design, association with notable architect, landmark not make a positive contribution to the significance of the position within the city and continued iconic asset as modern building forms detract from the surrounding association with Lancaster’s townscape. built character and have eroded the surrounding rural

Lancaster City Council The immediate setting of Ashton Memorial the landscape. The site may be visible from longer range views forecourt and stone steps, which is how the building is particularly on elevated ground on Quernmore Road. experienced. This does provide a positive contribution to the significance of the asset. However, the surrounding landscape, Williamson Park, provided a wider setting for the appreciation of the architectural form and massing of the building. The city of Lancaster provides an important foreground to the building and the rising topography of a relatively low-rise city accentuates the form of the memorial, which is further distinguished by surrounding trees and natural features. Ashton Memorial A public park which was laid out during 1870s for The site is set back from Wyresdale Road and behind the Gardens and James Williamson Snr and later carried on by his son, Abbatoir and Cattle Market. The trees on the eastern side of Williamson Park – James Williamson Jnr (Lord Ashton). Originally an area the park are slightly visible from the site, however there are Registered Park of open moorland with disused quarries, became used some trees and buildings within the site which restrict views of and Garden for recreation before the park was created. this. Historically, the site formed the wider rural setting of the (Grade II) and Features of the park include sculptures, fountains, a Memorial and park but this has been dramatically altered and Conservation butterfly house and a folly. The focal point of the park eroded through the development of modern buildings in the th Area is Ashton Memorial – a grand English Baroque revival 20 century on the site. The modern buildings of the site building. The significance of the park derives from its currently detract from the surrounding rural landscape association with local merchant and philanthropist, character and natural characteristics of the park. designed aesthetic value which also enhances Ashton Memorial and the continued communal value as a public park. The park is set on steeply sloping land which overlooks the city of Lancaster and Lune Valley to the west. Until the mid-20 th century, the park was surrounded by fields and open space to the east but has since been infilled by housing and the auction mart and diminished by the development of the motorway. Nevertheless, some open fields have been retained between the park and motorway. Gate Piers, Gates Gateway to Williamson Park, dating 1880. The gate The asset is not visible from the site and makes no contribution and Walls to piers are constructed in sandstone ashlar with cast to its significance. Williamson Park – iron gates. The significance of the asset derives from Grade II its historic association with the development of Williamson Park in the late-19 th century as a public park and the high aesthetic value of the decoration of the entrance. The setting of the asset is provided by its immediate situation on the highway.

Golgotha Village – There are a collection of cottages along Wyresdale The asset is not visible from the site and makes no contribution Grade II Road built at different periods – from the 17 th to mid- to its significance. th 19 century – and are separately listed for their individual architectural and historic interest. The name ‘Golgotha’ relates to name of the hill in which Christ was sacrificed and may have connotations to Gallows Hill on Lancaster Moor where executions were held. Their significance derives from the fortuitous aesthetic value, however characteristic of Lancaster building materials. The buildings may have a historic association with the quarries, now Williamson Park, as they may have accommodated quarry workers. The cottages are enclosed by low stone boundary walls and face onto Wyresdale Road, which provides the main setting and experience of the assets. Non-designated heritage asset(s):

Lancaster City Council Oatlands Farm – Oatlands is a farmstead, dating from the late-18 th The asset is not visible from the site and makes no contribution Local List century constructed in stone. The complex is a linear to its significance. arrangement of farmhouse and barns. The significance of the building derives from its vernacular

architectural style and retention of historic material.

The setting of the building is provided by the surrounding rural landscape and open fields, which have a historic association with the farmstead.

Well House Farm An early-19 th stone constructed villa, now a hotel, The asset is enclosed by a large stone boundary wall and – Local List enclosed by a high stone boundary wall. The mature trees which has restricted inter-visibility with the site. significance of the building derives from its local The site does not make a positive contribution to the asset and architectural symmetrical composition as a villa and detracts from its historic rural setting. construction in local sandstone. The setting of the building is provided by its enclosure in the high stone boundary wall and garden to the front and side. The wider setting of the house is provided by the open fields and rural landscape. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Area and Registered Park and Garden (Grade II) Gate Piers, The site is not visible from the asset as it is set back from the main road and development of the site will not impact the Gates and significance of the asset. Walls to Williamson Park – Grade II Golgotha The site is not visible from the asset as it is set back from the main road and development of the site will not impact the Village – significance of the asset. Grade II Oatlands There is some inter-visibility between the farm and site and development has the potential to further erode the wider rural Farm setting of the farm. The potential impact on the significance of the asset will likely be minor. Well House Development of the site will unlikely have visual impacts on the asset, due to its enclosure within a stone boundary wall and Farm mature trees. However, there may be associated secondary effects such as increased traffic, noise and lighting which would negatively impact the experience and appreciation of the asset. The potential impact on the significance of the asset is likely to be minor. ENHANCEMENTS AND MITIGATING HARM Maximising Enhancement (e.g. Public access, interpretation, increase understanding through research, repair/regenerate heritage assets, removal from HAR register, better reveal significance through new viewpoints)

Lancaster City Council • The use of traditional materials and roof pitches on any development of the site could better reflect the surrounding vernacular and enhance the setting of prominent heritage assets, such as Ashton Memorial and Williamson Park, as the existing designs and materials do not respect the surrounding traditional built form.

• Currently the impact of the area south of Leisure Park is somewhat mitigated through enclosure of the site by mature trees which has reduced the visual impact from Wyresdale Road. Any landscaping should be retained to reduce the visual impact on the wider rural setting of Ashton Memorial (Grade I listed building), Williamson Park (Conservation Area and Grade II Registered Park and Garden) and Oatlands Farm (Non-designated heritage asset). • Development should be restricted to 2-3 storeys and utilise traditional roof pitches to minimise visual impact on the setting of surrounding heritage assets. CONCLUSIONS AND RECOMMENDATIONS The site is set behind the Abbatoir and Cattle Mart along Wyresdale Road. The site does not make a positive contribution to the significance of surrounding heritage assets such as Ashton Memorial (Grade I), Williamson Park (Conservation Area and Grade II Registered Park and Garden). Historically, the site formed part of the wide rural setting of these assets, but this has been dramatically eroded and altered through the modern development on the site in the 20 th and 21 st century. Nevertheless, the site is still partially visible in the wider context of the significant assets, particularly from elevated ground along Quernmore Road. It is, therefore, recommended that development is restricted to 2-3 storeys and the use of traditional pitches and materials are considered in the design of any new development to improve the existing context and longer range views of the site.

Lancaster City Council

SITE NAME: H5 LAND AT LANCASTER LEISURE PARK AND AUCTION MART, EAST LANCASTER – PART 3 (THE ABBATOIR) LPSA REF: 331 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

Scheduled Monument N/A Conservation Area Williamson Park Conservation Area Registered Parks and Ashton Memorial Gardens and Williamson Park – Grade II (listing ref: 1000942 ) Gardens Non-designated Well House Oatlands SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Ashton Memorial Memorial commissioned by Lord Ashton in 1904 and The site is low-lying and situated south west of Ashton – Grade I erected 1907-9, designed by John Belcher. Memorial. The site sits behind a stone wall running along Constructed in Portland Stone, Cornish granite steps Wyresdale Road and is surrounded by mature trees on other with a copper-clad dome. The building is designed in sides. The top of the Ashton Memorial is visible from the site, an English Baroque revival style and is the principle but is otherwise hidden by mature trees in Williamson Park. building of Williamson Park. It is a landmark building Historically, the land to the east of Ashton Memorial was open and dominates the skyline of Lancaster. The fields. In the mid-20 th century this has been altered with the significance relates to the extraordinary architectural development of the motorway and later the Auction Mart, design, association with notable architect, landmark although open agricultural fields surrounding this have been position within the city and continued iconic retained. The site is not visible from the asset or in longer association with Lancaster’s townscape. range views of the asset but does form part of the wider The immediate setting of Ashton Memorial is the historic rural setting. forecourt and stone steps, which is how the building is experienced. This provides a positive contribution to the significance of the asset. The surrounding landsca pe, Williamson Park, provides a wider setting 1

Lancaster City Council for the appreciation of the architectural form and massing of the building. The city of Lancaster provides an important foreground to the building and the rising topography of a relatively low-rise city accentuates the form of the memorial, which is further distinguished by surrounding trees and natural features. Williamson Park A public park which was laid out during 1870s for The site is low-lying and situated south of Williamson Park. The and Ashton James Williamson Snr and later carried on by his son, site sits behind a stone wall running along Wyresdale Road and Memorial James Williamson Jnr (Lord Ashton). Originally an area is surrounded by mature trees on other sides. Historically, the Gardens – of open moorland with disused quarries, became used east of Williamson Park was open land which provided a visual Conservation for recreation before the park was created. contrast to the rising topography to Ashton Memorial. This Area and Grade II Features of the park include sculptures, fountains, a setting has been altered by the development of the motorway th Registered Park butterfly house and a folly. The focal point of the park and the Auction Mart in the 20 century, both of which detract and Garden is Ashton Memorial – a grand English Baroque revival from the natural features and character of Williamson Park. The building. The significance of the park derives from its site is not visible in longer range views of the asset or from the association with local merchant and philanthropist, asset, due to tree coverage, but detracts from the wider rural designed aesthetic value which also enhances Ashton setting of the park. Memorial and the continued communal value as a public park. The park is set on steeply sloping land which overlooks the city of Lancaster and Lune Valley to the west. Until the mid-20 th century, the park was surrounded by fields and open space to the east but has since been infilled by housing and the auction mart and diminished by the development of the motorway. Nevertheless, some open fields have been retained between the park and motorway. Gate Piers, Gates Gateway to Williamson Park, dating 1880. The gate The site is not visible from the asset and makes no contribution and Walls to piers are constructed in sandstone ashlar with cast to its significance. Williamson Park – iron gates. The significance of the asset derives from Grade II its historic association with the development of

Williamson Park in the late-19 th century as a public park and the high aesthetic value of the decoration of the entrance. The setting of the asset is provided by its immediate situation on the highway. Golgotha Village There are a collection of cottages along Wyresdale The site is not visible from the asset and makes no contribution and outhouses – Road built at different periods – from the 17 th to mid- to its significance. Grade II 19 th century – and are separately listed for their individual architectural and historic interest. The name ‘Golgotha’ relates to name of the hill in which Christ was sacrificed and may have connotations to Gallows Hill on Lancaster Moor where executions were held. Their significance derives from the fortuitous aesthetic value, however characteristic of Lancaster building materials. The buildings may have a historic association with the quarries, now Williamson Park, as they may have accommodated quarry workers. The cottages are enclosed by low stone boundary walls and face onto Wyresdale Road, which provides the main setting and experience of the assets. Non-designated heritage asset(s): Well House An early-19 th stone constructed villa, now a hotel, The site is situated along Wyresdale Road, enclosed by a low enclosed by a high stone boundary wall. The stone boundary wall. Inter-visibility between the asset and the significance of the building derives from its local site are limited due to the development of some modern architectural symmetrical composition as a villa and housing immediately south of the site. The asset is also construction in local sandstone. screened by a large stone boundary wall and mature trees. As The setting of the building is provided by its enclosure a result, the site does not make a contribution to the in the high stone boundary wall and garden to the significance of the asset. front and side. The wider setting of the house is provided by the open fields and rural landscape. 2

Lancaster City Council

Oatlands Farm Oatlands is a farmstead, dating from the late-18 th The site is situated west of the asset and there is some inter- century and constructed in stone. The complex is a visibility between the two due to the low-lying fields to the linear arrangement of farmhouse and barns. The foreground of Oatlands Farm. The modern buildings on the site significance of the building derives from its vernacular currently contrast with surrounding rural landscape to the architectural style and retention of historic material. farm and detracts from its setting and agricultural significance. The setting of the building is provided by the surrounding rural landscape and open fields, which have a historic association with the farmstead.

POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

• The site currently detracts from the surrounding rural landscape, the latter of which makes a positive contribution to the wider setting of Ashton Memorial and Williamson Park. This could be improved by creating a landscape buffer along Wyresdale Road to retain a rural sense of place particularly when viewing the asset from Grab Lane or the motorway.

Lancaster City Council • The use of traditional materials on any development could better reflect the surrounding vernacular form and appearance of Well House and Oatlands Farm and enhance the inappropriate modern construction of building currently on the site.

• Development should be restricted to 2-3 storeys to minimise any visual impact on the setting of Ashton Memorial (Grade I listed building), Williamson Park (Grade II Registered Park and Garden) and Oatlands Farm (non-designated heritage asset). • A landscape buffer along Wyresdale Road boundary could mitigate any harm visual impact caused by development of the site and any associated lighting.

