NORTHWICH ` CONSERVATION AREA
VOLUME 1: CONSERVATION AREA APPRAISAL
UPDATED AUGUST 2018
NORTHWICH TOWN CENTRE – CONSERVATION AREA APPRAISAL AUGUST 2018
Northwich Conservation Area Appraisal
Latest Revision 2018
Revised in 2015 by: www.heritageregeneration.co.uk
Original documentation in 2010 and 2013 by:
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CONTENTS
VOLUME 1 – CONSERVATION AREA APPRAISAL
PREFACE . Revised edition of Conservation Area Appraisal, 2016 . Background to the Study . Scope and Structure of the Study . Existing Designations, Legal Framework for Conservation Areas and the Powers of the Local Authority
1.0 LOCATION 1.1 Geographic Location 1.2 Topography and Geology 1.3 General Usage (e.g. residential) 1.4 Conservation Area Boundary and Character Zones
2.0 HISTORICAL DEVELOPMENT 2.1 Early History and Origins 2.2 Industrial Development 2.3 20th Century Changes 2.4 21st Century Developments 2.5 Archaeology 2.6 Age Profile
3.0 TOWNSCAPE AND PRINCIPAL BUILDINGS 3.1 Grain, Scale, Repetition and Diversity 3.2 Principal Buildings and Features 3.3 Boundaries and Surfaces
4.0 ARCHITECTURE, MATERIALS AND DETAILS 4.1 Prominent Styles 4.2 Known Architects and Designers 4.3 Materials 4.4 Typical Features and Details
5.0 LANDSCAPE AND VISTAS 5.1 Setting and Relationship with the Surrounding Area 5.2 Character and Relationship of Spaces 5.3 Views and Vistas within the Area 5.4 Green Spaces and Planting
6.0 CHARACTER ZONES 6.1 Zone 1- Town Centre 6.2 Zone 2 - River Banks 6.3 Zone 3 – Verdin Park Area 6.4 Zone 4 – Castle Hill 6.5 Zone 5 - St Helen’s Church 6.6 Zone 6 – London Road/Leftwich
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7.0 NEGATIVE FACTORS AND SCOPE FOR ENHANCEMENT 7.1 Overview 7.2 Effects of Recent Development on Townscape Character 7.3 Unsympathetic Alterations and Additions 7.4 Public Realm 7.5 Loss and Development Pressures 7.6 Repair and Maintenance 7.7 Consideration of Recently Approved Development Schemes 7.8 Opportunities for Enhancement
VOLUME 2 – CONSERVATION AREA MANAGEMENT PLAN
PREFACE
. Background to the Study . Scope and Structure of the Study . Existing Designations, Legal Framework for Conservation Areas and the Powers of the Local Authority
1.0 ROLE OF MANAGEMENT PLAN AND IMPLEMENTATION
2.0 SUMMARY OF SPECIAL CHARACTER
3.0 ISSUES, POLICIES AND RECOMMENDED ACTIONS
4.0 RECOMMENDATIONS FOR BOUNDARY AMENDMENTS AND PROVISION OF ARTICLE 4 DIRECTIONS
APPENDICES
Appendix A – Bibliography and Sources of Information Appendix B - Plan Showing Existing Boundary and Character Zones Appendix C - Plan Showing Relative Ages of Buildings within Zone 1 Appendix D - Plan Showing Relative Ages of Buildings within Zone 2 Appendix E - Plan Showing Location of Key Views and Landscaped Areas within Zone 1 Appendix F - Plan Showing Location of Key Views and Landscaped Areas within Zone 2 Appendix G - Plan Showing Contribution of Buildings within Zone 1 Appendix H - Plan Showing Contribution of Buildings within Zone 2 Appendix J – Building Descriptions
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PREFACE
Revised edition of Conservation Area Appraisal, 2016
Cheshire West and Chester was successful in a Stage 2 bid and activity plan for Townscape Heritage funding from the Heritage Lottery Fund for Northwich and, as part of the supporting documentation, an updated version of the Conservation Area Appraisal is required. In August 2013, as part of the Stage 1 bid, Donald Insall Associates revised the document that had initially been prepared in 2010. This further revised document reflects additional changes ‘on the ground’ as at October 2016.
Volume I: Conservation Area Appraisal has been reviewed and amended where appropriate. Associated maps have also been revised.
Background to the Study
This updated report has been prepared on behalf of Cheshire West and Chester Council. Its purpose is to clarify the designation of the Conservation Area, which will protect and enhance the character of the historic core of Northwich.
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Scope and Structure of the Study
The scope of this Conservation Area Appraisal and Management Plan is based on the guidelines published by Historic England: Conservation Area Designation Appraisal and Management, February 2016 (Historic England Advice Note 1): https://historicengland.org.uk/images-books/publications/conservation-area- designation-appraisal-management-advice-note-1/ and represents a factual and objective analysis. In accordance with the guidelines, the following framework has been used as the basis for this analysis:-
. current and past land use . communication types and patterns . social and economic background . aspect, geology and relief . distribution, type and condition of designated and non-designated heritage assets . density, types and forms of buildings, gardens and green spaces . place names and earliest references
The document has been structured to encompass these areas of study and concludes with recommendations for the Conservation Area boundary and other matters such as provision of Article 4 Directions.
This report focuses on the Town Centre area and the area around the Weaver Navigation to the south. These areas forming the primary focus of the report are shown as the study area. The character and significance of the remainder of the Conservation Area is discussed briefly. The boundaries of the study area and the full Conservation Area are shown in Appendix A of this document. The character and relationship of the northern boundary of the Conservation Area and the regeneration of Northwich in the Barons Quay area is explained.
Buildings have only been assessed from public areas.
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Existing Designations, Legal Framework for Conservation Areas and the Powers of the Local Authority
Since the 1967 Civic Amenities Act local authorities have been empowered to designate as Conservation Areas those areas within their districts which were considered 'special'. The subsequent Planning (Listed Buildings and Conservation Areas) Act of 1990 consolidated those powers and defined Conservation Areas as:-
"areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance".
Such areas are diverse. They may be large or small; residential or commercial; civic or industrial; old or relatively modern. They may represent social ideals or civic pride. They may be specifically designed or speculatively produced; modest or grand. They may contain Listed Buildings of architectural or historic interest or may simply have local historic association. However, common to all will be an identifiable environmental quality which should be protected from unsympathetic redevelopment or alteration.
Cheshire West and Chester has 97 conservation areas, reflecting the variety of building styles and environments exhibited within its borders. These vary from small villages and hamlets to town centres, such as Northwich.
Planning Policy Context
National Planning Policy Framework (NPPF)
The NPPF of March 2012 streamlines planning legislation and, in relation to conservation and heritage matters, supersedes previous Planning and Policy Guidance notes (PPG 15 and 16) and the short lived Planning and Policy Statements (PPS 5). The NPPF outlines principles and policies for the implementation of the Act.
Under Section 12 of the NPPF entitled Conserving the Historic Environment, paragraph 126 states:
Local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats. In doing so they should recognise that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance. In developing this strategy local authorities should take into account:
The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
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The wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; The desirability of new development making a positive contribution to local character and distinctiveness; and Opportunities to draw on the contribution made by the historic environment to the character of the place.
Para. 127 states:
When considering the designation of conservation areas, local planning authorities should ensure that an area justifies such status because of its special architectural or historic interest, and that the concept of conservation is not devalued through the designation of areas that lack special interest.
The NPPF is supported by Planning Practice Guidance (Conserving and enhancing the historic environment) published in April 2014. https://www.gov.uk/guidance/conserving-and-enhancing-the-historic- environment
Local Plan (Part One) Strategic Policies
The Cheshire West and Chester Local Plan (Part One) Strategic Policies is in accordance with the requirements of the NPPF and includes a strategic objective to ensure new development is of sustainable and high quality design that respects heritage assets, local distinctiveness and the character and appearance of the landscape and townscape.
Policy ENV5 – Historic Environment, seeks to protect the borough’s unique and significant heritage assets through the protection and identification of designated and non-designated heritage assets and their settings.
Local Plan (Part Two) Land Allocations and Detailed Policies
The Local Plan (Part Two) provides further detailed policies and land allocations which support the strategic objectives and policies set out in the Local Plan (Part One). The Plan (once adopted) includes a chapter on the historic environment which includes policies relating to development in conservation areas, listed and non-listed buildings, Registered Parks and Gardens and archaeology.
Northwich Neighbourhood Plan
The Northwich Neighbourhood Plan sets out the vision, policies and proposals for the future development of Northwich including policies relating to the historic environment. Once ‘made’ by the Council, the neighbourhood plan will form part of the statutory development plan for the borough and will be used in making decisions on planning applications within the Northwich neighbourhood plan area.
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The legislation and policy framework enables the authority to exercise greater control over development within Conservation Areas and, where appropriate, this may be supplemented by the use of 'Article 4 Directions' to remove permitted development rights. In this way, minor changes, such as window replacement or loft conversions, which may be cumulatively detrimental, can be controlled.
In the interests of implementing the intent of the NPPF concerning Conservation Areas, local authorities have a duty to review, from time to time, their regions to ensure that places of special architectural or historic interest are being adequately recognised and protected. The boundaries of existing Conservation Areas may be revised, new areas may be designated and those areas which have been eroded to the extent that their special character has been lost may be de-designated.
