Heritage Impact Assessment

Land To North Of Little Beckjay

Proposal - This proposal consists of the construction of two detached open market cottages on land to the north of Little Beckjay with the formation of a new vehicular access exiting on to Beckjay Lane. The proposed site is located in the south hamlet of Beckjay, within the parish of .

Photo showing the rear of the proposed site along part of the western boundary. The purpose of this report is to conform with current government guidelines regarding listed buildings and their settings in the 1990 listed buildings and conservation areas legislation together with further guidance introduced in 2012 as part the the National Planning Policy Framework ( NPPF ). This guidance states heritage assets as -

‘A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the local planning authority (including local listing)'

Relevant guidelines to the scale of this proposed development and report are described within the ( NPPF ) -

..'to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposals on their significance’.3

Site Appraisal - The proposed development site currently constitutes part of the substantial garden / amenity land of the grade II listed Little Beckjay to the south of the site. A small dilapidated bird aviary ( soon to be removed ) currently sits on the site along with an area used for bonfires. The remainder of the site is laid to grass with tress / shrubs around parts of its boarders.

Little Beckjay ( including the proposed site ) was purchased by the current owners in 2015 following a substantial period in the ownership of the previous occupants. During the current ownership many much needed improvements have been carried out on both the house and grounds including work on the proposed site which has included the removal of dead , diseased and storm damaged trees by both the occupants and electricity provider during scheduled tree management.

Although the hamlet of Beckjay is not a designated conservation area it does contain three separate designated heritage assets ( three listed buildings ) whilst also being an historic and attractive hamlet typical of others within the area, which make a positive contribution to the parish. Therefore careful consideration and thought has been given to the both the design and impact on the proposed development in relation to its setting.

The Hamlet - Beckjay is a small hamlet in the south Shropshire countryside within the parish of nearby Clungunford, being close to the boarder with to the south, on the western banks of the River Clun. It was a medieval township with It's name being derived from that of an historic family Elias de Jay, who held the local manor of nearby until 1349. A relative of this family was Brian de Jay, who was the last recorded master of the Knights Templar.

The former Beckjay Mill situated northeast on the banks of the River Clun was subject to several paintings by the renowned painter David Cox ( 1783 - 1859 ) considered to be one of the greatest English landscape painters in the Golden age of English watercolour. All that remains of this once productive mill is sections of the foundations walls with the majority of the stone having been picked for nearby construction of dwellings within the parish ever since the mill became redundant.

Development within the hamlet runs adjacent to Beckjay Lane forming a linear pattern of development on both the eastern and western flanks of this lane. The proposed cottages would infill in between two existing properties along the western boundary of the lane, resulting in a development that mirrors all existing development within the hamlet and infilling a substantial gap in development that exists between The Paigles on the northern tip of the settlement and the rest of Beckjay hamlet. This would result in a uniform patten of development ' tying in ' The Paigles with the remainder of this close knit hamlet.

The architecture and local vernacular of the hamlet is diverse, with a timeline of properties constructed from the 16th / 17th centuries, continuing through to the most recently constructed property built in 2009. These consist of both large and small detached two story houses together with semi detached cottages and an attractive recently constructed bungalow.

The make up of the individual properties from north to south within this close knit hamlet is as follows -

The Paigles - A detached property built in 1974. Construction details include modern red brick, tiled roof covering together with casement pvc windows.

LIttle Beckjay - A detached grade II listed property of late 16th / early 17th century origins. Construction details include timber framed with brick infill , stone and render, Welsh slate roof covering and timber cottage style Windows.

The Thatch - A once modest detached 17th century grade II listed cottage which had benefited from recent extensive renovation together with segregated extension to the rear. Construction details include timber frame with lime render infill , modern rendered block ( extension ) together with both a traditional thatch and tile roof covering. Cottage style timber Windows with dormer Windows on the front ( road side ) elevation. Roof lights on rear extension

Beckjay cottages - An pair of semi detached early 20th century cottages , extended at the turn of the 21st century. Construction details include red brick with Welsh slate roof covering together with cottage style Windows. Beckjay Farmhouse - A detached 18th century grade II listed farmhouse. Construction details include red brick with a tiled roof covering , timber framed casement windows which include both bay and dormer Windows on its front ( southern ) elevation.

Gardeners cottage - A attractive detached bungalow constructed in 2009/2010. Construction details include red brick with lime style pointing and a tiled roof covering including decorative ridge tiles. Traditional Cottage style timber casement windows.