CONCLUSIONS AND RECOMMENDATIONS The site is situated along Wyresdale Road, enclosed by a low stone boundary wall. The site does not make an important contribution to the significance of surrounding heritage assets – Ashton Memorial (Grade I listed building) and Williamson Park (Conservation Area and Grade II Registered Park and Garden). Historically, the site formed part of the wider rural setting of these designated heritage assets and this was partially eroded in the 20 th century with the development of the Auction Mart and M6 motorway. Development of the site could enhance the existing modern inappropriate built form and improve the setting by creating a landscape buffer which would retain the rural sense of place. It is therefore, recommended that development of the site is restricted to 2-3 storeys, some traditional materials are used to reflect the surrounding vernacular form, traditional boundary wall along Wyresdale Road is retained and a landscape buffer is used to reinstated a rural appearance to the site.

Lancaster City Council

SITE NAME: H6 ROYAL ALBERT FIELDS, ASHTON ROAD, LANCASTER – PART 1 (NORTH) LPSA REF: 298 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

Registered Parks and N/A Gardens Non-designated Royal Albert Cottages and (no. 2-12 Ashton Road) De Vitre Terrace (no.14-28 Ashton Road) SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Southern Range Late-19 th farm buildings, probably designed by Paley Historically, the site formed part of the wider rural landscape of Buildings, Royal and Austin. The building is constructed in squared which surrounded the hospital and ancillary buildings. This has Albert Farm - GII coursed sandstone with green slate roof and was built been eroded by suburban development east of Ashton Road as ancillary building to Royal Albert Hospital. The and development of modern hospital buildings east and west significance of the building derives from its historic of the farm complex, which has physically divided this setting association with the development of the mental and limited visibility with the surrounding rural land. Due to its hospital in Lancaster and association with local historic association the site makes a minor contribution to the architects, Paley and Austin. It also has retained significance of the asset. functional aesthetic value, although this has somewhat been diminished through the conversion of the agricultural buildings. The setting of the building is provided by the enclosure in farm complex and rural setting of the buildings has been eroded through the development of modern hospital buildings to the west.

Lancaster City Council Western Range of Late-19 th farm buildings, probably designed by Paley Historically, the site formed part of the wider rural landscape Buildings, Royal and Austin. The building is constructed in squared which surrounded the hospital and ancillary buildings. This has Albert Farm – GII coursed sandstone with green slate roof and was built been eroded by suburban development east of Ashton Road as ancillary building to Royal Albert Hospital. The and development of modern hospital buildings east and west significance of the building derives from its historic of the farm complex, which has physically divided this setting association with the development of the mental and limited visibility with the surrounding rural land. Due to its hospital in Lancaster and association with local historic association the site makes a minor contribution to the architects, Paley and Austin. It also has retained significance of the asset. functional aesthetic value, although this has somewhat been diminished through the conversion of

the agricultural buildings.

The setting of the building is provided by the enclosure in farm complex and rural setting of the buildings has been eroded through the development of modern hospital buildings to the west. Barn at Royal Late-19 th farm buildings, probably designed by Paley Historically, the site formed part of the wider rural landscape Albert Farm, and Austin. The building is constructed in squared which surrounded the hospital and ancillary buildings. This has Royal Albert coursed sandstone with green slate roof and was built been eroded by suburban development east of Ashton Road Hospital – GII as ancillary building to Royal Albert Hospital. The and development of modern hospital buildings east and west significance of the building derives from its historic of the farm complex, which has physically divided this setting association with the development of the mental and limited visibility with the surrounding rural land. Due to its hospital in Lancaster and association with local historic association the site makes a minor contribution to the architects, Paley and Austin. It also has retained significance of the asset. functional aesthetic value, although this has somewhat been diminished through the conversion of the agricultural buildings. The setting of the building is provided by the enclosure in farm complex and rural setting of the buildings has been eroded through the development of modern hospital buildings to the west. Storey Home – GII Nurses Home, constructed 1897 with 20 th century Historically, the site formed part of the wider rural landscape alterations. Now converted to flats. Designed by E.H which surrounded the hospital and ancillary buildings. This has Dawson and completed by C.J Ashworth. The building been eroded by suburban development east of Ashton Road is constructed in coursed squared sandstone with and development of modern hospital buildings east and west ashlar dressing and hipped Westmorland slate roof. of the farm complex, which has physically divided this setting The significance of the building derives from its and limited visibility with the surrounding rural land. Due to its historic connection to the development of the Royal historic association the site makes a minor contribution to the Albert Hospital in the late-19 th century and its eclectic significance of the asset. architectural style. The building is enclosed by mature trees and this provides a secluded environment in which the building is experienced.

The setting of the building is provided by the road and

the enclosed grounds of the former hospital. Royal Albert Former mental hospital, now a school, constructed Historically, the site formed part of the wider rural landscape Hospital – GII* 1868-1873 and designed by Paley and Austin. The which surrounded the hospital and ancillary buildings. This has building is designed in Gothic revival style which been eroded by suburban development east of Ashton Road Pevsner describes as a ‘hotel de ville’ style. The and development of modern hospital buildings east and west building is constructed in sandstone with ashlar of the farm complex, which has physically divided this setting dressings and green slate roof. The building was and limited visibility with the surrounding rural land. Due to its established as the ‘Royal Albert Idiot Asylum for idiots historic association the site makes a minor contribution to the and imbeciles of the seven northern counties’. significance of the asset. The building is a nationally important example of the th developing attitudes towards mental health in the 19 century. Its distinct architectural form is illustrative of

Gothic revival tradition in the 1800s. The building is enclosed in grounds. The wider historic setting of the building was provided by open fields and rural landscape, but this has been eroded through the encroachment of suburban development and housing development south of the former hospital. Derby Home – Derby Home was built 1912-13 and designed by Historically, the site formed part of the wider rural landscape curtilage listed to Liverpool architects, Woolfall & Eccles. The building which surrounded the hospital and ancillary buildings. This has Royal Albert was ancillary to Royal Albert Hospital for been eroded by suburban development east of Ashton Road Hospital accommodation for patients working on the farm. and development of modern hospital buildings east and west The significance of the building derives from its of the farm complex, which has physically divided this setting historic association with Royal Albert Hospital and limited visibility with the surrounding rural land. Due to its complex. The building also has an aesthetic value historic association the site makes a minor contribution to the colony-style. The setting of the building is provided by significance of the asset. rural location which will have likely had therapeutic benefits for the patients. Non-designated heritage asset(s):

Royal Albert Row of stone cottages constructed 1891, built for the The site is situated south west of the terrace and provides a Cottages (no. 2-12 workers of Royal Albert Hospital. The terrace of rural setting to the building and makes a moderate Ashton Road) houses runs along Ashton Road, the properties are contribution to the significance of the asset. enclosed by a low stone boundary wall. Historically, the buildings were located in open agricultural field setting but this has been diminished through the suburban development of Lancaster.

De Vitre Terrace Row of stone cottages constructed 1877, built for the The site is situated south west of the terrace and provides a (no.14-28 Ashton workers of Royal Albert Hospital. The terrace of rural setting to the building and makes a moderate Road) houses runs along Ashton Road, the properties are contribution to the significance of the asset. enclosed by a low stone boundary wall. Historically, the buildings were located in open agricultural field setting but this has been diminished through the suburban development of Lancaster. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Name of asset • Location and siting (e.g. proximity, extent, topography, key views) • Form and appearance (e.g. prominence, massing, scale and materials)

Lancaster City Council • Secondary effects (e.g. increased traffic movement, vibration, noise, lighting, access and use of landscape) Royal Albert Hospital Development on the site will be physically divided from the asset by the ancillary historic buildings to the south (GII*) west, modern hospital buildings and Ashton Road. The site will not be visible from the asset and any secondary effects will be limited due to this physical separation of the site from the asset. The potential impact on the significance of the asset is considered to be moderate as it will further diminish the historic association of the surrounding land to the asset. Southern Range of Development on the site will be physically divided by the modern hospital buildings to the west, but there will Buildings, Royal Albert be some inter-visibility with the site and development could erode the historic association of the open rural Farm (GII), Western Range landscape. The construction of an access road to any proposed development and associated secondary effects of Buildings, Royal Albert of increased traffic could have a negative impact on the setting and experience of the asset. The potential Farm (GII), Main Building impact from development of the site is considered to be moderate. at Royal Albert Farm, Royal Albert Hospital (GII),

Barn at Royal Albert Farm, Royal Albert Hospital (GII), Storey Home (GII), Lodge to Royal Albert Hospital (GII)

Derby Home – curtilage Development of the site will encompass the asset and erode the rural setting which had a historic association listed with the building. Development could potentially compete with the architectural and historic interest of the site. The potential impact from the development of the site is considered to be moderate.

Royal Albert Cottages Development on the site could erode the rural landscape context to the buildings which had a historic association with the former hospital and cottage. Due to the rising topography behind the cottages, the size and scale of development could detract and dominate the asset. The potential impact is considered to moderate. De Vitre Terrace Development on the site could erode the rural landscape context to the buildings which had a historic association with the former hospital and cottage. Due to the rising topography behind the cottages, the size and scale of development could detract and dominate the asset. The potential impact is considered to moderate.

• The surrounding heritage assets are a complex of buildings forming Royal Albert Hospital or associated with its historic development, but there is little public information on this the surrounding landscape. This could be improved through public interpretation of the hospital complex.

• The impact of development immediately adjacent to curtilage listed Derby Home and any access road required for the site could be mitigated through a landscape buffer and screening to minimise noise and visual impact on the asset. • To the south west of the site, development could be restricted to behind Royal Albert Cottages and De Vitre Terrace to minimise visual impact when viewing from Ashton Road. In addition, a restriction on the height of buildings to 2 storeys so that the non- designated heritage assets are not dominated by inappropriate designed development. • Secondary effects of increased noise and lighting as a result of development could be mitigated through landscape buffer.

Lancaster City Council CONCLUSIONS AND RECOMMENDATIONS The site is situated in proximity to Royal Albert Hospital complex, including various ancillary and accommodation buildings which are a mix of designated and non-designated heritage assets. The former hospital buildings are clustered around Ashton Road and historically situated in a rural landscape which potentially provided therapeutic benefits to the patients. However, the wider setting of the hospital complex has been diminished through suburban development to the east of Ashton Road and modern hospital buildings to the east and west of the farm buildings, which has physically divided this former setting. The development of the site will erode the wider rural setting of both designated and non-designated heritage asset. The most significant assets affected include the former Royal Albert Hospital (Grade II* listed) and the Grade II ancillary buildings to the former hospital (Southern Range of Buildings at Royal Albert Farm, Western Range of Buildings at Royal Albert Farm, Main Building at Royal Albert Farm, Barn at Royal Albert Farm, Storey Home and Lodge to Royal Albert Hospital). The allocation of the site would not directly impact the designated heritage assets, although would further erode the wider rural setting of the hospital and ancillary buildings. There is some inter-visibility with the site from the assets, but this is limited to the farm buildings (Grade II), Derby Home (curtilage listed) and non-designated heritage assets. The visual impact of development would not impact Royal Albert Hospital or the Lodge. The harm caused by the loss of remaining rural setting could be mitigated through low-rise and low density housing which would soften the urban character of any residential development and a landscape buffer could help protect views of new development particularly where the land rises behind the farm buildings. It is recommended that development is restricted to 2 storeys and siting on the elevated ground be landscaped to reduce the visual impact. In addition, the secondary effects of traffic and noise on Derby Home could be mitigated through a landscape buffer.