In accordance with NPPF, the Council recognises that, for Conservation Areas to remain 'live' and responsive to a changing society, changes must and will occur, but it nevertheless undertakes to ensure that all changes make a positive contribution to the character and appearance of its Conservation Areas and do not result in any serious loss of character or features.
The first step towards protecting the inherent qualities of a Conservation Area is having a thorough understanding of its character. The planning practice guidance states that “a good appraisal will consider what features make a positive or negative contribution to the significance of the conservation area, thereby identifying opportunities for beneficial change or the need for planning protection.” Such a definition requires a thorough appraisal of the area to assess the contribution of each element (e.g. buildings, boundaries, trees, surfaces, etc.) to the area’s overall character.
The guidance describes a conservation area as being “an area which has been designated because of its special architectural or historical interest, the character or appearance of which it is desirable to preserve or enhance.” Moreover the area has to have sufficient special architectural or historical interest to justify its designation as a conservation area.
The conservation area appraisal is to be used alongside a management plan and appropriate policies for the Local Plan. Also, once designated, a review of the conservation area must be carried out by the local authority from time to time.
Whilst an appraisal aims to identify the essential elements which give an area its character, it is not intended as a detailed evaluation of each building and feature. Therefore any buildings, features and details may still have importance even though not specifically referred to in the document and any omissions do not indicate lack of merit or interest.
The Northwich Conservation Area was originally designated in November 1975 and was first reviewed in March 2010.
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PART 1 – CONSERVATION AREA APPRAISAL
1.0 LOCATION
1.1 GEOGRAPHIC LOCATION
1.1.1 Northwich is located in central Cheshire. It lies approximately 17 miles east of Chester and 19 miles south-west of Manchester.
1.1.2 It is easily accessible from the M6 linking the town to the Greater Manchester and Merseyside conurbations and the wider motorway network. It is also easily accessed from the M56 and A556 linking it to northern Cheshire, Chester and North Wales. The town is also served by a local railway service.
1.2 TOPOGRAPHY AND GEOLOGY
1.2.1 Northwich is situated at the junction of the rivers Weaver and Dane. Much of the town centre conservation area is flat, and has therefore been historically prone to flooding. In the town centre area, Witton Street rises to a plateau at around its junction with Leicester Street.
1.2.2 To the west of the Weaver Navigation, the levels are considerably steeper, with sharp rises in level between Navigation Road and Castle Street, as well as north-westwards up Willington Street. Alongside the river are areas of attractive woodland and grassy banks.
1.2.3 The town sits within a wider, mostly rural, landscape of lush, green fields and pastures. Canals and rivers generally form the focal point for settlements in the area. Although these watercourses now have a tranquil and peaceful character, they were in the past the focus for industrial growth which in turn led to significant landscape changes. The salt industry, in particular, helped to shape the landscape as we know it now around Northwich.
1.2.4 Although, not generally visible, within the immediate vicinity of Northwich, the underlying solid geology has influenced patterns of land use as well as the ecological and cultural character of the area. The land, on which the area lies, is formed from two groups of Triassic rocks (the Sherwood Sandstone Group and the Mercia Mudstone Group). Rocks of the Sherwood Sandstone Group include the Chester Pebble Bed and Wilmslow Sandstones, which together form the lowest of the Triassic strata (formerly known as Bunter Sandstone). Overlying the Wilmslow Sandstone, is the Helsby Sandstone (formerly known as the Keuper Sandstone). Rocks of the Mercia Mudstone Group are found to the east of the sandstone outcrop at Frodsham.
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1.2.5 These rocks generally have a weak structure which give rise to low lying, flat landscapes. The Mercia Mudstone Group includes salt- bearing rock formations, including the ‘Northwich Halite Formation’ and ‘Wilkesley Halite Formation’.
1.2.6 Northwich is historically famous for its production of salt. The salt came from brine springs and salt deposits within the rock formations. The salt beds lie at approximately 100-150 feet and 300 feet below the surface. Just a mile or so outside the town centre, fairly large expanses of water, known as salt flashes, are a particularly notable visible effect of the salt industry on the landscape. The salt flashes were formed as a result of subsidence due to brine extraction and rock salt mining. Although still adjacent to areas of industry, these flashes are now attractive landscape features, observed in many open extensive views and are important as habitats for plant-life and birds.
1.2.7 The solid rock formations underlying the area around Northwich are almost entirely covered over with drift deposits of clay, sand and gravel. These have gradually built up from both the glacio-fluvial deposits of the Ice Age to the more recent and continuing deposits from the river. The fertility of the deposited soil alongside the rivers, together with the movement of the river (which in places has cut to form step sides valleys), has created an important landscape characteristic of the area.
1.2.8 More information can be found on the landscape character and features of the area in ‘A Landscape Strategy for Cheshire West and Chester Borough – 2016’.
http://consult.cheshirewestandchester.gov.uk/portal/cwc_ldf/cw_lp_p art_two/ev_base/ev_docs?tab=files
1.3 GENERAL USAGE
1.3.1 Northwich Town has a total population of approximately 45,000. Most of the town’s population live in the suburbs and surrounding villages. The Town Centre’s buildings have a predominantly retail usage, with some commercial and light industry and just a few pockets of residential.
1.3.2 The town is currently expanding as new housing sites are developed at Winnington Urban Village, Hartford and along the A556 corridor, whilst the development and regeneration projects of Northwich Riverside and Barons Quay are improving and upgrading facilities within the town.
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1.4 CONSERVATION AREA BOUNDARY AND CHARACTER ZONES
1.4.1 Northwich Conservation Area covers a significant part of the town and its immediate outskirts, stretching from Baron's Quay in the north to Leftwich in the south; Castle Hill in the west to St. Helen's Church in the east.
1.4.2 As the Conservation Area is particularly large and varied, it is important to divide it into character zones, to enable a description of the character and issues of each part of the area to be made and set down policies in a management plan where appropriate.
1.4.3 For the purposes of this report, the Conservation Area is divided into 6 character zones:
Zone 1 - Town Centre (focussed on High Street / Witton Street) Zone 2 - River Banks Zone 3 - Verdin Park area Zone 4 - Castle Hill Zone 5 - St. Helen's Church Zone 6 - London Road/Leftwich
1.4.4 This study concentrates principally on Zone 1, the Town Centre Area, and to a lesser extent on Zone 2, the River Banks Area. The other zones are mentioned briefly in the Historical Development chapter and specifically in the Character Zones chapter.
1.4.5 The current boundary of the Conservation Area and its character zones is illustrated below (and also at a larger size in Appendix B).
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3. VERDIN PARK AREA 1. TOWN CENTRE
5. ST. HELEN’S CHURCH 4. CASTLE HILL
2. RIVER BANKS
6. LONDON ROAD / LEFTWICH
Character Zones and Existing Conservation Area Boundary
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2.0 HISTORICAL DEVELOPMENT
2.1 EARLY HISTORY AND ORIGINS
2.1.1 Location, topography and geology have been fundamental to the development of Northwich from pre-history to the 19th century. The junction of the Rivers Weaver and Dane would have been a logical location for early settlement and there is some evidence of both Neolithic (New Stone Age 4000-2500 BC) and Bronze Age (2500 – 800 BC) presence in Northwich (axes from both periods have been found). During the Iron Age (800 BC-43 AD) Cheshire was largely inhabited by the Cornovii tribe who farmed the land and produced salt from the brine springs of central Cheshire.
2.1.2 In 43 AD the Roman army arrived in Britain and by approximately 59 AD had established itself in Cheshire. Auxiliary forts were built at Northwich and Middlewich c.70 AD, prior to construction of the legionary fortress at Chester c.79 AD. Roman roads were built between Chester and Northwich and then further northwards.
2.1.3 Castle Hill, to the west of Northwich Town Centre, provided the Romans with an ideal location for their fort. Its steep slopes and views of the junction of the two rivers made it a strategic military vantage point. However, the non-military Roman settlement of Condate developed at the river junction and archaeological finds suggest that occupation either side of Watling Street began in the first century.
2.1.4 The Romans were quick to recognise the value of the area’s natural brine springs. Salt was a valuable commodity, used primarily for preserving food and the Romans soon developed its production into an industry.
2.1.5 With the arrival of the Anglo-Saxons in Cheshire in the 7th century, Cheshire became part of their kingdom of Mercia. The Anglo-Saxon legacy is evident in the town's name. 'Wich' is a Saxon word meaning 'settlement' and, in Cheshire, was used to refer to the salt producing towns of Northwich, Middlewich and Nantwich. Of these Nantwich would appear to have been the most important.
2.1.6 Salt production at Northwich is recorded by the Domesday Book. In 1071 it was noted that production had almost ceased in the three salt towns, but, by 1086, the industry had revived. It continued to develop throughout the mediaeval period, with salt being exported across the country. 'Saltways' were established to link the salt towns with the bigger commercial centres. The Domesday Book notes that, in 1086, the Manor of Northwich occupied an area of approximately eight acres and belonged to the Earls of Chester.