As can be derived both building styles and methods within the hamlet are diverse however if a particular vernacular could be singled out then it would that of red brick construction with either a slate or tiled roof covering, together with cottage style timber Windows which includes dormer Windows.

Design And Details Of Proposed Development -

The design and construction details / finishes chosen for the proposed development have been carefully assessed so as to blend in with the existing properties within the hamlet adding to a sense of architectural continuity as to enhance the street scene.

Details chosen for the proposed cottages which would result in a very high quality and sensitive design are as follows -

External finish - Red brick, these would consist of handmade imperial 3" restoration bricks constructed using traditional lime mortar, with joints having a brushed finish rather than a struck finish as in standard practice with many brick builds. All fenestrations would have a brick arched lintel detail above adding to the traditional cottage style.

Roof covering - Welsh slate, this would consist of traditional Welsh slate as seen on properties through the hamlet including Little Beckjay adjoining the proposed site.

Doors , windows and external joinery - Timber , this would consist of a subtle green painted joinery details to include all doors , windows and facia / barge boards and porch. Windows and doors would be cottage style with Windows having a horizontal glazing bar on each window light. Black hinges and external iron work. Guttering - Reproduction cast iron / cast iron effect for all rain water and waste water management to include clutters, down pipes and soil stack systems.

Dormer Windows - Two other properties within the hamlet have dormer Windows. Dormer Windows have been used in the design for two reasons. Firstly to mirror other properties within the hamlet , producing two attractive and interesting cottages. Secondly and importantly to enable the cottages to have a low final ridge height , thus creating two modest and well proportioned cottages without creating an over baring development to either the street scene or to neighbouring properties.

Hard standing - Traditional permeable block paving , drive way and parking area shall consisted of traditional block paving to create an attractive covering that would compliment the cottages.

All of those design details combined would result in an extremely high quality and attractive development that would be an enhancement to the street scene and hamlet, whist also mirroring and adding the local vernacular, particularly so the other modest cottages in that hamlet being red brick with a slate roof covering and cottage style Windows.

Designated Heritage Assets -

There are three designated heritage assets within Beckay, including Beckjay Farmhouse, The Thatch and Little Beckjay being the closest to the proposed development site.

Beckjay Farmhouse -

A grade II listed farmhouse listed on the 28th May 1987. An early to mid 18th century dwelling with later alterations.

Beckjay Farmhouse is a very substantial distance away from the proposed development with no possible way of being seen from this site, given the substantial ever green conifer hedge and established specimen trees on the boundary between It and Little Beckjay. That combined with Little Beckjay itself together with the substantial amenity buildings ( barns ) of both Beckjay Farmhouse and Little Beckjay acting as a permanent screen. The topography of the land is also such that Beckjay Farmhouse sits substantially lower then both the proposed development site and Little Beckjay.

All these mitigating factors combined result in the proposed development having no impact on Beckjay Farmhouse. The Thatch -

A grade II listed thatched cottage listed on the 21st March 1968. Substantially extended in recent years to produce an attractive and usable cottage

Cottage. C17 . Timber framed , thatched roof with scalloped ridge, external end stack with brick shaft. One story and attic , 2 square panels to eves. 2 bays , casements, thatched arch over dormers. Queen strut roof trusses with V struts above the collar. Small extension to the left incorporating the present entrance.

The Thatch lies a substantial distance ( similar to that of Beckjay Farmhouse) away from the proposed development site on the eastern flank of Beckjay lane. Durning the summer months the site would be completely screened due to existing foliage ( to be retained ) in the garden of little Beckjay. With only the roof of The Thatch being more visible in the winter months due to the topography of the land and permanent thick hedges in the farmland adjoining The Thatch.

The Thatch ( again only the roof ) would be visible from the entrance to the proposed site but this in no way could impact negatively upon it. Once the establishment of the planned tree plantings along the boundary between the site and Little Beckjay together with existing trees to be retained it would have an even more effective screen between it and the proposed cottages. Photo taken from the proposed entrance to the dwellings, stood on a stone boundary wall. This shows both the substantial distance and the natural screens together with the topography of the land where it begins to drop before The Thatch.

All of these mitigating factors combined result in the proposed development having no negative impact upon The Thatch.

Little Beckjay -

A grade II listed house listed on the 28th 1987, believed to have previously been two attached cottages and still containing two separate staircases. A long narrow property, was renovated in the early 1990's following a long period of decline in which at one stage it was used to house live stock.