Lancaster City Council

SITE NAME: H6 ROYAL ALBERT FIELDS, ASHTON ROAD, LANCASTER – PART 2 (SOUTH) LPSA REF: 261 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Southern Range of Buildings, Royal Albert Farm, Royal Albert Hospital – Grade II (listing ref: 1298381 ) Western Range of Buildings, Royal Albert Farm, Royal Albert Hospital – Grade II (listing ref: 1219893 ) Main Building at Royal Albert Farm, Royal Albert Hospital – Grade II (listing ref: 1219846 ) Barn at Royal Albert Farm, Royal Albert Hospital – Grade II (listing ref: 1194931 ) Storey Home – Grade II (listing ref: 1119699 ) Lodge to Royal Albert Hospital – Grade II (listing ref: 1219861 ) Royal Albert Hospital – Grade II* (listing ref: 1194930 ) Derby Home – Curtilage listed to Royal Albert Hospital Scheduled Monument N/A Conservation Area N/A Registered Parks and N/A Gardens Non-designated Royal Albert Cottages and (no. 2-12 Ashton Road) De Vitre Terrace (no.14-28 Ashton Road) SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Southern Range Late-19 th farm buildings, probably designed by Paley Historically, the site formed part of the wider rural landscape of Buildings, Royal and Austin. The building is constructed in squared which surrounded the hospital and ancillary buildings. This has Albert Farm - GII coursed sandstone with green slate roof and was built been eroded by suburban development east of Ashton Road as ancillary building to Royal Albert Hospital. The and development of modern hospital buildings east and west significance of the building derives from its historic of the farm complex, which has physically divided this setting association with the development of the mental and limited visibility with the surrounding rural land. Due to its hospital in Lancaster and association with local historic association the site makes a minor contribution to the architects, Paley and Austin. It also has retained significance of the asset. functional aesthetic value, although this has somewhat been diminished through the conversion of the agricultural buildings. The setting of the building is provided by the enclosure in farm complex and rural setting of the buildings has been eroded through the development of modern hospital buildings to the west.

the agricultural buildings. The setting of the building is provided by the enclosure in farm complex and rural setting of the buildings has been eroded through the development of modern hospital buildings to the west. Main Building at Late-19 th farm buildings, probably designed by Paley Historically, the site formed part of the wider rural landscape Royal Albert and Austin. The building is constructed in squared which surrounded the hospital and ancillary buildings. This has Farm, Royal coursed sandstone with green slate roof and was built been eroded by suburban development east of Ashton Road Albert Hospital – as ancillary building to Royal Albert Hospital. The and development of modern hospital buildings east and west GII significance of the building derives from its historic of the farm complex, which has physically divided this setting association with the development of the mental and limited visibility with the surrounding rural land. Due to its hospital in Lancaster and association with local historic association the site makes a minor contribution to the architects, Paley and Austin. It also has retained significance of the asset. functional aesthetic value, although this has somewhat been diminished through the conversion of

the agricultural buildings. The setting of the building is provided by the enclosure in farm complex and rural setting of the buildings has been eroded through the development of modern hospital buildings to the west. Barn at Royal Late-19 th farm buildings, probably designed by Paley Historically, the site formed part of the wider rural landscape Albert Farm, and Austin. The building is constructed in squared which surrounded the hospital and ancillary buildings. This has Royal Albert coursed sandstone with green slate roof and was built been eroded by suburban development east of Ashton Road Hospital – GII as ancillary building to Royal Albert Hospital. The and development of modern hospital buildings east and west significance of the building derives from its historic of the farm complex, which has physically divided this setting association with the development of the mental and limited visibility with the surrounding rural land. Due to its hospital in Lancaster and association with local historic association the site makes a minor contribution to the architects, Paley and Austin. It also has retained significance of the asset. functional aesthetic value, although this has somewhat been diminished through the conversion of

the agricultural buildings. The setting of the building is provided by the enclosure in farm complex and rural setting of the buildings has been eroded through the development of modern hospital buildings to the west. Storey Home – GII Nurses Home, constructed 1897 with 20 th century Historically, the site formed part of the wider rural landscape alterations. Now converted to flats. Designed by E.H which surrounded the hospital and ancillary buildings. This has Dawson and completed by C.J Ashworth. The building been eroded by suburban development east of Ashton Road is constructed in coursed squared sandstone with and development of modern hospital buildings east and west ashlar dressing and hipped Westmorland slate roof. of the farm complex, which has physically divided this setting The significance of the building derives from its and limited visibility with the surrounding rural land. Due to its historic connection to the development of the Royal historic association the site makes a minor contribution to the Albert Hospital in the late-19 th century and its eclectic significance of the asset. architectural style. The building is enclosed by mature trees and this provides a secluded environment in which the building is experienced.

Lancaster City Council Lodge to Royal c.1873 gateway and entrance lodge to Royal Albert Historically, the site formed part of the wider rural landscape Albert Hospital – Hospital, designed by Paley and Austin in Gothic which surrounded the hospital and ancillary buildings. This has GII revival style. The building is constructed in snecked been eroded by suburban development east of Ashton Road sandstone with ashlar dressings and a green slate and development of modern hospital buildings east and west roof. The significance of the building derives from its of the farm complex, which has physically divided this setting historic association with the development of the and limited visibility with the surrounding rural land. Due to its mental hospital and the local renowned architects, historic association the site makes a minor contribution to the Paley and Austin. In addition, the building has a high significance of the asset. aesthetic value and is representative of architectural styles in the late-19 th century. The setting of the building is provided by the road and the enclosed grounds of the former hospital. Royal Albert Former mental hospital, now a school, constructed Historically, the site formed part of the wider rural landscape Hospital – GII* 1868-1873 and designed by Paley and Austin. The which surrounded the hospital and ancillary buildings. This has building is designed in Gothic revival style which been eroded by suburban development east of Ashton Road Pevsner describes as a ‘hotel de ville’ style. The and development of modern hospital buildings east and west building is constructed in sandstone with ashlar of the farm complex, which has physically divided this setting dressings and green slate roof. The building was and limited visibility with the surrounding rural land. Due to its established as the ‘Royal Albert Idiot Asylum for idiots historic association the site makes a minor contribution to the and imbeciles of the seven northern counties’. significance of the asset. The building is a nationally important example of the th developing attitudes towards mental health in the 19 century. Its distinct architectural form is illustrative of Gothic revival tradition in the 1800s. The building is enclosed in grounds. The wider historic setting of the building was provided by open fields and rural landscape, but this has been eroded through the encroachment of suburban development and housing development south of the former hospital. Derby Home – Derby Home was built 1912-13 and designed by Historically, the site formed part of the wider rural landscape curtilage listed to Liverpool architects, Woolfall & Eccles. The building which surrounded the hospital and ancillary buildings. This has Royal Albert was ancillary to Royal Albert Hospital for been eroded by suburban development east of Ashton Road Hospital accommodation for patients working on the farm. and development of modern hospital buildings east and west The significance of the building derives from its of the farm complex, which has physically divided this setting historic association with Royal Albert Hospital and limited visibility with the surrounding rural land. Due to its complex. The building also has an aesthetic value historic association the site makes a minor contribution to the colony-style. The setting of the building is provided by significance of the asset. rural location which will have likely had therapeutic benefits for the patients. Non-designated heritage asset(s):

Name of asset • Location and siting (e.g. proximity, extent, topography, key views) • Form and appearance (e.g. prominence, massing, scale and materials)

Lancaster City Council • Secondary effects (e.g. increased traffic movement, vibration, noise, lighting, access and use of landscape) Royal Albert Hospital Development on the site will be physically divided from the asset by the ancillary historic buildings to the south (GII*) west, modern hospital buildings and Ashton Road. The site will not be visible from the asset and any secondary effects will be limited due to this physical separation of the site from the asset. The potential impact on the significance of the asset is considered to be moderate as it will further diminish the historic association of the surrounding land to the asset. Southern Range of Development on the site will be physically divided by field to the north and modern hospital building west of the Buildings, Royal Albert farm. There will be limited inter-visibility with the site, however some secondary effects such as increased traffic Farm (GII), Western and lighting may have a minor impact on the experience and significance of the assets. Range of Buildings, Royal Albert Farm (GII), Main Building at Royal Albert Farm, Royal Albert Hospital (GII), Barn at Royal Albert Farm, Royal Albert Hospital (GII), Storey Home (GII), Lodge to Royal Albert Hospital (GII)

Derby Home – curtilage Development on the site will be physically divided by field to the north and modern hospital building west of the listed farm. There will be limited inter-visibility with the site, however some secondary effects such as increased traffic and lighting may have a minor impact on the experience and significance of the asset. Royal Albert Cottages Development on the site, particularly if situated immediately along Ashton Road, could impact key views of the asset. Due to the gentle rising topography of the site, development situation on elevated ground may dominate the non-designated heritage asset. Although the assets already face immediately onto a busy main road, the increased flow of traffic as a result of development of the site could further negatively impact the setting. The potential impact on the significance of the asset is considered to be minor. De Vitre Terrace Development on the site, particularly if situated immediately along Ashton Road, could impact key views of the asset. Due to the gentle rising topography of the site, development situation on elevated ground may dominate the non-designated heritage asset. Although the assets already face immediately onto a busy main road, the increased flow of traffic as a result of development of the site could further negatively impact the setting. The potential impact on the significance of the asset is considered to be minor.

• Development along Ashton Road and in close proximity to Royal Albert Cottages and De Vitre Terrace has the potential to negatively impact the setting and detract from the architectural and historic interest of the non-designated assets. This harm could be mitigated through sympathetic design of development. • Secondary effects of increased noise and lighting as a result of development could be mitigated through landscape buffer.

Lancaster City Council CONCLUSIONS AND RECOMMENDATIONS The site is situated in proximity to Royal Albert Hospital complex, including various ancillary and accommodation buildings which are a mixture of designated and non-designated heritage assets. The former hospital complex is clustered around Ashton Road and historically situated in a rural landscape which potentially provided therapeutic benefits to the patients. The wider setting of the hospital complex has been diminished through suburban development to the east of Ashton Road and modern hospital buildings to the east and west of the farm complex, which has physically divided this former setting. The development of the site will affect the wider rural setting of both designated and non-designated heritage assets. The most significant assets affected include the former Royal Albert Hospital (Grade II* listed) and the Grade II ancillary buildings to the former hospital (Southern Range of Buildings at Royal Albert Farm, Western Range of Buildings at Royal Albert Farm, Main Building at Royal Albert Farm, Barn at Royal Albert Farm, Storey Home and Lodge to Royal Albert Hospital). Inter-visibility with the site from the assets is limited due to the physical barrier of land north of the site and modern development east of Ashton Road and west of the farm buildings. The allocation will, however, erode the historic rural association the land had with the assets prior to the mid-20 th century which a moderate contribution to their significance. The rural setting of Royal Albert Cottages and De Vitre Terrace, which are non-designated heritage assets, makes a contribution to their significance. As they are non-designated, proportionally less weight should be given to protecting these assets and some alteration and impacts on the setting could be managed. The harm caused by the loss of remaining rural setting could be mitigated through low-rise and low density housing which would soften the urban character of any residential development and a landscape buffer could help protect views of new development particularly where the land rises to the west of the terraced houses.

Lancaster City Council

SITE NAME: DOS1 LAND AT BULK ROAD & LAWSON’S QUAY, CENTRAL LANCASTER LPSA REF: 358 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 38 – 42 Parliament Street – Grade II* (listing ref: 1194984 ) 32 Parliament Street – Grade II (listing ref: 1212179 ) Skerton Bridge – Grade II* (listing ref: 1212253 ) Crown Inn – Grade II (listing ref: 1195046 ) St Leonards House – Grade II (listing ref: 1214180 ) Scheduled Monument Skerton Bridge (listing ref: 1005109 ) Conservation Area Lancaster Conservation Area Registered Parks and N/A Gardens Non-designated 34 – 36 Parliament Street Gladstone Terrace SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): 38 – 42 Toll House and inn, dating c.1787 with some 20 th The site is situated immediately adjacent to the asset and the Parliament Street century alterations. The building was designed by existing buildings on the site are predominantly modern – Grade II* Thomas Harrison and situated at the edge of Skerton materials and industrial appearance which detract from the Bridge. It is constructed in sandstone ashlar with architectural and historic interest in the asset. They make a squared coursed sandstone. The building is negative contribution to the significance of the asset. symmetrical Neo-Classical style with pedimented gables. The building is a fine example of Neo-Classical architecture and detailing, is a key entrance feature of Lancaster when approaching from Skerton, is associated with notable architect Thomas Harrison and has a group value with Grade II* Skerton Bridge over the River Lune.