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2.1.7 The settlement of Northwich developed as a largely linear settlement back from the river banks and generally away from the flood plain of the Dane. The map of approximately 1721 (below) shows the land behind the properties on present day Witton Street (both to the north and the south) as open meadows. Maps from the 18th century clearly show what are now known as Witton Street, Leicester Street and Church Road. Bridges over the Weaver and Dane are also evident in approximately their current locations.
Extract of Map of the Manor of Witton by Billington 1721
2.2 INDUSTRIAL DEVELOPMENT
2.2.1 The discovery of rock salt deposits in Marbury (near Northwich) in 1670 saw the start of rock salt mining, using simple mining techniques. By the 18th century Northwich was in the ascendancy and had become a major salt manufacturing town. Developments in the coal-fired evaporation process and the use of iron pans (instead of lead), further improved Northwich's position.
2.2.2 In the 1720's the River Weaver was canalised to form the Weaver Navigation, which improved coal-delivery to the salt-works and the transportation of salt. In 1776 the Trent & Mersey Canal to the north of the town was opened, linking the River Weaver to the Mersey and the east and west coasts of England. Prior to this, salt had to be taken overland to Frodsham to be shipped down the Mersey. The improved communication with Liverpool undoubtedly gave Northwich the advantage over its rivals, Middlewich and Nantwich.
2.2.3 Throughout the 19th century, Northwich prospered as the demand for salt increased. Many salt works were established at this time. Salt was also a key ingredient for the burgeoning glass, soap and
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chemical industries which had sprung up in Cheshire and Lancashire. Alongside these industries, Northwich was known to have had several other manufacturing plants, with the Weaver and Dane Leather Works, Leftwich Works (Iron) and Wagon Sheet Works all being documented on the OS maps of the late 19th and early 20th centuries.
2.2.4 The Chester - Northwich railway was opened in the 1870's and was one of a series of railway links across Cheshire established by the Cheshire Lines Railway Committee. To enable it to cross the Rivers Weaver and Dane, a 50 arch viaduct was erected, which now forms a key feature in the south of the Conservation Area.
2.2.5 Along the Weaver Navigation, boatyards sprang up in the 19th century initially to build and repair the barges and vessels associated with the salt industry. The Yarwood boatyard was established in 1896 to the north of the railway viaduct.
The Moore and Brock warehouse in its heyday with barges on the River Weaver. This historic photo shows the absence of tree cover on the steep west bank of the river at this time
2.2.6 Small industrial railways appeared with branches serving some of the works immediately north of the town centre. These industrial areas were subject to rapid change. Many of the buildings were of a transitory nature and individual salt-works and their associated support infrastructure was frequently adapted.
The Yarwood boatyard, which worked between 1896 and 1965. The yard is now the site of a recently built housing estate, offices and industrial units.
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2.2.7 By the late 19th century the success of the salt mining industry began to impact upon the town in a less positive way as subsidence became an increasing problem. In 1882 regulations were established which determined that timber-framing was the only appropriate method of construction within the town centre. In 1891 the first of the Brine Pumping (Compensation for Subsidence) Acts was passed. This essentially levied a tax of 3d per 1000 gallons of brine pumped which was used to compensate those whose properties suffered damage.
2.2.8 The town centre changed considerably as a result of the subsidence. Road levels (in particular High Street and Witton Street) were raised repeatedly in the latter decades of the 19th century. One of the worst affected areas was outside the Crown and Anchor Hotel, which stood on the Bull Ring. The sewer reportedly collapsed several times
The dramatic effects of subsidence. The left-hand photo shows the collapse of the road near the Town Bridge, the right-hand photo is a famous image of a part collapsed building on Castle Street
2.2.9 This period also saw a number of public buildings and structures built. In 1889 the first Public Library and Salt Museum was constructed by Thomas Ward & John Brunner, two local salt proprietors. In 1893 the Weaver Parliamentary Act was passed to enable two bridges to be constructed. The Town Bridge was the first of these and was opened in 1898.
TH 2.3 20 CENTURY CHANGES
2.3.1 By the end of the 19th century, the area’s salt industry was in decline. The frequency of salt mine collapses hastened their closure. Adelaide, was the final mine to close in 1928 and salt production was moved to Winsford. The Winsford Salt Mine is still in operation today.
2.3.2 As the town’s salt works and mines began to close, the early 20th century saw the town come to be dominated by the chemical industry which had grown from the soda-ash plant established by John Brunner and Ludwig Mond in the 1870's. In 1926 Brunner Mond
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merged with ICI, whose presence is still very evident in the pipelines which pass through the town.
2.3.3 In 1909, the Brunner Public Library and Salt Museum was constructed, following damage to the previous building from subsidence. In 1970, the Salt Museum was to move to its present home in Weaver Hall, the former Northwich Union Workhouse built from 1837-1839 that had subsequently been used as a home for the elderly.
2.3.4 Between 1920 and 1924, what was known as the ‘big lift’ took place. The whole length of the High Street together with parts of Witton Street was all raised to alleviate the effects of subsidence. Alongside the works to the roads, the ground floor storeys of many building were rebuilt and a number of the town’s most prominent buildings, such as the Nat West Bank on the Bull Ring (1928), which replaced the Crown and Anchor Hotel.
The raising and re-building of the lower storeys of buildings in the 1920s.
2.3.5 During the first half of the 20th century Northwich was also hit by several floods, with 1946 being a particularly bad and well- documented example.
2.3.6 During the 1960's the town centre underwent substantial redevelopment and a number of prominent buildings date from this time. The old market hall was replaced and surrounded by a new shopping precinct: Weaver Walk and Market Way.
2.3.7 New civic buildings were built including the new Police Station and County Council Offices as well as the Memorial Hall and Magistrates’ Court (both now demolished to accommodate the Memorial Court development). Alongside these new buildings, a new road was laid out (Watling Street/Chester Way) between the Town Bridge and the area to the east around the station. The road system by-passed traffic away from the town centre, but led to the loss of substantial parts of the town’s historic fabric and street patterns.
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2.3.8 The former industrial areas, along the Weaver to the north and south of the town centre and along the River Dane, were largely cleared of their sheds, warehouses and other industrial infrastructure. The Yarwood boatyard closed in 1965. The banks of the Dane saw considerable re-development, some of it linked to the construction of Watling Street and Chester Way.
2.3.9 Other areas, such as the Barons Quay area north of the town were left largely undeveloped and came into use as surface car-parks. Some remnants of their former uses survived until quite recently, such as the Moore and Brock warehouse lost to a fire in 2009 and the long sheds of the timber yard which finally closed and was cleared in 2013.
On the left, the Moore and Brock warehouse shortly before its loss in a fire in May 2009. To the right, the timber yard at the north end of Weaver Way in 2012, now demolished.
2.3.10 By 1960, the Lion Salt Works in Marston, just to the north of the town, was the last remaining operational open pan salt works. It remained open for a further 26 years and had some commercial success from the export of salt to Africa. It was finally closed in 1986 and, following repair and development, opened in 2015 as an educational visitor attraction.
ST 2.4 21 CENTURY DEVELOPMENTS
2.4.1 The opening years of the 21st century have seen a new round of regeneration, based largely on developing Northwich as a retail centre for north Cheshire and the many leisure opportunities presented by the River Weaver. Several areas of underused, former industrial land close to the town centre and along the river have recently been developed, or are in the process or re-development.
2.4.2 In the River Banks area (Zone 2) a large marina for canal boats has been constructed to create a new destination for boaters and bring more tourist based trade to the town. It is part of a mixed use development including residential and retail in the form of a supermarket and associated car parking.
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2.4.3 To the north of the Town Centre (Zone 1) around Barons Quay a large mixed use development is currently under construction. The scheme includes a large supermarket, multi-storey car parking, shop units lining new and extended existing streets, restaurants and a cinema. The scheme also includes public realm improvements along the banks of the Weaver and new public streets and spaces. The majority of the site is outside the conservation area boundary. The western part of the Barons Quay site, adjacent to the River Weaver, is within the Verdin Park area (zone 3), and there are small overlaps between the development site and the Town Centre (zone 1) where the scheme connects into the existing urban area.
2.4.4 Outside the southern boundary of the Town Centre (Zone 1) the Memorial Court development, comprising a mix of leisure and cultural facilities, has recently been completed. The building incorporates a swimming pool and fitness studios together with a multi-use events hall. The former Memorial Hall and Magistrates Court buildings were demolished to facilitate the development.
2.4.5 These and other schemes are discussed further in Section 7.7.
2.5 ARCHAEOLOGY
2.5.1 There are no Scheduled Monuments within the Town Centre, however, there have been a number of recorded finds of archaeological interest in the town as a whole. These include:
. Isolated prehistoric finds including a polished stone axe, an axe hammer and worked flints. . Excavations which established that Northwich was an important Roman settlement. . The base construction of Roman roads was discovered during sewer and gas mains works along Chester Road and Waterloo Road. . During the late 20th century excavations at the castle (fort), identified two periods of military occupation. . Excavations in the interior of the fort revealed the remains of barrack blocks and a major courtyard. . A pottery kiln and iron working furnaces were discovered in the military area. . An iron auxiliary helmet was also discovered. . Several Roman brine pans and a kiln have been discovered. . Large quantities of pottery around the Weaver Road area to the south-west of the fort, indicating a residential area. . Various other Roman artefacts discovered along Queensgate. . Evidence of a cemetery off Winnington Lane.