House. C16/17 with later alterations. Timber framed with brick infill, rendered to the front, stone additions; graded stone tile roof; brick ridge stack. L-shaped plan. 4-bay range aligned east-west facing south with opposed entrances at the west end and a south projecting west wing. South front. 2 storeys; gabled wing to the left. Slightly irregular fenestration; C20 glazing bar casements. C20 door to the left in the re-entrant angle between main range and wing. North front. Exposed timber framing. Gabled wing to the right with 4 square panels to the eaves, slightly cambered tie beam and 2 collars with vertical struts; C20 casements in centre and to first floor left. The 2 right hand bays of the main range have 2 small square panels between first floor and eaves; casements to ground floor centre and to first floor left and right. Door to right. The 2 left-hand bays have a lean- to brick and stone extension to the front with graded stone tile roof. Interior. Exposed timber framed partition walls with oak stave infill panels. Chamfered and stopped ceiling beams throughout. Ground floor room of south bay of crosswing has early C18 bolection moulded panelling with cyma recta moulded cornice. The north bay of the wing houses an early C17 nekel staircase with landing balustrade of turned balusters. Little Beckjay viewed from its front ( southern ) elevation.

Little Beckjay is the closest designated heritage asset to the proposed dwellings with the development site currently being on the northern sector of the large rectangular garden, with Little Beckjay being located towards the southern boundary. The nearest separation distance between the northern elevation of Little Beckjay and the southern elevation ( gable end ) of the proposed cottages is approximately 30 meters. This substantial distance mainly constituting of what would be the rear gardens of Little Beckjay once divided from the proposed development site. This distance is similar and in some cases greater to other separation distances between properties within the hamlet.

Little Beckjay also enjoys generous front and side gardens resulting in Little Beckjay having substantial amenity space surrounding all elevations of the grade II listed property enabling it to comfortably still sit within its own plot and being viewed entirely as a separate entity , befitting the grade II listed status of the detached property once the proposed development site is no longer part of its curtilage. Picture taken from the proposed southern elevation of the new cottages looking towards Little Beckjay to the south. Existing mature screening ( being retained ) as can be seen in the garden of Little Beckjay. A new boundary as detailed below shall enhance both the screening and settling.

The positioning of the new dwellings within this infill plot would adhere to the current development pattern with the hamlet with all development running parallel to Beckjay lane creating a linear patten of development along its flanks. This detail would allow it to both blend in with existing development along the lane and stand separate from Little Beckjay whilst also mirroring its location ( and that of all other properties within the hamlet ) in relation to its proximity to Beckjay lane.

Design details of the proposed new build cottages were carefully chosen given both the attractive nature of the hamlet and the designated heritage assets contained within it including neighbouring Little Beckjay, The Welsh slate roof covering and low ridge height would mirror Little Beckjay as would the wooden joinery details. Red restoration bricks would not only produce an attractive building when viewed from either Beckjay lane or Little Beckjay itself but also allow the proposed cottages to mirror other properties with the hamlet whilst also allowing it distinctiveness in relation to the construction of Little Beckjay.

A major factor included so as not to impact on Little Beckjay was that of the modest cottage design , including dorma Windows on the East and West elevations which enabled the first floor rooms to be within the 'roof space' thus substantially lowering the ridge height of the two attached cottages, greatly mitigating against an overbearing development. Also the front and rear elevations facing east and west respectively result in the southern elevation visible from little beckjay being only that of a simple gable end with no overlooking windows.

The new boundary line between Little Beckjay and the proposed development shall run east to west through the rear garden / amenity load of Little Beckjay. This new boundary shall pick up and include coppiced trees and hedging to be retained, together with the planting of new indigenous trees along the boundary that once matured and maintained at a sensible height shall produce both a highly attractive and effective screen ( particularly at pedestrians level ) of the development site when viewed from either Little Beckjays rear garden or from Beckjay lane.

At pedestrian level the dividing boundary shall be made up of a traditional post and rail fence together with the planting of English Cheery laurels matching those to be planted on the northern boundary of the proposed development site. These together with existing screening in the rear garden of Little Beckjay would result in no overbearing issues on the grade II property.

All of these factors outlined above would result in a development that would mitigate against any negative impact that the proposal would have on the grade II listed Little Beckjay, whilst affording the opportunity to build two much needed two bedroom homes within the hamlet and wider parish.