Lancaster City Council 32 Parliament c.1870 marble works and now a restaurant. The The site encompasses the asset. Some of the historic buildings Street – Grade II building is constructed in sandstone ashlar with a on the site have been demolished and left a large expanse of hipped slate roof. The building has dressing and open space immediately next to the asset. Many of the voussoirs of alternating red and yellow sandstone. The remaining buildings on site are modern construction and building was occupied in the late-19 th century by detract from the architectural interest of the building. They marble masons and sculptors, Anthony Bell and Sons. make a negative contribution to the setting and significance of The building is an example of eclectic revival styles in the building. Lancaster and has a historic association with the 19 th century masonry production. Skerton Bridge – Public road bridge over the River Lune. The bridge was The site is situated south east of the bridge and there is limited Scheduled designed by Thomas Harrison 1783, and built 1783-88. inter-visibility due to the enclosure of Green Ayre with mature Monument and It consists of five semi-elliptical arches with detailed trees. Nevertheless, if the trees were to be removed the site Grade II* balustrading between the arches. There were some would form a significant foreground to the rising topography of alteration mid-19 th century to make passage for the the city towards Williamson Park and the Ashton Memorial. ‘Little’ North-Western Railway. The significance of the bridge derives from its high aesthetic and architectural value, the design of which was copied elsewhere. The bridge also created a grander entrance to the city which formed part of wider town improvement in the 18 th century. Crown Inn – A pair of houses which later became a public house The rear of the building is partially visible from the site and Grade II and has since been disused and derelict. The building along Caton Road, although views are currently limited due to is double-pile and constructed in squared sandstone screening provided by some trees. The site makes a moderate and slate roof. Much of the detailing, such as windows contribution to the significance of the asset as it formerly and doors, has been lost and the building has been provided the industrial context to the inn. Many of the historic subject to fire damage. The setting of the building is buildings have since been demolished with a few remaining at provided by the main road and a large retaining wall the junction of Bulk Road and Parliament Street. on the opposite side of the road. St Leonards 1881-2 furniture factory for Gillow and Company and The attic storey of the asset is visible from the site and along House – Grade II extended in the early-20 th century. The building was Caton Road, but due to the physical division provided by later used by Lancaster University and more recently modern outlet units, the site does not contribute to the used as offices. The original building is four storeys historic interest and makes a negligible contribution to its and constructed in coursed sandstone with slate roof significance. and an attic storey. The later addition, to the left, is constructed in reinforced concrete and imitates the uniform design approach to the original building. The significance of the building relates to its association with Gillow’s furniture in Lancaster, its unique construction and use of a glazed attic storey and its architectural prominence in the Canal Corridor North area – being highly visible from many points within the city. Lancaster The Conservation Area covers the medieval and Historically, the site was part of large industrial area north of Conservation Georgian core of the city centre and the periphery of the city centre which included timber yards and coal yards. Area terraced housing and industrial buildings from 19 th Many of the buildings have been substantially altered or century. The significance of the city relates to its demolished and little of the industrial heritage remains on the continued prominence and importance as a political site, apart from the former marble works along Parliament centre in the North of England, its fortuitous design Street. The site makes a minor contribution to the setting and and retention of features/buildings associated with its significance of the conservation area. continued development through the Roman, Medieval, Georgian and Victorian periods. The overriding impression of the Conservation Area is a large market town, predominantly 2-3 storey buildings constructed in sandstone with pitched slate roofs and the spires and domes of religious and public buildings which punctuate the skyline. The Conservation Area has developed fortuitously over time but still remains enclosed on the east side by the steep topography that leads up to Williamson Park and Ashton Memorial and then rises to the north west to Castle Hill. The conservation area is surrounded by 20 th century housing to the north and south with surrounding agricultural land and open 2

Lancaster City Council fields. The setting of the city makes a very minor contribution to the significance of the Conservation Area as much of its significance relates to the urban built form and retention of features which illustrate or have the potential to provide evidence on its historic development.

Centenary Church A former congregational church, built 1879-81 to Views of the church spire within the site are limited, but – Grade II celebrate the centenary of the Trinity United currently views of the spire are attainable when looking at the Reformed Church on High Street in Lancaster. The site from Parliament Street due to the low-rise nature of the building is now vacant. It was designed by JC buildings on the site. The site does not make a positive Hetherington and GD Oliver in an Early English Gothic contribution to the historic understanding of the building, but style. The building is constructed in rock-faced provides a low-rise foreground in which the importance of the sandstone with ashlar dressings and a slate roof. building can be appreciated in the wider context of the city. The significance of the building relate to its Gothic revival style in the late-19 th century and its association with Trinity United Reformed Church in Lancaster. Lancaster Town Town Hall, constructed 1906-9 and designed by Views of the town hall clock tower within the site are limited, Hall – Grade II* Edward Mountford. The building is a large rectangular but the existing buildings on the site are low-rise and views of plan, which faces onto Dalton Square. The building the clock tower are attainable when looking at the site from was commissioned by Lord Ashton and designed in Parliament Street. The site does not make a positive Edwardian Baroque style. contribution to the historic understanding of the building, but provides a low-rise foreground in which the importance of the building can be appreciated in the wider context of the city.

POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

St Leonards Development of the site will unlikely impact views of the asset, although may impact how it is framed when approaching House – Lancaster along Caton Road. The potential impact on the significance of the asset is considered to be minor. Grade II Centenary Development of the site could block some views of the spire of Centenary Church, notably from Parliament Street. The Church – potential impact on the significance of the asset is considered to be moderate. Grade II

Lancaster City Council Lancaster Development of the site could block some views of the clock tower of the Town Hall, notably from Parliament Street. The Town Hall – potential impact on the significance of the asset is considered to be moderate. Grade II* Lancaster Development of the site could impact the setting of the Conservation Area. The Conservation Area is characterised by low- Conservation rise buildings and high-rise buildings in this context would erode the setting and significance of the conservation area. The Area potential impact on the significance of the Conservation Area considered to be moderate.

• Although not within the site, the Crown Inn is currently derelict and in a poor state of repair which could be significantly enhanced through regeneration and repair of the structure. A contribution to the repair or regeneration of this designated heritage asset could be achieved through the allocation of the site, which would greatly enhance the significance of the building. • The site currently provides a setting which detracts from the architectural interest of 38-42 Parliament Street (Grade II*) and 32 Parliament Street (Grade II) and this could be improved through appropriate design of any new development.

• Development of the site has the potential to erode the setting of surrounding heritage assets and potentially impact views of assets, notably 32 Parliament Street (Grade II) and 38-42 Parliament Street (Grade II*) by development which would dominate the assets in terms of height and massing. The restriction of heights of development to 2-3 storeys would minimise any visual impact on the setting of these assets. CONCLUSIONS AND RECOMMENDATIONS The site is situated at a key gateway to the city and has the potential to impact the setting of various surrounding heritage assets and even the setting of heritage assets at a longer distance to the site. The site encompasses 32 Parliament Street (Grade II listed) and is adjacent to 38-42 Parliament Street (Grade II* listed), thus has the potential to have significant impact on views and appreciation of these assets. In addition, the site is in close proximity to Crown Inn (Grade II listed) and Skerton Bridge (Grade II* and Scheduled Monument) and also forms the foreground of low-rise character of Lancaster’s Conservation Area in which the spire of Centenary Church (Grade II) and clock tower of Lancaster Town Hall (Grade II*) punctuate the skyline. Any harm caused to the setting of surrounding heritage assets through development of the site could be mitigated through restriction of heights of development and could be significantly balanced against enhancements of the sensitive repair and restoration of the derelict Crown Inn (Grade II). Therefore, it is recommended that development is restricted to 2-3 storeys to minimise visual impact on the immediate surrounding heritage assets and designed sympathetic to their architectural interest. In addition, it is recommended that a contribution is made towards the repair and regeneration of Crown Inn (grade II).

Lancaster City Council

SITE NAME: DOS2 LAND AT MOOR LANE MILLS, LANCASTER LPSA REF: 280 & 299 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Mill Hall, Moor Lane Mill North – Grade II (listing ref: 1194975 ) Block 2, Moor Lane Mills North – Grade II (listing ref: 1289915 ) Mill 1, Moor Lane Mills South – Grade II (listing ref: 1289875 ) 4 – 10 Sulyard Street – Grade II (listing ref: 1214476 ) Cathedral Church of St Peter – Grade II* (listing ref: 1214397 ) Scheduled Monument N/A Conservation Area Lancaster Conservation Area Registered Parks and N/A Gardens Non-designated Lancaster Canal 1-9 Bath Mill Lane SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Mill Hall, Moor Former mill constructed c.1800 as a steam-powered The site is situated to the south west of the building. Formerly Lane Mill North – worsted factory by Thomas Higgin & Co. It was the site was collection of terraces and buildings which formed Grade II converted to cotton spinning factory in 1828 and once the industrial setting of the building within a dense townscape. production ceased it was converted to student However, these were demolished in the 20 th century and are accommodation in the late-1980s. The building is 5 now car parks. The immediate industrial and urban setting of storeys and constructed in sandstone with a slate the buildings has been eroded through the demolition of these roof. buildings. Visual permeability of the buildings has also been The significance of the building derives from its eroded through mature trees which demarcate the boundary historic association with the growth of textile of the car parks. These do not make a positive contribution to production within Lancaster in the 19 th century. Its the industrial and urban character of the building. setting is provided by the canal to the east which remains as a tangible link to the building’s industrial past. To the west the surrounding built heritage was

demolished in the 20 th century to accommodate car parking area which diminishes the industrial heritage.

Lancaster City Council Block 2, Moor This building formed part of Mill Hall cotton mill The site is situated to the south west of the building. Formerly Lane Mills North – constructed c.1800 in coursed squared sandstone with the site was collection of terraces and buildings which formed Grade II a slate roof. It was converted to a caretaker’s block the industrial setting of the building within a dense townscape. and student accommodation in the late-1980s. The However, these were demolished in the 20 th century and are significance of the building derives from its association now car parks. The immediate industrial and urban setting of with Moor Lane Mills and Lancaster’s textile industry the buildings has been eroded through the demolition of these in the 19 th century. buildings. Visual permeability of the buildings has also been The building faces immediately onto the road and its eroded through mature trees which demarcate the boundary immediate setting is provided by proximity to Moor of the car parks. These do not make a positive contribution to Lane Mills and Lancaster Canal, which provide a the industrial and urban character of the building. tangible link to the historic development of the building. Mill 1, Moor Lane A steam-powered cotton spinning mill constructed The site includes Moor Lane Mills South and the car parks to Mills South – 1826 for Samuel Greg & Co. The building is the west of the building. The car parks were formerly built on Grade II constructed in squared coursed sandstone with cast and demolished in the 20 th century which has eroded the iron water tank. The building was converted to offices immediate urban and industrial setting of the asset. Visual in the late-1980s. The significance of the building permeability of the building has also been eroded through derives from its illustrative value as a mill building and mature trees which demarcate the boundary of the car parks association with Lancaster’s textile industrial and this diminishes the historic industrial character of the development. building. The building faces onto Lancaster Canal which provides a tangible link to industrial past and makes a positive contribution to its setting. 4 – 10 Sulyard Terrace of four houses constructed in early-19 th The site terminates views of the street looking east. The flat Street – Grade II century. The houses are constructed in sandstone open tarmacked area does not make a positive contribution to ashlar with a slate roof. The significance of the the significance of the terrace within an urban setting. buildings relates to the Georgian style of domestic architecture which dominated this period of

Lancaster.

The setting is provided by the wide cobbled street of Sulyard Street which makes a positive contribution to its historic significance and townscape contribution. Cathedral Church Roman Catholic cathedral, originally a parish church. Due to the topography of Lancaster which rises to the east, the of St Peter – Dates 1857-59 by local architect Edward Paley. The Cathedral dominates the backdrop of the site. The flat open Grade II* building is designed in Gothic revival style and car parking of the site detracts from the historic interest of the constructed in sandstone ashlar with a slate roof. The building and its low-rise urban wider urban setting. building is illustrative of the revival of Gothic architectural style in the late-19 th century and is associated with locally notable architect, E.G. Paley. The immediate setting of the Church is the fine grain of Lancaster’s terraced housing to the north and east, and the Canal and industrial buildings to the west. This makes a minor contribution the significance of the asset, but the wider setting provided by the low-rise cityscape is how the asset is better appreciated and experienced. The topography of the city rises towards the Cathedral and the buildings are predominantly 2-3 storeys, thus accentuate the architectural form and spire of the Cathedral. This makes a positive contribution to the significance of the building. Lancaster The Conservation Area covers the medieval and Until the mid-20 th century the site was built on and was then Conservation Georgian core of the city centre and the periphery of cleared for car parking. As a result, the relationship between Area terraced housing and industrial buildings from 19 th buildings, roads and the site is weak. The site is a negative visual century. The significance of the city relates to its impact on the dense urban form and townscape character of continued prominence and importance as a political the Conservation Area. centre in the North of England, its fortuitous design and retention of features/buildings associated with its continued development through the Roman, Medieval, Georgian and Victorian periods. The overriding impression of the Conservation Area is a large market town, predominantly 2-3 storey buildings constructed in sandstone with pitched slate roofs and

Lancaster City Council the spires and domes of religious and public buildings which punctuate the skyline. The Conservation Area has developed fortuitously over time but still remains enclosed on the east side by the steep topography that leads up to Williamson Park and Ashton Memorial and then rises to the north west to Castle Hill. The conservation area is surrounded by 20 th century housing to the north and south with surrounding agricultural land and open fields. The setting of the city makes a very minor contribution to the significance of the Conservation Area as much of its significance relates to the urban built form and retention of features which illustrate or have the potential to provide evidence on its historic development. Non-designated heritage asset(s): Lancaster Canal c.1797 the main part of the Lancaster canal opened. Due to the mill buildings situated along the Canal, there is The principle engineer was John Rennie. The canal ran limited inter-visibility between the site and asset. The site does from Lancaster to Preston and the line towards Kendal not make a contribution to the significance of the asset. was opened 1819. The significance relates to retention of historic form and association with transport

developments late-18 th century.