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2.5.2 There have been a number of archaeological investigations in the town. However, most have focussed on the Roman fort and recording has been erratic. Archaeological deposits are still thought to exist around the castle area at around 1m below the surface. The survival or depth of any archaeology of interest elsewhere in the town centre is more difficult to judge, due to the effects of subsidence and associated infill.
2.5.3 Given that the town dates back to at least Roman times, the archaeological potential in this area would appear to be considerable.
2.5.4 An Area of Archaeological Potential (AAP) has been identified. Area 2 (see map below) associated with the medieval core of the town, covers parts of High Street and Witton Street along with their backland plots, corresponding to much of the Town Centre Conservation Area Zone. Area 4 includes the corridors of the Dane and Weaver rivers and overlaps with both the Town Centre and River Banks Conservation Area Zones.
2.5.5 For more information on archaeology in Northwich, refer to Cheshire Historic Towns Survey Northwich Archaeological Assessment (2003), written by Cheshire County Council.
2.6 AGE PROFILE
2.6.1 Despite its long history of settlement, buildings within Zone 1 of the Conservation Area generally date from the late 19th and 20th centuries. Most of the earlier buildings have been lost through
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subsidence and flooding. The coloured plans in appendices C and D show the approximate ages of buildings and illustrate patterns of change, for instance the town centre plan shows a considerable extent of mid-late 20th century buildings on the north side of Witton Street. These sites would have been nearest to the collapsing salt mines.
2.6.2 No evidence has been readily available showing the existence of any pre-19th century buildings in the Town Centre. It is likely that there would have been timber-framed buildings in the Town Centre before the 19th century and therefore possible that many of the apparently later buildings still standing have older components, as timber framed structures are more likely to have survived subsidence. Only a handful of solid masonry buildings apparently date from before 1850.
2.6.3 Whereas in most towns or cities it is generally possible to give a fairly accurate estimate of a building’s age from its visual appearance, in Northwich Town Centre it is often more difficult. Any date estimate shown, either on the plans or in the gazetteer, is approximate and may not be a true reflection of the age of the majority of the building’s fabric, as the large number of times buildings have been repaired in the town can confuse their appearance. The collation of further information dating or recording the history of the town centre would be of great benefit to the understanding of the town’s development.
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3.0 TOWNSCAPE AND PRINCIPAL BUILDINGS
3.1 GRAIN, SCALE, REPETITION AND DIVERSITY
3.1.1 The form of the town centre is essentially of a linear development of narrow plots with a rich network of smaller cross routes. Two of these side roads, Leicester Street and Tabley Street, were once significant streets with their own pattern of typical narrow plots. Other cross routes were narrow and provided access to a dense pattern of backland infill and expansion.
Two of the narrow side streets which typify the town centre.
3.1.2 Many of the smaller backland buildings have been lost, now occupied by surface car parking or new development, but the network of side streets and passageways remains and is a defining feature of the town centre. (Issues regarding recent accelerated loss of the town’s historic grain are discussed further in Section 7 of this document.)
3.1.3 To the south of High Street/Witton Street was a small area of grid iron street pattern, around the market. This area was much altered by redevelopment in the mid to late 20th century.
3.1.4 Originally the buildings on High Street and Witton Street had traditional long narrow plots. To some extent this remains although some plots are combined and obscured through larger, modern developments. Buildings along these two roads are tightly packed together.
3.1.5 This creates a near continuous frontage with a fairly consistent building line. These frontages are generally the “best face” of each building, displaying the architectural fashions of their day. The backs however are a jumble of yards and outriggers, typically constructed in the town’s own unique vernacular of lightweight timber framing.
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The continuous frontage to Witton Street and High Street brings unity to the variety of building styles and forms. In contrast the irregular jumble of out buildings to the rear of Witton Street is unified by their common construction form.
3.1.6 Within the town centre the scale of the older buildings is generally small, both in their height and width. Here most buildings are generally 2 or 3 storeys although Witton Street has a number of single storey buildings too. Those buildings built to have a higher status (e.g. public buildings, banks etc), generally have taller storey heights, making them more prominent.
The dramatic difference in scale between the four storey former Post Office building (now the Penny Black public house) and the lower two storey buildings adjacent
3.1.7 The scale of buildings generally diminishes along Witton Street, which makes the four storey former Post Office building (now the Penny Black pubic house) and the Church of St Wilfred dominate the east of the area. Many of the shop units built here in the 1920s and 30s were only single storey. This is reportedly because at this time it was preferred to live away from the town centre instead of above the shop unit, as was traditionally the case.
3.1.8 A peculiarity of Northwich’s late 19th and early 20th century buildings, is that they were often spaced apart, by anything from a few inches to a couple of feet. It was common practice that when buildings were reconstructed they were separated from their neighbours, to limit damage in case of future movement and to make raising easier.
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3.1.9 Historic boundary treatments are not prominent features within the Town Centre as most buildings front directly onto the street. Most of the roads and pavements within the Town Centre have a modern surface, generally made up with brick pavers, concrete setts or slabs. Some individual areas of historic surfaces remain and new surfacing with natural stone has been implemented in much of Witton Street as part of a general improvement in the public realm of the town centre.
3.1.10 Most buildings within the River Banks Zone (with the exception of the modern housing), stand alone, within larger plots and are set back from the road. There is little regularity in their layout, although the Victorian Terrace to the west, which has been proposed as an addition to the CA is a notable exception.
3.1.11 Within the wider Conservation Area, repetition of individual building design is mainly found in housing away from the centre or in the mid- late 20th century buildings.
3.2 PRINCIPAL BUILDINGS AND FEATURES
3.2.1 The following is a list of principal buildings (or groups of buildings) which are particularly important to the character and/or history of the conservation area by virtue of being high status buildings of good design, typical and good quality buildings in prominent locations or very intact examples of typical buildings:
Town Centre Zone: (photos below) . (1) The Brunner Public Library, 89 Witton Street (Grade II listed) . (2) Former Northwich Head Post Office, 110 Witton Street (Grade II listed) (now The Penny Black public house) . (3) Former R.A.O.B. Hall, 52 Witton Street (Grade II listed) . (4) Church of St. Wilfred, Witton Street (Grade II listed) . (5) The Town Bridge (1898, Grade II listed), important as the first electronically operated bridge in Britain (with Hayhurst Bridge) . (6) 20-22 High Street (Locally listed) . (7) 21-23 High Street (Locally listed) . (8) The Bull Ring (Locally listed buildings) . (9) The Plaza Bingo Club (1928, Grade II listed) . (10) 16-18 High Street (Locally listed) . (11) 32 High Street (Unlisted) . (12) 101-111 Witton Street (Locally listed) . (13) 48-50 Witton Street (Locally listed) . (14) 81-83 Witton Street (Locally listed) . (15) 15-17 High Street (Locally listed) . (16) 36-38 High Street (Locally listed) . (17) 64-66 High Street (Locally listed) . (18) 1-3 Crown Street (Locally listed)
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. (19) 11 Witton Street (Locally listed) . (20) 8 Witton Street (Locally listed) . (21) Witton Chimes Pub, 122 Witton Street (Locally listed)
Selected photos are shown below:
1 2 3
4 5
6 7 8
9 10 11
A selection of Town Centre Zone Principal Buildings
River Banks Zone (photos below): . (1) Navigation House (and Stable Block/Outbuildings), 29 Navigation Road (Grade II listed) . (2) British Waterways Board Area Office, Navigation Road (Grade II listed) . (3) Clock Tower between British Waterways Board Area Office and River, Navigation Road (Grade II listed) . (4) Hayhurst Bridge (1898 – Grade II listed) – important as first
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electronically operated bridge in Britain (with Town Bridge) . (5) Bridge House (formerly the Bridge Inn), Dane Street (1890s, moved to its current location in 1913, from a location nearer the River Dane) . (6) Weaver Railway Viaduct (1860 – Grade II listed) . (7) Edwardian Pumping Station (grade II listed, 1910) . (8) Weir (grade II listed) . (9) Locks (grade II listed)
1 2 3
4 5 6
7 8
9
River Banks Zone Principal Buildings
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3.2.2 The locations of these buildings are show on plans in Appendices E and F.
3.2.3 Details of other buildings of interest, outside these 2 zones are included in chapter 6.
3.2.4 Reference should also be made to the ‘Local List’ compiled by the former Vale Royal Council. Locally listed buildings are buildings identified as having architectural or historical local interest. These are buildings which are not listed buildings, but are worthy of a level of protection due to their local interest or importance. Their status as locally listed buildings would be considered when determining any planning application involving their site.
3.3 BOUNDARIES AND SURFACES
3.3.1 Historic boundary treatments are not prominent features within the Town Centre as most buildings front directly onto the street. Historically many of the rear boundaries were marked by brick walls around yards, however the vast majority of these have been lost to make way for parking and delivery bays.
3.3.2 Most of the roads and pavements within the Town Centre have a modern surface. In the pedestrian areas this is generally made up with concrete slabs and brick paviour detailing, with very little in the way of historic surfaces remaining. Back yards and car parking areas are typically tarmac, much of which is in poor condition, patched and inconsistent. Where historic paving does survive, typically in small side streets and alleys, it consist of black granite setts laid to a slight camber running between the side elevations of the flanking buildings.
