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Winstanley Hall, Wigan Options Appraisal Study

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Winstanley Hall, Wigan Options Appraisal Study Heritage Works Buildings Preservation Trust Ltd Winstanley Hall, Wigan Options Appraisal Study Contents Chapter 1 Executive Summary .........................................................................................2 Chapter 2 Introduction ....................................................................................................18 Chapter 3 Location, ownership, current use, description ................................................20 Chapter 4 The history and significance of Winstanley Hall..............................................24 Chapter 5 The planning context......................................................................................29 Chapter 6 Why the buildings are at risk and barriers to development .............................31 Chapter 7 Philosophy and strategy.................................................................................35 Chapter 8 Condition........................................................................................................39 Chapter 9 Market analysis ..............................................................................................43 Chapter 10 Options ..........................................................................................................45 Chapter 11 Project costs ..................................................................................................46 Chapter 12 Financial valuations and appraisals................................................................49 Chapter 13 Grant funding and bridging the deficit.............................................................51 Chapter 14 Recommendations and delivery of the preferred option .................................56 Chapter 15 Risks and next steps......................................................................................60 Appendices .......................................................................................................................66 Appendix A Planning assessment by Sedgwick Associates .................................................. Appendix B Valuation report and development appraisals by Knight Frank........................... Appendix C Quantity surveyors costs by BWA ...................................................................... Appendix D Correspondence received from Tim Bankes....................................................... Appendix E Option 7 scope of works for stabilisation as a ruin proposed by the design team Winstanley Hall, Wigan: Options Appraisal Study 2 Chapter 1: Executive Summary 1.1 This executive summary provides a précis of a report prepared at the end of a feasibility study to consider options for the retention, repair and economic reuse of the grade II* listed Winstanley Hall and its associated outbuildings, some of which are listed at grade II* and others grade II. This study has been undertaken by Heritage Works Buildings Preservation Trust, working with a design team comprising Calls Architecture, Bernard Williams Associates Quantity Surveyors, Martin Stockley Associates Structural Engineers, Knight Frank Valuation Agents and Sedgwick Associates Chartered Town Planners. 1.2 The headings and numbering of the paragraphs in this summary relate to the chapters in the options appraisal study report. It is intended that the summary may be read as a ‘standalone’ document, or as an introduction to ‘signpost’ readers to the report chapters that are of most relevance to them. Chapter 2: Introduction 2.1 The purpose of this study was to explore the possible options and costs associated with the reuse of the Winstanley Hall site and to identify the financial deficit, sources of potential funding and delivery mechanisms. 2.2 The study was funded by Dorbcrest Homes, English Heritage and Wigan Council. 2.3 The introductory chapter of the report sets out the purpose of the study, the parties involved (client, consultants and stakeholder consultees) and the study limitations. 2.4 This chapter acknowledges the study team and contributions to the study made by Kierstan Boylan of Dorbcrest Homes, Darren Ratcliffe of English Heritage, Jason Kennedy, Jenny Tunney and Mike Worden of Wigan Council and Deborah Baker, a student at Manchester University and David Barton, a friend of the Bankes family. Chapter 3 Location; ownership; current use and description 3.1 The Winstanley Hall site is located within Winstanley Park, approximately 3 miles south west of Wigan town centre. 3.2 The subject of this study is a 4.23 hectare site comprising of Winstanley Hall and its ten outbuildings. The site is located in the centre of the Park and is accessed by means of a private unmade road off the A571 Pemberton Road. 3.3 The site is currently in the ownership of Dorbcrest Homes, the freehold having been purchased by them from Tim Bankes in 2000. The Bankes family has owned the wider estate for over 400 years. 3.4 There are no public rights of way over the site and the owner has a right of access via the road which passes through the Winstanley estate and is owned by Tim Bankes. There are restrictive covenants in place on the site to ensure the use of the land does not present a nuisance to the occupiers of the adjacent land and limiting development adjacent to the wider estate to garaging and infrastructure. 3.5 The outbuildings have not been upgraded and have always been in agricultural use, though this ceased some time ago. Selected areas of the Hall were occupied in the 20 th century, though on a limited basis. Following World War Two the Bankes family used very limited areas of the Hall. In the 1960s the occupant added an extension, but only a few Final report – May 2010 Heritage Works Buildings Preservation Trust Ltd Winstanley Hall, Wigan: Options Appraisal Study 3 rooms continued to be inhabited. The Hall had already been vacant for several years when Dorbcrest purchased it. 3.6 Currently all buildings on the site are vacant with the exception of a 1950s bungalow currently used by a site security guard. 3.7 Detailed descriptions of all the buildings have previously been written by Kathryn Sather & Associates (KSA) in the Conservation Management Plan commissioned by Dorbcrest and the Summary of Relative Significance by the Architectural History Practice (AHP) commissioned by English Heritage. A brief descriptive overview is included in this chapter. 3.8 The main Hall was originally constructed from sandstone blocks in an H-plan form and dates from the 1590s. The building has been subject to many phases of alteration and extension. The L shaped north east extension dates from the 17 th century and was partially rebuilt in the 19 th century. 3.9 Extensions to the north pre date 1770 and the large extension to the west features a date stone of 1780. 3.10 In 1818-19 a further phase of work was undertaken to the designs of Lewis Wyatt including the four-storey entrance tower, the remodelling of earlier extensions, the removal of gables and replacement with a flat parapet obscuring the roof. Internal modifications by Wyatt resulted in the entrance being relocated to a south east position. 3.11 The two-storey extension housing a Gun Room and Chapel was added in the 19 th century along with internal alterations and two single storey extensions to the west. 3.12 The hazardous condition of the Hall has limited access to many areas of the building. However, interiors are described and surviving elements photographed extensively in the KSA report including the Lewis Wyatt interior schemes with decorative plasterwork along with the wooden panelling to the Chapel and Gun Room and the stained glass windows. 3.13 The various associated outbuildings are also described in brief. Buildings 2-8 form an upper courtyard and buildings 9-11 create a secondary, lower courtyard. All outbuildings are identified below: Building 2: Malt House Building 3: Estate Office Building 4: Dairy House Building 5: Coach House Building 6: Tithe Barn Building 7: Tithe Cottage Building 8: Stable Building 9: Forge Building 10: Keeper’s Cottage Building 11: Farrier’s Lodge 3.14 The William Spence sculpture of Neptune forms a fountain feature within the upper courtyard. It dates from the early 19 th century and was commissioned by Meyrick Bankes II. Final report – May 2010 Heritage Works Buildings Preservation Trust Ltd Winstanley Hall, Wigan: Options Appraisal Study 4 Chapter 4: The history and significance of Winstanley Hall 4.1 The Bankes family took possession of the estate in 1595. Academic opinion dates the Hall to around 1595. Winstanley Hall was originally an 'H' plan building with classical Elizabethan symmetry still evident in the south eastern elevation. Some roof beams and mullioned windows from that date remain. There were coal reserves on site and frequent and extensive mining was undertaken in Winstanley Park until 1979. This was close to the Hall and has contributed to the instability of the south east front. Alterations were carried out by Lawrence Robinson in 1778-80 including an octagonal extension to the north west and internal modifications. An extensive landscaping scheme was also implemented at around the same time. 4.2 Meyrick Bankes inherited in 1803 and employed architect Lewis Wyatt to make several alterations to the Hall including the relocation of the main entrance to the south west, internal reconfiguration including a new main staircase and significant decorative schemes featuring superb plaster work to ceilings and walls. The eastern extension was enlarged and the Elizabethan gables replaced with a flat parapet
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