The setting of the canal is extensive. Within the Lancaster District, it runs through agricultural land in Yealand Redmayne and then through hilly terrain at the eight locks of Tewitfield. The canal then runs through Borwick, Carnforth and Slyne towards Lancaster. From there, the canal runs south and branches at Glasson Dock. A footpath runs along the Canal and a large portion of the canal is experienced in a secluded and tranquil environment even in urban areas. 1-9 Bath Mill Lane Formerly known as Bath Cottages. Bath Mill Cottages Due to the large mill buildings situated along the Canal, there is were built in 1837 by the Threlfall family for the mill limited inter-visibility between the site and the terrace. The workers and weavers in association with Bath Mill site does not make a contribution to the significance of the (which has been demolished). Bath Mill was built in asset. 1837 for cotton production and became part of the Williamsons estate 1864. The cottages are three

storeys high, constructed in coursed sandstone and slate roof. The significance of the buildings derives from retention of historic fabric, illustrative of mill workers’ accommodation and association with demolished Bath Mill. The setting has been significantly altered through the demolition of Bath Mill and construction of modern housing estate in proximity to the cottages. The cottages still back onto Lancaster Canal which provides a link to the industrial association of the buildings. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council Block 2, Moor Development of the site has the potential to enhance the urban setting of the mill building and create a framed viewpoint Lane Mills of the asset looking east along Moor Lane. Due to the existing urban environment and context of the mill building, it is not North – Grade considered that increased traffic or lighting associated with development of the site would have a detrimental impact on II the significance of the building. Mill 1, Moor Allocation of the site could result in total or partial loss of the building, which would have a major impact on the significance Lane Mills of the building as it is has a historic association with textile industrial growth of Lancaster. South – Grade II 4 – 10 Sulyard The site will be in visible at the end of the terrace and development could dominate the buildings in scale and height and Street – could potentially have a major impact on the significance of these assets. Grade II Cathedral The site currently forms a flat open tarmacked foreground to the Cathedral which does not make a positive contribution to Church of St its urban setting. Peter – Grade II* Lancaster Allocation of the site could result in total or partial loss of Moor Lane Mills South (Grade II), which would have a major Conservation impact on the significance of the Conservation Area as the building has a historic association with textile industrial growth of Area Lancaster. Lancaster The site is not visible from the asset and will not have a direct impact on the significance of the canal. However, the Canal allocation of the site could result in the total or partial loss of Moor Lane Mills South (Grade II) which would erode the industrial context of the canal. 1-9 Bath Mill Development of the site will not be visible from the asset and will not impact the significance of the non-designated Lane heritage assets.

• Moor Lane Mills South (Grade II) is a significant example of cotton production in Lancaster in the 19 th century. The retention and reuse of this designated heritage asset would have significant public benefits as it would enable a better understanding of the industrialisation of Lancaster, which could also be further improved through heritage interpretation. • Development of the site has the potential to enhance the significance and character of Lancaster Conservation Area (Character Areas – Canal Corridor South) as the car park currently detracts from the historic urban form and has eroded the fine grain of this part of the Conservation Area. • Development of the site has the potential to better reveal the significance of Moor Lane Mills South (Grade II) and Lancaster Cathedral (Grade II*) through the creation of new viewpoints within the city context.

• Development within the site has the potential to dominate Moor Lane mill buildings and erode the character of Lancaster’s Conservation Area. Development should be restricted to 2-3 storeys within the site so as not to dominate the setting of the listed building and be in keeping with the scale of built form within the Conservation Area. • A fine dense urban grain and strong architectural frontages to the Bulk Street and Moor Lane Mills elevation could mitigate any visual harm to the setting of the listed mill buildings.

Lancaster City Council CONCLUSIONS AND RECOMMENDATIONS The flat open space of the site currently detracts from the urban form of Lancaster and makes a negative contribution to the significance of Lancaster Conservation Area and the setting of several listed buildings including: Moor Lane Mills South (Grade II), Moor Lane Mills North (Grade II), Block 2 of Moor Lane Mills North (Grade II), 4 – 10 Sulyard Street (Grade II) and Lancaster Cathedral (Grade II*). The site includes Moor Lane Mills South which has been converted to office use. Loss of this asset would lead to substantial harm to the listed building and to the Conservation Area. It is, therefore, recommended that the allocation should only be acceptable if Moor Lane Mills South is retained and reused in a manner which would be proportionate to its significance. With the recommended retention of Moor Lane Mills South (Grade II), the allocation of the site has the potential to have a positive impact and enhance the historic environment. Currently views and appreciation of Moor Lane Mills South are restricted and limited, particularly in summer when trees are in full vegetation. Development of the site has the potential to better reveal the significance of the mill building (Grade II) and Lancaster Cathedral (Grade II*). It is recommended that further research on views within the townscape is carried out to inform the creation of new views of these assets. Nevertheless, it is recommended that any development is restricted to 2-3 storeys to be in keeping with the character of the Conservation Area and so as not to dominate the surrounding listed buildings. In addition, it is recommended that any new development should reflect the fine urban grain of Lancaster and create strong architectural frontages along Moor Lane and Bulk Street to better reveal and frame significant heritage assets.

Lancaster City Council

SITE NAME: DOS3 LUNESIDE EAST, LANCASTER SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 2 Lancaster Castle – Grade I (ref: 1194905 ) Priory and Parish Church of St Mary – Grade I (ref: 1195068 ) Scheduled Monument 1 Part of a Roman Fort and its associated vicus and remains of a pre-Conquest monastery and a Benedictine priory on Castle Hill (listing ref: 1020668 ) Conservation Area 1 Lancaster Conservation Area Registered Parks and N/A N/A Gardens Non-designated 1 St George’s Works SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Lancaster Castle – A castle with surviving structures from c.1150 and The flat area of the site provides the north western foreground Grade I c.1200, 15 th century and refurbished from late-18 th to Castle Hill and subsequently accentuates the designed century. The building is a highly significant heritage architectural prominence of the Castle. The Castle is not visible asset due to its physical remains and historic from within the site but is highly visible along the cycle and association as a castle from the medieval period, footpath and Morecambe Road, most notably in winter when Assizes and later used as a prison. The fabric has there is reduced foliage. The site currently makes a moderate further potential to provide evidence for the original contribution to the significance of the asset as it emphasises date of the building, as it is not fully clear when and the physical form and importance of the building. who it was constructed for. The building is architecturally imposing and prominent upon Lancaster skyline, which reinforces its fortified and prison history. Since its closure as a prison, the building has become a tourist attraction and greatly increased its communal value. The immediate setting of Lancaster Castle is Castle Hill and its situation near to St Mary’s Priory Church, which makes a strong positive contribution to its significance as provides tangible link to the medieval development of the area. Due to its position on high topography, the asset is highly visible from many areas within Lancaster city, often framed within the finer grain and urban form of the streets of Lancaster and sitting on the skyline of the city. The city acts as the wider setting to the Castle as its topography and low- rise buildings accentuate the building’s physical prominence.

Lancaster City Council Priory and Parish Anglican parish church, dating 15 th century with later The flat area of the site provides the north western foreground Church of St Mary 18 th and 19 th century additions and restorations. The to Castle Hill and as a result accentuates the designed – Grade I building is of high significance due to its remains and architectural prominence of the church. The Priory is not connection as a medieval church. The building has a visible from within the site but is highly visible along the cycle high aesthetic value and retains some original Gothic and footpath and Morecambe Road, most notably in winter detailing. The west tower was built and designed by when there is reduced foliage. The site makes a moderate notable national architect, Henry Sephton, of contribution to the significance of the asset as it allows the Liverpool 1754-5. building to be appreciated and emphasises its architectural The immediate setting of the Priory is the churchyard form. in which it is experienced in a sheltered environment due to the surrounding walls and trees. The building is on Castle Hill behind Lancaster Castle. The situation of the church on a prominent position and highly visible from many areas within the city and from north of the River Lune, towards Morecambe and Skerton. The location on the hill accentuates the architectural interest and historic prominence, thus makes a positive contribution to the significance of the asset. Lancaster The Conservation Area covers the medieval and The site is situated immediately outside the boundary of the Conservation Georgian core of the city centre and the periphery of Conservation Area, physically divided by Carlisle Bridge. Many Area terraced housing and industrial buildings from 19 th of the historic buildings associated with the linoleum industry century. The significance of the city relates to its in the 19 th century have been demolished and the remaining continued prominence and importance as a political buildings are in a poor state of repair. The site has a centre in the North of England, its fortuitous design connection with the historic development of the Conservation and retention of features and buildings associated Area as it represented the industrialisation of Lancaster. with its continued development through the Roman, However, the illustrative value of that has been eroded Medieval, Georgian and Victorian periods. The through demolition, therefore the site makes a minor overriding impression of the Conservation Area is a contribution to the significance of the Conservation Area. large market town, predominantly 2-3 storey buildings constructed in sandstone with pitched slate roofs and the spires and domes of religious and public buildings which punctuate the skyline. The Conservation Area has developed fortuitously over time but still remains enclosed on the east side by the steep topography that leads up to Williamson Park and Ashton Memorial and then rises to the north west to Castle Hill. The conservation area is surrounded by 20 th century housing to the north and south with surrounding agricultural land and open fields. The setting of the city makes a very minor contribution to the significance of the Conservation Area as much of its significance relates to the urban built form and retention of features which illustrate or have the potential to provide evidence for its historic development. Part of a Roman The scheduling includes the upstanding and buried The site makes a negligible contribution to the significance of Fort and its remains of the northern parts of the Lancaster Roman the asset as the scheduled monument derives much of its associated vicus fort and settlement. It also includes land beneath the significance from its evidential and potential value it can yield. and remains of a present Priory Church of St Mary as there are pre-Conquest considered to be buried remains of the Benedictine monastery and a priory and associated precinct. The fort was Benedictine priory constructed during the latter quarter of the first on Castle Hill – century AD and largely remained in military Scheduled occupation until the early years of the fifth century. Monument The significance of the asset remains with its evidential value and potential it has to yield about the remains of a Roman settlement and fortification of Lancaster. The setting is now dominated by Lancaster Castle and St Mary’s Priory and surrounding Lancaster city to the east and River Lune to the west. Non-designated heritage asset(s):

Lancaster City Council St George’s Works From the mid-18 th century onwards the area of St The site incorporates the remaining buildings from St George’s George’s Quay was developed as moorings, Works and makes a moderate contribution to their significance warehouses and a Custom House (c.1764). To the west due to the historic association the site has to the development of Carlisle Bridge, development of linoleum of the building. production and workshops began in the early- to mid- 19 th century. St George’s Works mill building was built along the quay in 1855 for James Williamson to replace earlier smaller workshops. The building is five storeys and utilitarian in design, it has been subject to fire damage and vandalism. On the site there is also a pumphouse which dates from a later period of modernisation of the site. The significance of the remaining buildings on the site relate to the dominance of linoleum manufacture within Lancaster city during the 19 th century. The setting is provided the River Lune, Carlisle Bridge and St George’s Quay. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

• Development of the site has the potential to involve the repair and regeneration of derelict non-designated heritage assets associated with linoleum production in 19 th century Lancaster.

Lancaster City Council • Development of the site should be restricted in heights to mitigate visual impact on the key views of Lancaster Castle (Grade I) and Priory Church of St Mary’s (Grade I) from the north. CONCLUSIONS AND RECOMMENDATIONS The site is situated to the north of Lancaster Castle and Priory Church of St Mary’s and both are Grade I listed buildings of national importance. Both assets are situated on Castle Hill and designed to be dominant features over the low-rise city of Lancaster. The site forms a foreground to this designed prominence and accentuates their architectural and historic interest. The site also involves some remaining non- designated heritage assets associated with the linoleum production in the 19 th century. Development of the site has the potential to erode a key view of the Grade I listed buildings on the approach along Morecambe Road and from the cycle/footpath along the River Lune. Allocation of the site should ensure that heights of any development are restricted to avoid erosion of these key views of the asset. Whilst the mill buildings on the site are non-designated and proportionally less weight could be given to protecting these assets, the retention and regeneration of the remaining buildings could enhance the historic environment and help preserve heritage associated with Lancaster’s linoleum production in the 19 th century.