Typical concrete and brick paving with intrusive red brick planters.
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3.3.3 An area of new paving has been constructed on Witton Street. Here the main carriageway is formed of rectangular grey granite setts and the pavements are formed of Yorkstone slabs. Steps and ramps to the Brunner Library are formed in the same buff sandstone. A decorative paving scheme in red and black granite, in Brunner Court reflects local building traditions. Bollards are of chunky oak with bronze caps. The seating in Brunner Court is of long timber benches, designed in the form of the large beams used to raise buildings in the town centre and inscribed to commemorate this local phenomenon.
New stone paving and oak bollards (2013). Paving patterns in Brunner Court reflect the local timber framing traditions
3.3.4 There are high red brick walls, running alongside Navigation Road. These are of a similar brick to the buildings and therefore are presumably contemporary. They enhance the setting of the listed canal buildings and form a visual enclosure to the yard. On the west side of Navigation Road at the north end there is an attractive, low, sandstone wall.
3.3.5 There are some attractive and presumably original stone slabs around Hunts Locks.
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4.0 ARCHITECTURE, MATERIALS AND DETAILS
4.1 PROMINENT STYLES
Vernacular Revival or “Mock-Tudor” detailing on 21/23 High Street and pargetted gable panel, attractive leaded windows and lead roof detail showing some Arts and Crafts Movement influence.
4.1.1 Timber framed buildings are the most prominent within Northwich Town Centre. The late 19th and early 20th century requirement to be able to lift buildings to deal with the issues of subsidence to some extent dictated this style, but buildings were often richly decorated and their overall appearance, especially to principle elevations, is well beyond a functional reflection of their construction.
4.1.2 Ornately carved feature and even figures adorn many buildings. In some of the timber framed buildings, highly-crafted features such as panels of pargetted plasterwork, complicated forms and stained glass windows are clearly inspired by the Vernacular Revival and Arts and Crafts movement. There may potentially be examples of timber framed buildings in the town centre pre-dating the subsidence; however, these would be of a much simpler character.
4.1.3 Most of the remaining older buildings in the Town Centre (i.e. built before the late 19th century) are of a much simpler character with little decoration. Buildings were functional and constructed using established techniques. Roofs are lower pitched than their timber framed counterparts. The proportions of these buildings would vary according to their status – taller floor to ceiling heights showed higher status. All of these earlier brick buildings have simple and regular patterns of fenestration.
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Examples of the simpler styles of buildings that would have been prominent within Northwich prior to the salt mine subsidence caused a turn towards timber framing.
4.1.4 The buildings and structures associated with the canal were probably designed by architects or engineers employed directly by the canal companies, often working in regional offices. These buildings would have used relatively local materials, but their design would have probably been generic and not specific to their locality. The lock keepers cottages and offices have a very simple plan form with occasional detail seen at roof level and at openings. Other buildings and structures associated with the canal have a stronger architectural character, such as the weir, with its rusticated bands of stonework and the Edwardian Pumping Station with its crenelated parapet.
(Top) The simple red brick building associated with the canal boatyard and locks; (bottom) the weir and Edwardian Pumping Station.
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4.1.5 The 20th century brought waves of new architectural styles to Northwich. The Plaza Bingo Hall (built as a cinema in 1928), now closed, is of a stylised Neo Classical style. Later in the 20th century, a number of buildings were built with an Art Deco influence, defined by strong horizontal lines in their design.
The stylised Neo-Classical Plaza Bingo Hall
The Art Deco group on the corner of Witton Street and Leicester Street
4.1.6 In the second half of the 20th century a number of new buildings were constructed in stark contrast to the established architectural character of the town. Both the materials and forms of these buildings are alien to historic Northwich, with large, bold, flat roofed forms used together with materials such as concrete.
4.1.7 A number of the civic buildings of the 1960s and 70s are currently vacant and may make way for new developments. Most of these buildings are not popular and it is certain to say that they often fit poorly into the overall grain and functional layout of the town, irrespective of any architectural design considerations. The architectural writers Nikolaus Pevsner and Edward Hubbard1 described the Police Headquarters (outside the conservation area) in 1971 as ‘The best modern building in Northwich’, while many would undoubtedly see it as an eyesore.
1 Buildings of England: Cheshire (1st edition, 1971)
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The former Civic Centre and its pedestrian access via an underpass
4.1.8 During this period and especially a little later in the 20th century attempts were made, with varying degrees of success, to reflect the local vernacular. In the Weaver Square development the narrow plot widths with expressed gables and pitched roofs ape the historic street scape, scale and rhythm. Other individual buildings sit within historic streets and use traditional forms such as pitched roofs and materials such as red brick and chunky timber framing.
(left) This building incorporates elements reflecting the sober early 19th century brick buildings of Northwich and later 19th century features such as bay windows and a lively roofline.(right) A later development more literally incorporates Victorian features such as the combination of red brick with black and white framed gables.
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4.2 KNOWN ARCHITECTS AND DESIGNERS
4.2.1 Architect A.E. Powles was known to have designed the Brunner Library. Powles was from Northwich and designed the Brunner Guildhall in nearby Winsford (1899), which was also built in a mock- Tudor style, but in red brick. Also attributed to Powles was the Barrymore Institute in Weaverham (1907).
4.2.2 George Latham of Nantwich, the designer of Weaver Hall (the Salt Museum), is also associated with Arley Hall (1833-41), Nantwich’s Market Hall (1868) and Willington Hall near Tarporley (1829).
4.2.3 Joseph Cawley is understood to have designed the R.A.O.B. Hall on Witton Street, 20/22 High Street and the Technical School (1897) on London Road.
4.2.4 Edmond Kirby designed the Church of St Wilfred and was responsible for many other buildings, particularly churches, across Cheshire and Liverpool.
4.3 MATERIALS
4.3.1 From the late 19th century and into the middle of the 20th century, timber framing became the preferred building technique (as a result of the guidance associated with the subsidence compensation procedure), with the majority of new buildings in the subsidence- prone areas being built in this manner. Materials for walling were chosen accordingly. Northwich buildings show a mix of exposed brick (both soft Cheshire reds and pressed red brick) and rendered infill panels. A small but significant number of buildings have horizontal timber boarded cladding.
(left) Typical timber framing with brick infill panels; (right) a relatively rare intact earlier building of brick construction on Witton Street.
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4.3.2 The earlier buildings in the town (which are not plentiful, nor dominant in character) seem to generally be of a simple red/brown brick construction. Where these exist, they are generally away from the High Street. There is little evidence of sandstone, except to certain building features such as gate posts (in the housing areas) or window lintels/cills.
4.3.3 For the buildings associated with the Weaver Navigation, walls are of a fairly consistent red brick. Sandstone is used for the large, engineered structures such as the weir and viaduct.
4.3.4 Almost all historic buildings in the conservation area have Welsh slate roofs. Tiled roofs are not a prominent feature although a small number of key buildings do have plain clay tiles roofs. Some slate roofs have red clay crestings and finials. A small number utilise Westmorland slate. It is likely that many earlier buildings would have originally have been thatched (although no thatching is seen in the town centre today) or would have used heavy stone slates from East Cheshire, until the new canal and rail networks of the 19th century meant that Welsh slates were easily transported into the town.
4.4 TYPICAL FEATURES AND DETAILS
4.4.1 Windows are as varied as the styles of buildings that they are associated with in the Town Centre. Leaded windows are a prominent feature and many are further enriched with coloured glass or decorative patterns, often in the Arts and Crafts/Art Nouveau styles. Sash windows are seen in most of the older brick buildings, together with some of the timber-framed buildings. Most are a 6 over 6 form, with less panes on upper storeys. Some sash windows are grouped together with side lights. Sash windows are seen extensively on the canal buildings.
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Windows within the conservation area. (1) sash windows with side lights and arched upper panes; (2) and (3) leaded casements; (4) a traditional sash window.
4.4.2 Doors again follow the architectural style of the building. Many of the timber framed buildings have heavy panelled oak doors, often with attractive carved surrounds. To the shop fronts, doors are of painted timber and mostly glazed, with any detail reflecting that of the shop front. Many of the simpler buildings have vertically boarded painted timber doors.
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Doors and door surrounds in the conservation area. (1) The carved head to the door of the Brunner Library; (2) the fanlight and door surround to the British Waterways Office; (3) ornate carved timber surround to the NatWest Bank, together with its oak door; (4) painted timber door matching the shop front; (5) mosaic tiled entranceway to a shop unit.
4.4.3 Roof features such as dormer windows and chimneys are important within longer views and critical to the character of the streetscape in the Town Centre. In later 19th and early 20th century high status buildings the roof scape is often deliberately complex. Where dormers, chimneys or turrets are in corner buildings or where the buildings are on bends, they are key visual features. Other chimneys, such as those on earlier or lower status buildings, form part of the general richness and variety of the roofs to the Town Centre buildings.
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Roof features in the conservation area: (1) no. 32 High Street, which has a particularly rich and varied roofscape; (2) buildings on the north-east end of Witton Street, illustrating how important chimneys are to their character; (3) attractive dormers and chimneys on a corner building on Witton Street; (4) the unusual roof form of no. 68 High Street.