Lancaster City Council

SITE NAME: DOS4 LUNE INDUSTRIAL ESTATE, LANCASTER LPSA REF: 736 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building N/A N/A

Scheduled Monument N/A N/A Conservation Area N/A N/A

Registered Parks and N/A N/A Gardens Non-designated 3 New Quay Lune Mills 1-6 Luneside Cottages SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Non-designated heritage asset(s): New Quay A quay which was constructed as an extension to St The site is situated south west of the asset and makes minor George’s Quay of 1767 to accommodate larger ships. contribution to the significance of the asset.

Lune Mills In the mid-19 th century the area near New Quay The site encompasses the remaining buildings associated with developed as the centre of oilcloth works for James the development of Lune Mills in the 19 th century, therefore Williamson, which covered a significant area by the the site makes a major contribution to the significance of the early-20 th century. Many of the buildings have been asset. demolished but some stone warehouses and office buildings remain. The setting of these buildings has been significantly altered through demolition. The buildings face onto the River Lune. 1-6 Luneside c.1894-5 terrace built for workers on Lune Mills. The The site is situated immediately adjacent to the cottages. Cottages terrace is constructed is squared coursed sandstone Historically, the site formed the industrial mill context which with pitched slate roofs. The houses have a canted bay led to the development of the terraces. Many of the historic windows to the ground floor and are enclosed by a mill buildings have been demolished which has diminished the small stone boundary wall. setting and significance of the cottages, but still makes a moderate contribution to the significance of the asset. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council New Quay Development of the site will have a negligible impact on the significance of the asset. Lune Mills Allocation of the site has the potential to involve partial or total loss of the unlisted buildings associated with Lune Mills in the 19 th century, which would have a major impact on their significance. If the buildings are retained, development of the site has the potential to dominate and detract from the industrial buildings. The potential impact on the significance of the non-designated assets is considered to be major/moderate. 1-6 Luneside Development of the site will have an impact on the setting of the cottages, the potential impact on the significance is Cottages considered to be moderate.

• The retention and reuse of the non-designated heritage assets associated with James Williamson’s Lune Mills will have significant public benefits as it will retain an important part of Lancaster’s industrial heritage.

• Development of the site should respect the heights, materials and industrial massing of buildings to mitigate visual harm on the non-designated heritage assets of Lune Mills.

CONCLUSIONS AND RECOMMENDATIONS The site is situated west of Lancaster and along the River Lune. The area was developed in the mid-19 th century onwards for James Williamson’s oilcloth production industry. Many of the buildings have since been demolished, however the site retains some warehouses associated with this period of Lancaster’s history. Development of the site has the potential to lead to total or partial loss of the non- designated heritage assets of Lune Mills. As non-designated heritage assets, proportionally less weight should be given to protecting these assets and some alterations and impact on the significance could be managed. Nevertheless, development of the site should only be acceptable if involved the sensitive reuse and regeneration of retained historic buildings as these represent surviving examples of linoleum production in Lancaster. Any development within the setting should respect the industrial scale, height and materials of remaining buildings to mitigate any visual harm on the non-designated heritage assets.

Lancaster City Council

SITE NAME: DOS6 GALGATE MILL, GALGATE

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Galgate Silk Mill – Grade II (listing ref: 1164222 ) Galgate Silk Mills – Grade II (listing ref: 1071763 ) Ellel House – Grade II (listing ref: 1362507 ) St Johns Church – Grade II (listing ref: 1164237 )

Scheduled Monument N/A Conservation Area N/A

Registered Parks and N/A Gardens Non-designated N/A SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the setting Site contribution to the significance of the asset (physical surroundings and experience of the asset) Designated heritage asset(s): Galgate Silk A silk spinning mill which was converted from a water- The later silk mill (c.1852) is situated immediately opposite the Mill – Grade II powered corn mill c.1792 and extended in the 1830s and asset and dominates the building. Its current dilapidated closed in 1971. The building is constructed in sandstone condition makes a negative contribution to the setting and rubble with a slate roof. The building is long and narrow significance of the silk mill (c.1792). of eleven bays. The significance of the building derives from its industrial heritage, association with the corn mill and silk mill production. The building also has a uniform aesthetic value which was characteristic of industrial buildings, however constructed in sandstone which is characteristic of the local vernacular. The setting is provided by the River Conder to the west which provides a tangible link to its historic development. The building is dominated by the later silk milk (c.1852) on the opposite side of the road which makes a positive contribution to the industrial character and significance of this asset. Galgate Silk A five storey silk mill erected for John Armstrong in 1852, The site is predominantly the mill building and includes the Mills – Grade II supposedly the building is his own design. The building is some of the surrounding curtilage to the east and north. This constructed in brick with a ridge-and-furrow slate roof. A makes an important contribution to the significance of the boiler room is situated to the rear with a tapering brick asset. chimney of square profile. Internally, the building has retained cast iron columns. The significance of the

building derives from its retention of historic fabric, uniform architectural design, technological value and association with the industrialisation of textile manufacture in the 19 th century. The building is a 1

Lancaster City Council significant landmark building within the landscape and dominates the skyline of Galgate and surrounding agricultural land. The immediate setting is provided by curtilage listed structures and land to the east and north of the building. The wider setting is provided by Galgate, which is a low-rise town of 2-3 storeys which accentuates the architectural form and dominance of the building. Ellel House – A house dating from the early-to-mid-19 th century, The brick construction and dominance of the silk mill provides Grade II formerly known as Ellel Cottage. The building is a visual contrast to the house. The significance of the mill does constructed in stuccoed rubble with a hipped slate roof. not make a significant contribution to the historic development The building was empty for a prolonged period, but was of Ellel House. Nevertheless, the mill building is in a poor recently restored to a nursing home which has greatly condition and makes a negative contribution to the setting of enhanced it architectural and historic significance. The Ellel House. setting is provided by the silk mills to the south which punctuates the skyline.

St John’s A church designed by Austin and Paley 1906-7, replacing Inter-visibility between the site and the asset is somewhat Church – a church dating c.1800 previously on a different site restricted due to the demarcation of mature trees along the Grade II further north. The building is constructed in sandstone boundary of Ellel House. However, the dominance of the silk rubble with a red tile roof. Pevsner describes its mill (c.1852) which is in a poor state of repair makes a negative appearance as a ‘blunt look’ due to the intended spire contribution to the wider setting of the asset. which was never constructed. The significance of the building derives from its revival architectural style, association with Austin and Paley architects and Shrigley & Hunt stained glass production in Lancaster. The setting is provided by the immediate churchyard and open agricultural land which rises behind the building. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

• Galgate Silk Mills (Grade II) is currently a vacant and derelict building and development of the site could lead to regeneration and repair of the building which would contribute to its long term conservation and preservation.

• Alterations to facilitate change of use of the building would need to be sensitively carried out to maintain historic fabric and better reveal the significance of the asset.

Lancaster City Council CONCLUSIONS AND RECOMMENDATIONS Galgate Mill is a significant listed building regionally which dominates the skyline of Galgate and is highly visible within the landscape. The building is currently vacant and in a poor state of repair. The allocation of the site could have potential enhancements to the building including the repair and regeneration the listed building. The regeneration and repair of this asset would also have wider benefits to the historic environment and on the setting of surrounding Grade II listed buildings, including: Galgate Silk Mill (c.1792), Ellel House and St Johns Church. It is recommended that the building is retained as part of the allocation and any reuse of the building involves the sensitive repair and alteration to the building taking account of the internal and external features of historic interest.

Lancaster City Council

SITE NAME: DOS7 LAND AT MIDDLETON TOWERS, MIDDLETON LPSA REF: 408 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 3 Tower approx. 10 metres West of Ye Old Farm House, Middleton Tower Holiday Camp – (ref: 1164309 ) Ye Olde Farm House, Middleton Tower Holiday Camp – (ref: 1071770 ) The Tudor Bar, Middleton Tower Holiday Camp (ref: 1071771 )

Scheduled Monument N/A Conservation Area N/A Registered Parks and N/A Gardens Non-designated N/A SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s) within the site: Tower approx. 10 A folly possibly from the early-19 th century, The site encompasses the asset and has a historic association metres West of Ye constructed in sandstone rubble. The folly consists of with the building as the land formed the rural and agricultural Old Farm House, a two-stage turret with a narrow turret intersecting at setting of the farm complex. However, this has been eroded Middleton Tower its south side. Both have embattled parapets. Its through the changed ownership and development of the land Holiday Camp – origins and associations appear to be unknown. for holiday camp. The site is now a retirement village which Grade II (ref: The significance of the tower derives primarily from its was not fully completed and has a somewhat detached 1164309 ) aesthetic and architectural value as an ornament or relationship with the asset. Due to the former historic pretend ruin, illustrating the fashion of follies in association with the land, the site makes a minor contribution ‘Gothick’ period during the late-18 th to early-19 th to the buildings significance. centuries. The building also has historic value due to retention of historic fabric and its use as a gun battery in WWII. The immediate setting of the farmhouse is provided by its location within the farmstead known as Middleton Towers, a barn to the north and folly tower to the west with some grassed area to the south and east. The backdrop of the house is Middleton Sands, the coastal and natural landscape of which accentuates the vernacular appearance of the building. Further to the east, a retirement village has developed with some large incongruous buildings which do not make a contribution to the significance of the asset. To the north, Heysham power station has 1

Lancaster City Council a negative impact on the setting and significance of the asset.

Ye Olde Farm Late-17 th century house, altered in the mid-19 th The site encompasses the asset and has a historic association House, Middleton century. Two datestones – one on lintel ‘1676’, with the building as the land formed the rural and agricultural Tower Holiday another on plaque of ‘1844’. The building is setting of the farm complex. However, this has been eroded Camp – Grade II constructed in rendered rubble with a slate roof. The through the changed ownership and development of the land (ref: 1071770 ) significance of the building relates to its retention for holiday camp. The site is now a retirement village which th historic material from the 17 century and illustrative was not fully completed and has a somewhat detached of vernacular construction. relationship with the asset. Due to the former historic The immediate setting of the farmhouse is provided association with the land, the site makes a minor contribution by its location within the farmstead known as to the buildings significance. Middleton Towers, a barn to the north and folly tower to the west with some grassed area to the south and east. The backdrop of the house is Middleton Sands, the coastal and natural landscape of which accentuates the vernacular appearance of the building. Further to the east, a retirement village has developed with some large incongruous buildings which detract from the vernacular character of the buildings. Heysham power station is visible when looking north from the asset and its massing, height and design all detract from the

To the north, Heysham power station has a negative impact on the setting and significance of the asset. The Tudor Bar, 18 th century barn constructed in rubble sandstone The site encompasses the asset and has a historic association Middleton Tower with a stone slate roof. The significance of the asset with the building as the land formed the rural and agricultural Holiday Camp – derives from its vernacular aesthetic value and setting of the farm complex. However, this has been eroded Grade II (ref: retention of historic material associated with the through the changed ownership and development of the land 1071771 ) farmhouse. The vernacular significance of the building for holiday camp. The site is now a retirement village which has been lost by its conversion to a bar. was not fully completed and has a somewhat detached The immediate setting of the farmhouse is provided relationship with the asset. Due to the former historic by its location within the farmstead known as association with the land, the site makes a minor contribution Middleton Towers, a barn to the north and folly tower to the buildings significance. to the west with some grassed area to the south and east. The backdrop of the house is Middleton Sands, the coastal and natural landscape of which accentuates the vernacular appearance of the building. Further to the east, a retirement village has developed with some large incongruous buildings which do not make a contribution to the significance of the asset. To the north, Heysham power station has a negative impact on the setting and significance of the asset. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council Holiday Camp – (ref: 1164309 )

Ye Olde Farm House, The agricultural association the site formerly had with the asset is unlikely to be altered by development on the Middleton Tower site. However, there is likely to be a moderate impact from the design and secondary effects of development, such Holiday Camp – (ref: as traffic movement and lighting. The potential impact is considered to be major/moderate. 1071770 )

The Tudor Bar, The agricultural association the site formerly had with the asset is unlikely to be altered by development on the Middleton Tower site. However, there is likely to be a moderate impact from the design and secondary effects of development, such Holiday Camp (ref: as traffic movement and lighting. The potential impact is considered to be major/moderate. 1071771 )

• The allocation of the site could secure the reuse of the heritage assets which would contribute to their long term conservation and maintenance of the buildings. • Middleton Sands provides a scenic backdrop to the three designated heritage assets and a public view point and access could provide an opportunity for members of the public to enjoy views of the assets looking west. However, new housing would form the foreground thus reducing the public benefit of this. Interpretation of the buildings and area could be provided at a public viewpoint, which would increase understanding and appreciation of the assets. • There may be scope within the site to create sights lines which frame the buildings, particularly looking west. Mitigating Harm (e.g. identify alternative sites, amendments to site boundary, relocate development within the site, identify design requirements, open space, protection of key views, density, layout and heights of buildings, traffic management)

• A buffer of open space should be provided in the immediate foreground – south and east of the asset – so they can be better visually appreciated. • The introduction of landscaping could soften the impact of housing, particularly when viewing the asset from Natterjack Lane. • Development should be restricted to 2 storeys within sight lines of the assets, so as to minimise the impact and that development will not dominate the buildings. CONCLUSIONS AND RECOMMENDATIONS The site is situated south west of the village of Middleton and south of Heysham. The land is relatively flat and looks out over Middleton Sands to the west. The site encompasses three designated heritage assets of regional importance (Middleton Tower, Farmhouse and Barn – Grade II listed) and these are situated to the far west of the site, along the salt marshes. Development of the site could further erode the setting of Middleton Towers, the significance of which has been diminished by incremental 20 th century changes such as the change of use of land to a holiday camp, part development of a retirement village with tall buildings and the development of Heysham power station in the background. The development of the site needs to careful consideration of placement, height and arrangement of buildings in order to ensure that development would not completely subsume the assets and remove the ability to understand and appreciate their heritage values. Harm caused by development within its setting could be mitigated through a buffer zone of open space to the immediate foreground and soft landscaping along Natterjack Lane to protect a key views of the farmstead when looking west. In addition, development should be restricted to 2 storeys particularly situated in close proximity to the assets. As the site was only part developed as a retirement village, public access to the site is limited and the site allocation offers an opportunity to implement a viewpoint and public access to the heritage assets which could be improved by heritage interpretation of the assets. This would have some public benefits which could be weighed against the harm caused by development within the setting. Most importantly, the site allocation should secure the continue use and conservation of the heritage assets to ensure they can be appreciated by future generations.

Lancaster City Council

SITE NAME: DOS8 MORECAMBE FESTIVAL MARKET AND SURROUNDING AREA, MORECAMBE SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Midland Hotel – Grade II* (listing ref: 1208988 ) Wall and 2 pairs of entrance piers enclosing south east side of car park of Midland Hotel – Grade II (listing ref: 1292883 ) Winter Gardens – Grade II* (listing ref: 1025280 ) Morecambe Railway Station Main Building – Grade II (listing ref: 1207224 ) Scheduled Monument N/A Conservation Area Morecambe Conservation Area

Registered Parks and N/A Gardens Non-designated Woolworths and Hitchens Building SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Midland Hotel – A hotel constructed 1932-33 and designed by Oliver The site is a mixture of modern market building and large areas Grade II* Hill who was commissioned by the London, Midland & of flat open car parks which detracts from the built form and Scottish Railway to replace a former Victorian hotel on urban setting of the Midland Hotel. Nevertheless, due to this the site. The building is constructed in concrete and open space there are some viewpoints of the asset from rendered brickwork and is a landmark building within Central Drive and within the site. This somewhat increases Morecambe, designed in Art Deco style with a curved public appreciation of the landmark asset, but some of the plan and convex side facing the sea. The significance paraphernalia such as lighting does detract from its significant of the building derives from its high aesthetic value, architectural form. association with Oliver Hill and Eric Gill and illustration of Morecambe’s historic development in the early-20th century. The setting of the building is provided by the seafront to the north and panoramic views over Morecambe Bay and the Lake District fells in the distance which enhance the aesthetic design of the building. To the south, there is strong continuous frontage along Marine Road of buildings facing out towards Morecambe Bay and the hotel. However, this is broken immediately opposite the hotel and adjacent to the former station building with a large flat area of car parking.

Lancaster City Council Wall and 2 pairs A wall and entrance piers to the Midland Hotel. The The site is a mixture of modern market buildings and large of entrance piers entrance was designed by Oliver Hill in 1933. The areas of open car parks which detract from the urban enclosing south entrance pillars are ramped spirals. The significance of foreground to the Midland Hotel and walled entrance. east side of car the building relates to the association with the hotel Nevertheless, due to the open space there are some park of Midland and relation to the original design. The setting is viewpoints of the asset within the site. Hotel – Grade II provided by the hotel.

Morecambe Morecambe’s Conservation Area relates to the origins The site is partially within Morecambe’s Conservation Area, the Conservation of the small fishing village, Poulton-le-Sands, which area closest to Marine Road and including the former station Area was transformed into a popular holiday resort in the building (grade II listed) which makes a significant contribution late-19 th and early-20 th century. The Conservation to the understanding of Morecambe’s development in the late- Area has a collection of vernacular, Georgian, eclectic 19 th century and early-20 th century. The modern market Victorian revival and Art Deco buildings illustrating the building and large expanse of car parking along Central Drive continuing historic development of the settlement has been excluded from the boundary of the Conservation during this period. The buildings along Marine Road Area as its historic railway association has been demolished are orientated to appreciate the splendid views of and the current appearance detracts from the historic grain of Morecambe Bay and the Lakeland fells in the distance. Morecambe and damages the character of the Conservation The wider historic rural setting of the Conservation Area. Area to the east has been subsumed by suburban sprawl. Morecambe A former railway station which opened in 1907, The site incorporates the building. The former historic railway Railway Station possibly designed by E.G. Paley. The building is setting of the building has been completely removed and thus Main Building – constructed in squared coursed sandstone which was diminished the setting and significance of the building. The site Grade II reused from the earlier Midland Railway station on currently makes a negative contribution to the significance of Northumberland Street (built in the 1870s). The the asset. significance of the building relates to Morecambe’s growth in the early-20 th century and eclectic revival

style of buildings dating from this period. The railway has since been demolished and the building is now situated at the roundabout of the main road running along the seafront of Morecambe. This has diminished the significance of the historic context of the building. Winter Gardens – A theatre, formerly named the Victorian Pavillion, The site is situated to the rear of the asset. Historically, the Grade II* which formed part of the Winter Gardens complex. area to the rear was not developed. The site makes a negligible The building was constructed in 1896 and designed by contribution to the significance of the asset. Mangall and Littlewood. The façade of the building is constructed in a red terracotta Free Renaissance style with a restored ironwork canopy. The rear elevation is rendered. The significance derives from its historic association with the late-Victorian heyday of Morecambe, its landmark architectural design and retention of original internal features and detailing. The building is currently on Historic England’s Heritage at Risk register. The neighbouring Winter Gardens and Empress Ballroom were demolished 1979 and have dramatically altered the significance and setting of the asset. Non-designated heritage asset(s): Woolworths and The two buildings date from 1939 as the former The site is situated to the rear of the asset. Historically, the Hitchens Woolworths and Littlewoods buildings. The buildings area to the rear was not developed. The site makes a negligible (formerly are attractive Art Deco architectural landmarks of contribution to the significance of the asset. Littlewoods) local significance. The buildings are in the vicinity of Building the Midland Hotel which was constructed in the 1930s

also in an Art Deco style. This setting makes a positive contribution to their significance.

POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council Name of asset • Location and siting (e.g. proximity, extent, topography, key views) • Form and appearance (e.g. prominence, massing, scale and materials) • Secondary effects (e.g. increased traffic movement, vibration, noise, lighting, access and use of landscape) Midland Hotel Currently there are views through the site from Central Drive to Marine Road of the Midland Hotel. Development of the site – Grade II* could erode this. In addition, inappropriate tall buildings could detract from the landmark status of the Midland Hotel. The potential impact on the significance of the asset is considered to be major. Wall and 2 Currently there are views through the site from Central Drive to Marine Road of the Midland Hotel. Development of the site pairs of could erode this. In addition, inappropriate tall buildings could detract from the landmark status of the Midland Hotel. The entrance potential impact on the significance of the asset is considered to be major. piers enclosing south east side of car park of Midland Hotel – Grade II Winter The rear elevation of the Winter Gardens is visible from the site but is of less significance than the designed architectural Gardens – frontage. Tall buildings and large massing may compete with and detract from the designed prominence of the Winter Grade II* Gardens. The potential impact on the significance of the asset is considered to be major/moderate. Morecambe The site includes the former station and could lead to the partial or total loss of the building, which would have a major Railway impact on the significance of the asset. If retained, development in the immediate setting of the building could dominate or Station Main detract from the architectural interest of the asset. The potential impact on the significance of the asset is considered to be Building – major/moderate. Grade II Morecambe Development of the site has the potential to enhance the Conservation Area and its immediate setting by creating a finer Conservation grain which would respect the urban and built form of Morecambe. Heights of buildings could dominate landmark buildings Area within the Conservation Area, such as the Winter Gardens, Midland Hotel and Littlewood and Woolworths building. The potential impact on the significance of the Conservation Area is considered to be moderate. Woolworths The rear elevation of the Woolworths and Hitchens buildings are visible from the site but is of less significance than the and Hitchens designed Art Deco frontage. Tall buildings and large massing may compete with and detract from the designed prominence Building of the Winter Gardens. The potential impact on the significance of the asset is considered to be moderate.

• Development of the site has the potential to better reveal the significance of the Conservation Area through appropriate design and the creation of a finer grain which would respect the built form of Morecambe. • Development of the site has the potential to better reveal the significance of the Midland Hotel (Grade II*) through creation of viewpoints within the site and through the site from Central Drive. • Heritage interpretation of the former Platform building (Grade II) could be improved in the public domain which would better reveal the significance and understanding of the building. • Although outside the site, but in close proximity to the Winter Gardens, allocation of the site could involve a contribution to the repair/regeneration of the Grade II* listed building to help remove it from Historic England’s ‘Heritage at Risk’ register.

• The restriction of heights of buildings would mitigate harm to the surrounding landmark buildings so as not to compete with or detract from the Winter Gardens (Grade II*), Platform Building (Grade II) and Woolworths and Hitchens building (non-designated). • High density development within the site could help create a finer grain which would better contribute to the significance and appearance of Morecambe’s Conservation Area. • Key views through the site from Central Drive of the Midland Hotel should be protected through allocation of the site to mitigate harm to the appreciation and setting of the Grade II* building.

Lancaster City Council CONCLUSIONS AND RECOMMENDATIONS The site is partially within Morecambe’s Conservation Area and includes the former Midland railway building (Grade II). The site is also in close proximity to two nationally significant designated heritage assets – the Winter Gardens (Grade II*) and Midland Hotel (Grade II*) and two non-designated heritage assets of local importance – former Woolworths and Littlewoods building. Overall, the site does not make a positive contribution to the setting or significance of these surrounding heritage assets as it detracts from the urban and built form of Morecambe. Development of the site would not diminish architectural or historic interest of the Winter Gardens (Grade II*) and the former Woolworths and Littlewoods Buildings (non-designated) as the rear elevations are of less significance than the decorative frontages and the area to the rear was not developed upon. Nevertheless, any harm from development of the site could be mitigated through appropriate scale and heights of buildings. Development should respect the designed prominence of these building and not erode their significance through inappropriate heights or massing that would compete or detract from their landmark design. High density development of the site has the potential to improve the setting of the Conservation Area through the creation of a finer grain which would respect the urban character of Morecambe. Development of the site has the potential to protect some views and appreciation of the Midland Hotel (Grade II*) and it is recommended that design and layout of the site should retain views within and possibly through views across the site from Central Drive. Although outside the boundary, it is recommended that a contribution to the regeneration/repair of the Winter Gardens (currently on the Heritage at Risk Register) is achieved through the site allocation to balance against any harm to the historic environment caused by development of the site. Furthermore, it is considered that heritage interpretation of the former railway building (Grade II) could be improved as the setting and railway significance of the building has been eroded through demolition of the railway tracks and creation of large area of car parks. In conclusion, development of the site has the potential to achieve significant enhancements to the historic environment of Morecambe but there are some recommendations on how any harm could be mitigated or balanced as set out above.