4.4.4 Eaves and gable details are equally varied. Generally at the eaves of a building there is a moulded cornice or profiled gutter. Dentilated brickwork or cornices are regularly seen. Rafter feet are not generally exposed. Many of the buildings built around the turn of the 19th and 20th centuries have gables fronting on to the street. Often these gables are in pairs and/or have particular details such as decoratively carved bargeboards and finials. There are some Dutch gables with stepped and curved parapets. Gables to the timber framed building often project out beyond the building’s frontage.
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(1) A combination of a half-hipped gable, tower and projecting gable adding to the varied roofscape; (2) double-gabled building, unusually without barge-boards; (3) Dutch gable with terracotta detailing; (4) wavy barge board; (5) and (6) carved detail to barge boards and bressummer beams.
4.4.5 Ornate exterior plasterwork (or pargetting) is a fairly unusual feature in Cheshire yet is seen relatively regularly in Northwich Town Centre. The majority of decoration is at first floor level although it is also sometimes seen in gables. The design of the plasterwork varies from patterns to plants/flowers or animals.
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Ornate plasterwork/pargetting
4.4.6 Carved timberwork is also a feature employed in Northwich’s late 19th century timber framed buildings. Again, this is a fairly unusual feature in traditional Cheshire buildings. This practice is less common in the timber framed buildings of the inter-war period. Most commonly the carving is used to enrich bargeboards and finials (see also above), bressummer beams, brackets to jettied storeys, window surrounds and door surrounds. In some instances the actual wall framing has been carved. The motifs employed are typically Jacobean or Arts and Crafts in character.
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(Above left) This example, probably late 19th century, shows decorative carving of nearly every timber component from the finial to the wall framing. The building is overtly “Jacobethan” and refers to the high status Magpie houses of Cheshire and the North West. (Above right) A slightly later building (Bank Chambers) is more restrained, with the main framing based on the Northwich industrial vernacular. Here rich carving is limited to the main entrances.
4.4.7 A number of traditional shop-fronts remain. Generally as frontages were traditionally quite narrow, intermediate structural support was not required within the shop front, enabling very lightweight, slender framing members to be used. Most shop fronts would probably date from no earlier than the 1920s, when the major works to the streets occurred, and as a result large panes of glass were used, above a relatively low plinth. Generally doorways are set back from the street and thin circular section columns are used on the corners to the niches. At the edges of the shop fronts there is often a timber pilaster with a carved top. Traditionally signs were quite narrow and awnings were used regularly.
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(1) An attractive shop front with leaded lights over the glazing. Good simple signage; (2) a simple timber shop front – probably a later reproduction; (3) a very attractive modern timber shop front in keeping with the streets character and featuring a traditional awning; (4) a traditional jewellers shop front.
4.4.8 Hanging signs and projecting features such as clocks were used as well as the conventional shop signs above windows. These help to enliven the street scene. There are other forms of signage seen traditionally also, such as the terracotta sign below the window on the Beehive Inn.
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(1) Simple hanging signs; (2) a traditional projecting clock
Terracotta sign
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5.0 LANDSCAPE AND VISTAS
5.1 SETTING AND RELATIONSHIP WITH THE SURROUNDING AREA
5.1.1 Northwich sits at the junction of two rivers where the river valley opens out into a flood plain. The town has a steep, wooded hill as a backdrop to the west and flat greenery to the south. Historically, Northwich was on the important route between Chester and Manchester. Today, the main road by-passes the town and the majority of rail traffic uses another line to the north.
5.1.2 The Town Centre is mainly inward looking, with buildings closely grouped together. The linear High Street/Witton Street is intersected by side streets and passageways. These provide closely framed views into and out of the main thoroughfare. These inward views are often terminated by an attractive snapshot of a building’s elevation. Outward views typically frame a wooded hill side or, less attractively, a car park.
5.1.3 This immediate proximity between tight urban streets and a green, open landscape is a particular characteristic of the town centre. Much of the greenery and open space is not “natural” or “rural” in the conventional sense, it is a post-industrial landscape largely reclaimed by nature. This fact serves to increase its value and local interest rather than to diminish it.
5.1.4 The wooded valley side rising above the Weaver forms a backdrop to the town centre and in particular the setting of the bridges. Longer views along the river are available from just outside the town centre zone in the Verdin Park zone that spans both banks of the river. The whole town is overlooked from the view point in Furey Woods.
5.1.5 The immediate setting of the Town Centre Zone is blighted by poorly planned surface car parking and 20th century road infrastructure. The Barons Quay development to the north will fundamentally change this setting by expanding the urban area into the former industrial site and creating a new edge to the town as a whole. This is discussed further in Section 7.7.
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5.2 CHARACTER AND RELATIONSHIP OF SPACES
5.2.1 The Town Centre is quite inwards looking, with buildings closely grouped together with few gaps. Narrow framed views in and out of High Street and Witton Street link the urban core to the wider area.
Example of an inviting A link from Weaver Way into the main shopping connection between the car area. The small scale of the building, lively parking area and the elevations and historic paving draw the pedestrian shopping centre. The lively through. elevations of the Brunner library and the tree at the end help it feel welcoming
5.2.2 The High Street and Witton Street have formed into a linear and fairly consistent pattern with few wider, open areas. Where buildings are set back from the road, such as in the instance of the Brunner Library or where roads intersect (e.g. Leicester Street) a small informal public meeting space is often created. See also Section 3.1 on the grain and scale of the town centre.
5.2.3 The Bull Ring is an important link point between the River and Canal areas, the modern development along Watling Street/Chester Way and the historic Town Centre.
5.2.4 To the east there is less of a connection as Witton Street drops off in scale and interest. Venables Road in particular gradually fizzles out into an industrial area before meeting the uninspiring modern roundabout. The historic area around St Helen’s Church is sadly detached from the Town Centre.
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5.3 VIEWS AND VISTAS WITHIN THE AREA
5.3.1 Many groups of buildings form attractive compositions, but there are few particularly noteworthy views and vistas between or towards landmarks or key buildings:
Wider approach views: . Approaches from the northwest and south west are from the steep side of the valley and views are therefore down onto the town. . Similarly, train travellers have a birds-eye view as they pass over the viaduct. These wide views show the town to be predominantly modern. . The view from the cemetery of St Helen’s Church is particularly attractive. The town appears generally quite low- lying and a bank of trees is seen in the background. The rear of the former post office is a prominent feature.
View from the Cemetery of St Helens Church
Town Centre Zone 1 Views: . The Bull Ring provides views of the buildings leading up the High Street together with the Town Bridge. It is important as a gateway to the town. . View from the small hill on Witton Street near junction with Leicester Street . View from junction of Witton Street and Venables Road down into the main shopping area. . Glimpse view of the former Post Office (now Penny Black) across St Paul’s Place and from Sainsbury’s car park. . Views along the River Weaver. . Narrow framed views up and down side roads and passages along High Street and Witton Street.
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A long view down Witton Street. The view from Weaver Way to the Town Bridge illustrating The dramatic variety of scale in the importance of the river and the town’s industrial past. Northwich’s buildings is evident The contrast between lush greenery and the urban form is yet the scene is unified by strong. materials and forms.
View along the High Street from near the Bull Ring
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River Banks Zone 2 Views: . View from the meeting point of the River Dane and Weaver Navigation towards the Hayhurst Bridge . View from the meeting point of the River Dane and Weaver Navigation towards the bottom of Winnington Hill . View from the Hayhurst Bridge towards the Town Bridge . From Navigation Road through the undeveloped gap, towards Holy Trinity Church
View between the 2 bridges, looking north
5.3.2 The locations of these views are illustrated in Appendices E and F.
5.4 GREEN SPACES AND PLANTING
5.4.1 The density of the town centre area and its commercial nature means that green spaces are very limited.
5.4.2 The largest green space (just outside Zone 1) is found to the north as the dense urban core gives way to cleared industrial land.. It forms a green apron in front of the former site of the Moore & Brock Riverside Warehouse (although it will be replaced as part of the planned Barons Quay development, see Section 7.7). Other very small areas of greenery are associated with buildings, such as the grounds of St Wilfred’s Church.
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5.4.3 Although Zone 1 is almost exclusively a commercial shopping area, a few trees have been planted within the pedestrianised area. These are most successful where the street widens, such as beside the Bruner Library. Others have grown around the boundary of the zone, which combine to soften views and link the town to the wider landscape setting. None of the trees appear to be of any great age.
5.4.4 There is a small strip of green landscaping with Zone 1 along the River Dane between the Victoria and Dane Street Bridges. A wider strip exists outside the conservation area (but contributing to its setting) to the east. A linking up of the Conservation Area Zones 2 and 5 (River Banks and St Helen’s Church might be worth considering, to incorporate the immediate landscape of the River Dane and the adjacent playing fields.
Naturalised vegetation along the River Dane
5.4.5 There is also a small grassed area to the north of the Dane Street Bridge which overlooks the Bull Ring.
5.4.6 Planting is critical to large developments affecting the setting of the Conservation Area, even when outside of its boundary. The trees and dense planting around Sainsbury’s take up relatively little space, but are very effective in lessening its visual impact.
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The trees and planting around the large Sainsbury’s Superstore help soften its visual impact on the conservation area.
5.4.7 In contrast to the character of the Town Centre (Zone 1), the River Banks area (Zone 2) is only about 50% built up, leaving significant areas for greenery and recreation. There are public footpaths and open areas on the western side of the Weaver Navigation and on the eastern side of the un-canalised section of the River Weaver. The area around Hunts Lock is fairly popular for walking, although sadly there is no footpath connection to the town centre at present
5.4.8 The areas of greenery alongside the canal and river are simply planted with trees, shrubs and grassed area.
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6.0 CHARACTER ZONES
6.1 ZONE 1 - TOWN CENTRE
This Character Zone has been discussed at length already within this report. The following text is a summary of the principal special interest/character of this zone for comparison purposes:
6.1.1 Principal Buildings/Features:
. The Brunner Public Library, 89 Witton Street (Grade II listed) . Former Northwich Head Post Office, 110 Witton Street (Grade II listed) . Church of St. Wilfred, Witton Street (Grade II listed) . The Town Bridge (1898, Grade II listed), important as the first electronically operated bridge in Britain (with Hayhurst Bridge) . The Bull Ring (Locally listed buildings) . The Plaza Bingo Club (1928, Grade II listed) . 1-3 Crown Street (The Swinging Witch, formerly the Old Crown), (Locally listed) . 15-17 High Street (Locally listed) . 21-23 High Street (Locally listed) . 16-18 High Street (Locally listed) . 20-22 High Street (Locally listed) . 32 High Street (Unlisted) . 36-38 High Street (Locally listed) . 64-66 High Street (Locally listed) . 11 Witton Street (Locally listed) . 81-83 Witton Street (Locally listed) . 101-111 Witton Street (Locally listed) . 8 Witton Street (Locally listed) . 48-50 Witton Street (Locally listed) . 52 Witton Street (Former R.A.O.B. Hall), (Grade II listed) . 122 Witton Street (The Witton Chimes), (Locally listed)
6.1.2 Special Character/Interest: . Important as the core of the town which has known origins back to at least the Roman period (the non-military Roman settlement of Condate). . Site of early production of salt, during the Anglo-Saxon and probably Roman periods. . Largely linear settlement focused on the High Street/Witton Street. . Town developed at the confluence of the rivers Dane and Weaver. . The historical presence of salt mines immediately adjacent to the area. . The canalisation of the River Weaver for transportation as a catalyst to industrial growth.
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. The architectural effects of subsidence (following the collapse of salt mines) created an architectural aesthetic of movable timber-framed buildings unique to Northwich. . Traditional grain of long, narrow plots fronting onto the High Street / Witton Street. . Network of narrow side streets and passages . Rich, carved timberwork and plasterwork to many buildings. . Variation of roof forms a key feature. . Some older buildings of a simpler character, with sash windows. . A good number of early 20th century shop fronts remain. . The existence of architecturally significant 20th century buildings representing different styles: Arts and Crafts; Art Deco: Neo-Classical etc. . Attractive, decorative windows, in particular leaded lights. . The Bull Ring and Brunner Court as focal points. . Views from higher level into the town (e.g. from St Helen’s churchyard)
6.2 ZONE 2 - RIVER BANKS
This Character Zone has been discussed at length already within this report. The following text is a summary of the principal special interest/character of this zone for comparison purposes:
6.2.1 Principal Buildings / Features: . Navigation House (and Stable Block/Outbuildings), 29 Navigation Road (Grade II listed) . British Waterways Board Area Office, Navigation Road (Grade II listed) . Clock Tower between British Waterways Board Area Office and River, Navigation Road (Grade II listed) . Hayhurst Bridge (1898 – Grade II listed) – important as first electronically operated bridge in Britain (with Town Bridge) . Bridge House (formerly the Bridge Inn), Dane Street (1890s, moved to its current location in 1913, from a location nearer the Ricer Dane) . Weaver Railway Viaduct (1860 – Grade II listed) . Edwardian Pumping Station (grade II listed, 1910) . Weir (grade II listed) . Locks (grade II listed)
6.2.2 Special Character/Interest: . Important as the 19th century transportation centre of Northwich, providing links between the town’s industries and the rest of the country. . Visually dominated by the 50 arch railway viaduct, Weaver Navigation and weir / lock structures.
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. Historically, the site of a number of boatyards along the Weaver. . Important today as a recreational area. . The open setting of the zone allows views of and between many of its principal structures – e.g. the bridges, weir and viaduct. . Predominantly flat topology. . Brickwork and sandstone buildings/structures, generally of a ‘robust’ character, without the ornament/decoration of Zone 1.
6.3 ZONE 3 – VERDIN PARK AREA
This Character Zone is not included within the principal study area for this report
6.3.1 Principal Buildings / Features: . Victoria Infirmary Old Wing, Winnington Hill (Grade II listed)
6.3.2 Special Character/Interest: . Set around the slopes of Winnington Hill, which is in contrast to the fairly flat Town Centre and River banks zones. . Winnington Hill important as one of the early routes into the town. . A number of timber framed buildings exist in the area, with their varied roof forms, with gables fronting into the street a key feature. . Large Victorian villas in more spacious plots. . Verdin Park (opened 1887) – an attractive green space with mature trees and important as a recreational area. . Victoria Infirmary Old Wing – early 19th century house altered and given by its owners, the Verdin family, for use as a hospital to commemorate Queen Victoria's jubilee. . Glimpse views over the town from higher ground, through the trees.
View up Winnington Hill from the Banks of the Weaver Navigation
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6.4 ZONE 4 – CASTLE HILL
This Character Zone is not included within the principal study area for this report
6.4.1 Principal Buildings/Features: . Church of the Holy Trinity (1842). Grade II listed. . Congregational Church, Castle Street (1882).
6.4.2 Special Character/Interest: . Location of the Roman Fort – built at Castle Hill as it was considered a good strategic military vantage point. . Now visually dominated by the two 19th century churches. . Built on hillside, overlooking the town/River Weaver. . Large sandstone retaining walls and tree cover creating a strong sense of enclosure. . Lower end of Castle Street famous for having many of the more spectacular building subsidences as a result of salt mines collapse. . Generally residential area.
Former Congregational Church, now flats and apartments
6.5 ZONE 5 - ST HELEN’S CHURCH
This Character Zone is not included within the principal study area for this report.
6.5.1 Principal Buildings/Features: . St Helen’s Church – dates back to the 14th century, with additions and alterations in subsequent centuries. Grade I listed.
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St Helens Church and the adjacent cemetery
6.5.2 Special Character/Interest: . Focused around the magnificent St Helens Church. . Extensive churchyard with attractive historic buildings, structures, memorials and headstones. . Area around churchyard is the site of many of the best views across the town. . Equally, the church is the focal point of many views. . Attractive green space. . A number of other individual buildings of interest along Church Road, such as Victoria House. . Attractive 19th century row of terraced houses overlooking churchyard.
6.6 ZONE 6 – LONDON ROAD/LEFTWICH
This Character Zone is not included within the principal study area for this report
6.6.1 Principal Buildings/Features: . Sir John Deane’s Grammar School (1908) (now Sir John Deane’s College) . Weaver Hall (Grade II listed - 1837) (now The Weaver Hall Museum and Workhouse), 162 London Road – built as the Northwich Union Workhouse, designed by George Latham . 256-268 (even) London Road (Grade II Listed) . Weaver Railway Viaduct (1860 – Grade II listed) . Mile Post on London Road (Grade II listed) . Verdin Technical School (1897)
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6.6.2 Special Character/Interest: . Predominantly 19th century residential area, built up along one of the main roads into the town. . Attractive 10th century suburban housing. . The 50 arch railway viaduct a strong visual presence to the north. . A number of large villas within spacious grounds to the south. . 19th century institutional buildings – e.g. the schools / workhouse. . Predominantly red brick buildings with some more decorative part timber framed buildings.
(Top) Housing on The Crescent and London Road; (Bottom) the former Technical School and the Weaver Hall Museum and Workhouse
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7.0 NEGATIVE FACTORS AND SCOPE FOR ENHANCEMENT
7.1 OVERVIEW
7.1.1 A study of this nature cannot attempt to highlight every part of the built environment that has a detrimental impact on the character or setting of the conservation area; instead this report summarises the most apparent of examples and key problems within the conservation area as a way of encouraging an understanding and awareness of these issues.
7.1.2 Appended to this document are plans showing the contribution of buildings within Zones 1 and 2 to the character of the conservation area. The plans were produced as a tool to gain an understanding of the significance of different parts of the town and to inform as to the appropriateness of the boundary. These plans categorize each building, or group of buildings into the following groupings:
A: (Red) – Buildings that are critical to the character of the area: typically these may be landmark buildings and/or buildings with most of their original character retained
B: (Yellow) – Buildings that contribute positively to the character of the conservation area: buildings may have some alterations but original character is still prominent
C: (Green) – Neutral - Either modern buildings of little interest or buildings where character has been lost beyond economic redemption.
D: (Blue) – Buildings that detract from the significance or character of the area.