Lancaster City Council

SITE NAME: DOS9 FORMER TDG SITE, WARTON ROAD, CARNFORTH LPSA REF: 742 & 780 SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 7 Carnforth Station Junction Signal Box – Grade II (listing ref: 1078212 ) Carnforth: engine shed and associated facilities including locomotive turntable – Grade II* (listing ref: 1342134 ) Carnforth: ash plant – Grade II* (listing ref: 1078215 ) Carnforth: the coaling plant – Grade II* (listing ref: 1078213 ) Carnforth: the water tower – Grade II (listing ref: 1342135 ) Carnforth: the former wagon repair workshop – Grade II (listing ref: 1342133 ) Former signal box, north end of platform at Carnforth Station – Grade II (listing ref: 1071920 )

Scheduled Monument N/A Conservation Area 1 Carnforth Conservation Area Registered Parks and N/A Gardens Non-designated 2 Carnforth Ironworks Carnforth Railway Station SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the Site contribution to the significance of the asset setting (physical surroundings and experience of the asset) Designated heritage asset(s): Carnforth Station A signal box built for the Furness Railway in 1903. The There is some inter-visibility between the signal box and the Junction Signal building is constructed in red brick base with a glazed site. Historically the site was the Carnforth Ironworks which Box – Grade II operating room and a Welsh slate hipped roof. The relied on the rail transportation of ore from Furness area and significance of the building derives from its group has a connection to the railway heritage of Carnforth. Since the value as part of a unique group of railway buildings at demolition of much of the site, this has diminished the wider Carnforth. setting of the railway. The site makes a minor contribution to the significance of the asset. Carnforth: engine An engine shed, and associated facilities, for steam There is limited inter-visibility between the asset and the site. shed and locomotive stabling and servicing. The shed is The site makes a negligible contribution to the historic interest associated constructed in reinforced concrete and finished in of the asset as was constructed after the closure of Carnforth facilities including brick. It was constructed as part of the modernised Ironworks. locomotive Motive Power Depot for the London Midland Scottish turntable – Grade Railway in 1938-44. This was the last British Rail depot

II* which closed to steam locomotives in 1968.

Lancaster City Council The significance of the shed derives from its rarity in comparison to surviving examples nationally, connection to the operational improvements of London Midland Scottish Railway, its design and associated features such as the turntable. The setting is provided by the railway context and surrounding structures retained from the Motive Power Depot constructed in the late-1930s and 1940s, which makes a significant contribution to the historic understanding and appreciation of the asset. Carnforth: ash Ash Plant constructed to handle the ash produced by The ash plant is a dominant industrial feature of Carnforth plant – Grade II* steam locomotives. The structure was built for the Conservation Area and visible from many areas of the town. modernised Motivie Power Depot for the London There is some inter-visibility between the site and the asset Midland Scottish Railway 1938-44. It is constructed of due to its architectural prominence. However the site makes a reinforced concrete. It was commissioned 1938, built minor contribution to the significance of the asset as it was in 1939 and operational by 1940. The significance of constructed after the closure of Carnforth Ironworks. the structure derives from its technological interest and rarity as it is thought to be the only steam-age

mechanical ash plant retained nationally.

The setting is provided by Carnforth railway and surrounding buildings from the MPD, which provides a tangible link to the development of the building and makes a positive contribution to its significance. Carnforth: the A Coaling Plant was built for the London Midland The coaling plant is a dominant industrial feature of Carnforth coaling plant – Scottish Railway. It was commissioned in 1938, built in Conservation Area and visible from many areas of the town. Grade II* 1939 and operational by 1940. It is constructed of There is some inter-visibility between the site and the asset reinforced concrete. The plant was a key feature of due to its architectural prominence. However the site makes a the modernised Motive Power Depot (MPD). The minor contribution to the significance of the asset as it was significance of the building derives from its constructed after the closure of Carnforth Ironworks. technological interest and rarity nationally. The setting is provided by the railway and surrounding retained buildings from the MPD, which provides a tangible link to the historic development of the building and makes a positive contribution to its significance. Carnforth: the A water tower built to store water at a height above The asset is not visible from the site and makes a negligible water tower – the railway to enable steam locomotives to replenish contribution to the significance of the asset as it was Grade II water. The tower was built in 1939 as part of the constructed after the closure of Carnforth Ironworks. London Midland Scottish Railway modernisation of the Motive Power Depot 1938-44. It is constructed of steel sheet panels and supported by steel girder framework. The significance of the building relates to technological association with steam locomotives and group value as part of the Carnforth MPD. Carnforth: the The wagon repair shop was built by London and North The asset is not visible from the site and makes a negligible former wagon Western Railway in 1903 to maintain and repair contribution to the significance of the asset. repair workshop – locomotives. It became part of the Motive Power Grade II Depot built for the London Midland Scottish Railway 1938-44. It is constructed in red brick and roofed in Welsh slate with glazed roof lights. The significance of the building relates to its history with Carnforth railway, design and rarity. The setting is provided by Carnforth railway and the surrounding MPD buildings which provide a tangible link to the historic development of the building.

Lancaster City Council Former signal box, The former signal box at Carnforth was used from The stone signal box is situated immediately opposite the site north end of 1882, constructed in coursed York stone with and when viewed from an elevated position along Warton platform at sandstone dressings and a pitched slate roof. The Road, the asset and the site can be viewed together. The site Carnforth Station building has some Gothic revival detailing. The makes a moderate contribution to the wider industrial heritage – Grade II significance of the building derives from its of Carnforth and the stone signal box. technological value as illustrates the mechanisation of signaling at Carnforth and nationally.

Carnforth The Conservation Area covers the historic origins of The site is partially within Carnforth Conservation Area and Conservation the settlement to the north and the Victorian makes a moderate contribution to the significance of the asset Area expansion of the settlement into a small market town as it is a tangible link to its industrial heritage. This contribution in the late-19 th century. The town centre has a has been diminished through demolition of many of the former consistent character of attractive shopfronts, banks, ironworks buildings within the site. Nevertheless, some of the hotels and community buildings. The boundary of the buildings along Warton Road have been retained and include a Conservation Area also includes the industrial and cast ‘Carnforth Ironworks’ site which is visible from the main nationally significant railway heritage of the town to road. the west. The setting of the Carnforth is the surrounding agricultural land. Due to the changing topography within the Conservation Area to the north, Warton Crag is highly visible and makes an important contribution to the setting of the town. Non-designated heritage asset(s): Carnforth Carnforth Haematite Iron Company opened works in The site encloses the remaining buildings from Carnforth Ironworks 1865 and was later run as Carnforth Ironworks. Blast Ironworks and the large stone boundary wall which runs along furnaces were added in 1869, 1871 and 1873. The Warton Road. The site makes a major contribution to the development of the industry prompted the building of significance of the remaining assets from the Ironworks. terraced housing for workers which is characteristic of the Conservation Area. Production decreased from

1890 as large scale exploration of Furness ore had ended, however it was not until 1929 that the ironworks closed. Many of the building on the site were cleared and demolished in the 20 th century but some still remain as evidence of the industrial heritage of Carnforth. Carnforth Railway A railway station built 1846 and designed by Sir The site and the asset are visible when viewing from elevated Station William Tite. The building is a Tudor-Revival style and position along Warton Road. Historically the site was the constructed in sandstone and slate roof. The building Carnforth Ironworks which relied on the rail transportation of has been significantly altered and extended in the ore from Furness area and has a connection to the railway late-19 th century, but is considered a landmark heritage of Carnforth. Since the demolition of much of the site, building within Carnforth’s Conservation Area. this has diminished the wider setting of the railway. The site The original building situated on the north-bound makes a minor contribution to the significance of the asset. mainline platform and the railway provides the immediate setting of the building which makes a positive contribution to its significance. The wider setting is provided by the Victorian market town of Carnforth. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Lancaster City Council retained, development of the site has the potential to dominate and detract from these unlisted buildings. The potential impact on the significance of the Conservation Area is considered to be major/moderate. Carnforth Allocation of the site may be visible from the asset but it is considered that the potential impact on the significance of the Station asset will be negligible. Junction Signal Box – Grade II Carnforth: The site is not visible from the asset. It is considered the potential impact on the significance of the asset will be negligible. engine shed and associated facilities including locomotive turntable – Grade II* Carnforth: ash Development of the site may impact views of the asset, particularly from elevated position along Warton Road. However, plant – Grade the site and asset are physically divided by the road and railway tracks. It is considered that the potential impact on the II* significance will be minor. Carnforth: the Development of the site may impact views of the asset, particularly from elevated position along Warton Road. However, coaling plant the site and asset are physically divided by the road and railway tracks. It is considered that the potential impact on the – Grade II* significance will be minor. Carnforth: the The site is not visible from the asset. It is considered the potential impact on the significance of the asset will be negligible. water tower – Grade II Carnforth: the The site is not visible from the asset. It is considered the potential impact on the significance of the asset will be negligible. former wagon repair workshop – Grade II Former signal Development of the site may impact views of the asset, particularly from elevated position along Warton Road. However, box, north the site and asset are physically divided by the road. It is considered that the potential impact on the significance will be end of moderate. platform at Carnforth Station – Grade II Carnforth Development of the site may impact views of the asset, particularly from elevated position along Warton Road. However, Railway the site and asset are physically divided by the road. It is considered that the potential impact on the significance will be Station minor.

• Allocation of the site has the potential to conserve and reuse non-designated buildings and large retaining wall along Warton Road associated with the development of Carnforth Ironworks in the late-19 th century. • Public interpretation of the ironworks could be improved through allocation of the site to increase public awareness and understanding of the significance the site makes to the Carnforth Conservation Area.

• Although larger industrial buildings were historically situated on the site, these have been lost through demolition in the 20 th century. The remaining buildings are of significance due to their illustrative and associative value of the Carnforth Ironworks in the 19 th century. Therefore, any development of the site should respect the massing, heights and materials of the existing historic buildings along Warton Road which would mitigate visual harm to the setting and significance of the remaining unlisted buildings.

Lancaster City Council CONCLUSIONS AND RECOMMENDATIONS The site is situated north of Carnforth and is partially within the Conservation Area due to the retention of some unlisted buildings of local importance associated with the development of Carnforth Ironworks in the late-19 th century. Development of the site has the potential to impact the retention of these unlisted buildings, which could subsequently impact the significance of the Conservation Area. As the buildings contribute to the industrial heritage and significance of Carnforth Conservation Area it is recommended that development of the site would only be acceptable if the buildings and large boundary wall along Warton Road are retained and sensitively reused as part of the allocation. Any development within the site and setting of the Conservation Area and unlisted buildings would need to respect the surrounding massing, height and materials to mitigate any visual harm to the significance of these assets. In addition, some public benefits such as public interpretation of the ironworks could be improved through allocation of the site to increase public awareness and understanding of the significance the site makes to the Carnforth Conservation Area.

Lancaster City Council

SITE NAME: DOS10 FORMER THOMAS GRAVESON SITE, WARTON ROAD, CARNFORTH SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building 1 Keer Bridge House – Grade II (listing ref: 1071833 )

Scheduled Monument N/A Conservation Area 1 Carnforth Conservation Area

Registered Parks and N/A Gardens Non-designated 1 Midland Terraces SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the setting Site contribution to the significance of the asset (physical surroundings and experience of the asset) Designated heritage asset(s): Keer Bridge A mid-19 th century house, on the site of an earlier house. The site incorporates the building, however the industrial House – Grade The building is constructed in squared coursed limestone surfacing and palisade fencing on the site detracts from its II with limestone dressings and a slate roof. The house is vernacular form. double pile with a central porch and mullioned windows. The significance of the building derives from its vernacular form. The building is currently vacant and in a poor state of repair. The setting is provided by a former industrial site and the River Keer to the foreground. The wider setting is provided by the industrial workers village of Millhead north of Carnforth. Carnforth The Conservation Area covers the historic origins of the There is some inter-visibility with the Conservation Area. The Conservation settlement to the north and the Victorian expansion of site makes a minor contribution to the significance of the Area the settlement into a small market town in the late-19 th Conservation Area as it incorporates a building that represents century. The town centre has a consistent character of the local vernacular style that is characteristic with the pre- attractive shopfronts, banks, hotels and community industrial market town character of Carnforth. buildings. The boundary of the Conservation Area also includes the industrial and nationally significant railway heritage of the town to the west. The setting of the Carnforth is the surrounding agricultural land. Due to the changing topography within the Conservation Area to the north, Warton Crag is highly visible and makes an important contribution to the setting of the town. Non-designated heritage asset(s):

Lancaster City Council Midland c. 1870-80. A good example of railway workers’ housing There is limited inter-visibilty between the asset and the site Terrace for the Midland Railway. The terrace is rendered with due to vegetation along the River Keer. The site makes a paired doors, canopies and windows with pointed heads. negligible contribution to the historic and architectural There are two larger houses facing the road, which are significance of the asset. presumed to be accommodation for the managers. The setting of the terrace is provided by the proximity to the River Keer to the north, railway line and Carnforth Ironworks to the south. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

• The site could lead to the repair and regeneration of the vacant and derelict Keer Bridge House (Grade II) which would enhance the historic environment.

• Development of the site should restrict heights of buildings so as not to dominate the grade II listed Keer Bridge House and the surrounding two storey terraces associated with the industrial growth of Carnforth. CONCLUSIONS AND RECOMMENDATIONS Overall, the site has the potential to significantly enhance the existing vacant and derelict Grade II listed Keer Bridge House. It is therefore recommended that any development of the site should involve the regeneration and repair of the listed building. In addition, to mitigate any harm on the setting of the building heights of new buildings should be restricted so as not to dominate the building and landscaping may help mitigate visual impact on the asset.