7.2 EFFECTS OF RECENT DEVELOPMENT ON TOWNSCAPE CHARACTER
7.2.1 Most modern development has ignored the historic grain and generally modern buildings within the area have introduced wider frontages with different rhythms and greater horizontal emphasis. Generally, however, modern development along High Street/Witton Street has conformed to the historic vertical scale. However, the positioning of larger modern buildings is critical – the fairly recent building on the corner of Witton Street and Leicester Street is highly prominent and therefore its crude design and inappropriate materials are particularly conspicuous, making it detrimental to the character of the conservation area.
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The crude design of the building on the corner of Leicester Street
7.2.2 Immediately to the north and south of High Street/Witton Street, the historic grain and scale have been completely lost as vast areas have been laid to car-parking and large scale 'shed-style' retail units (e.g. Matalan, Lidl) have been developed. The large, open-air car-parks and retail outlets are in stark contrast to the dense grain of the historic town centre.
7.2.3 From the east, views from Chester Way are elevated. Here they are across the wasteland of car-parks and modern retail development to the backs of the historic properties on Witton Street and are largely unattractive. The area now occupied by Lidl was historically undeveloped, being used instead for the town's cattle market.
7.2.4 The modern developments of the Market Hall, the Police Headquarters, the Post Office Sorting Office and, to a lesser extent, the Weaver Square retail area distance and deny the historic area beyond. The historic town centre has thus become little more than one street deep.
7.2.5 Whilst the by-pass of Chester Way has removed damaging traffic from the town centre, it has also removed an opportunity to appreciate its special interest and character. First impressions, when approaching from this route are not of the town’s finest views.
7.2.6 Historic maps indicate that, particularly in the area of the Bull Ring, roads followed a more grid-like pattern. This has now been lost, presumably as a result of the laying out of the current road network.
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7.2.7 The late 20th century buildings built along Chester Way sadly dominate the view from St Helen’s Church and the adjacent cemetery. The Police Station is particularly prominent. From lower level the modern Lidl Store partially obscures the former Post Office building (now Penny Black) and sadly lessens its visual impact on the townscape view.
7.2.8 Chester Way crudely dissects the town and is a particular obstruction for pedestrians. Before the road’s construction, St Helen’s Church would probably have been seen as part of the town centre, now it appears as a suburb. As a pedestrian it is difficult to cross Chester Way, in particular at the junction with Church Road. This difficulty would possibly dissuade visitors from reaching the Grade I listed Church
7.2.9 The fairly recent Sandiford Square flats are of a fairly appropriate scale and massing, but their materials are modern (e.g. UPVC windows, artificial roof tiles) and are not in keeping with the traditional buildings of Witton Street. The timber framing detailing appears as an after-thought and is not an integral part of the design (for instance most timber framed buildings have much steeper roofs).
7.2.10 There are a number of modern elements within the town (such as the flats described above), that in isolation would not be detrimental to its character, however when grouped together in large areas would dominate, resulting in the loss of the historic character, therefore would be considered detrimental.
7.2.11 The development of the Waitrose and Marina site has transformed this part of Zone 2 quite considerably.
7.3 UNSYMPATHETIC ALTERATIONS AND ADDITIONS
7.3.1 Unsympathetic alterations to historic buildings are always a considerable threat to the character of any conservation area. The following alterations are commonly seen within Northwich and have a detrimental effect:
. Replacement of historic timber windows with UPVC, metal or poor quality timber. These changes almost always involve a large alteration to the configuration of the window panes and framing due to the different properties of the modern materials. The way in which windows open are generally changed, also. Modern doors are a similar issue.
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UPVC windows adversely affect the appearance of historic buildings. These plastic windows jar particularly against the highly crafted timber farming.
. Dominating shop signs and canopies – often very prominent with street scene and result in visitors often not looking beyond the shop front and missing the attractive upper storeys. Lit signs are generally inappropriate for this reason.
(left) A dominating canopy, partly obscuring the attractive building above; (right) the red sign dominates the street scene and does not consider the Art Deco style of the building
. Changing the historic material: e.g. roof coverings
. Addition of security measures: e.g. unattractive fencing, grilles over windows etc.
. Covering over of original historic fabric: e.g. by cladding or rendering – changes the character of the building and lessens its contribution to the conservation area.
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(left) Cladding over the original gable; (right) profiled metal roofing replacing the original slates
. Addition of pigeon netting/spikes – clearly the nuisance caused by pigeons is a major problem, but the addition of certain bird control measures cause a considerable visual intrusion.
7.4 PUBLIC REALM
7.4.1 Whilst the modern paving, planters and sets within the centre are relatively neat and would be acceptable within an area of modern buildings, the sheer expanse of the 1980s/90s public realm scheme does cause it to dominate the street scene and takes the visual emphasis away from the historic buildings of interest.
(left) Modern block paving and planter in the pedestrian areas. The planters, often used as a way of dealing with changes in level, are visually intrusive. (right) Back yards have been swept away and a chaotic scene of car parking, uncoordinated surfacing, fire escapes, air conditioning units and signage created.
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7.4.2 Recent paving schemes have used a more traditional street form of carriageway and pavements and made use of simple natural materials. These sit more comfortably with the quality and style of buildings in the Town Centre area.
7.4.3 The rear of many buildings along High Street and Witton Street have been badly altered and no attention paid to the visual impact of bins, car parking, delivery bays etc.
7.5 LOSS AND DEVELOPMENT PRESSURES
7.5.1 As a result of the major subsidence in the town, many buildings were lost in the last decades of the 19th and well into the 20th century. The primary cause of the subsidence was unregulated brine pumping which caused cavities in the top bed rock salt and altered the natural pressures and salt/brine interface in the ground. Development in and around the town was further impacted by concerns on the stability of the bottom bed mines which had been filled with brine in the twenties but had seen erosion of the salt pillars supporting the ground through ingress of water. Between 2005 and 2008 the bottom bed mines were successfully filled with grout and uncontrolled brine pumping ceased. This finally gave confidence and the go ahead for the redevelopment of the 26 acres of largely derelict or underused land between the buildings on Witton Street and the river Weaver known as Barons Quay. Whilst the redevelopment of this land will almost certainly give a boost to the town and help it considerably in terms of raising its profile, the improved status of the town may lead to a threat to the underused historic buildings if they are not adequately protected.
7.5.2 Any new large scale development should seek to learn lessons from the major works in the 1960s and not produce a new area which is largely divorced from the historic core.
7.5.3 Whilst in recent decades the large scale loss of parts of the town as seen in the 1960s and 1970s seems to have stopped, incremental loss has continued. Sadly, it has often been as a result of long-term neglect and in some cases fire damage.
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The formerly grade II listed Moore and Brock Warehouse, which was demolished following a fire in May 2009
7.6 REPAIR AND MAINTENANCE
7.6.1 Many buildings are poorly maintained within the town, which not only gives them a shabby appearance, but will potentially lead to the loss of key features or be a poor influence on other building owners or the prospects of the town as a whole. Upper storeys of buildings are a particular problem, with even major retail chains seriously neglecting their buildings or poorly presenting first floor windows.
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(1) Internally boarded over windows with unattractive staining; (2) a poorly maintained frontage – blocked gutters and the poor condition of paintwork is leading to the decay of timber features; (3) a formerly attractive building – its contribution to the character of the conservation area has diminished as a result of its shabby appearance; (4) rotten window with untidy interior behind.
7.6.2 At Hunt’s Lock in Leftwich the former timber footbridge connecting Hartford to Leftwich was replaced in 2010. The former bridge had collapsed; the replacement swing bridge has been designed in keeping with the conservation area and river setting and has been awarded civil engineering and design awards.
7.6.3 The appearance of the rear and side elevations of the Plaza Bingo Hall is currently poor. These facades were probably not intended to be particularly visible, but the construction of Venables Road as a major access way has meant they are probably more seen than the decorative front elevation.
7.6.4 Vacant shops and in particular empty sites give a poor impression
7.7 CONSIDERATION OF RECENTLY APPROVED DEVELOPMENT SCHEMES (WITHIN OR ADJACENT TO THE CONSERVATION AREA)
7.7.1 Since the first version of this report was submitted a number of development schemes have been taken forward. Some exist as schemes with appropriate levels of Planning Consent, while others are largely completed or in the construction phase. The main development areas which may have an impact on the Conservation Area are:
. Barons Quay . Waitrose and the Marina . Memorial Court site
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. Victoria Bridge site . Former Council Offices, Watling Street . Weaver Square shopping mall . Flood defences
7.7.2 For schemes which remain ‘on paper’ or are at an early stage of construction it is not possible fully to anticipate their effects on the Conservation Area and comments are therefore fairly broad brush. Others which are completed or are near completion are assessed in more depth.
7.7.3 Barons Quay was an area of vacant sites, surface car parks and scattered small industrial buildings located immediately to the north of the town centre on the banks of the River Weaver. The land was once occupied by salt works, boat yards and other predominantly industry related infrastructure. Small routes leading off High Street and Witton Street fed into a dense backland of outbuildings. Much of this too has been lost to 20th century clearance. The area formed a generally unattractive setting to the Town Centre Zone of the Conservation Area and exposed many unattractive rear elevations to view.
7.7.4 The development proposals for the area are based on a mixed-use scheme including retail units, a food store, a cinema, bars, restaurants, car parking and the potential for a hotel as well as a residential component proposed for phase 2 of the development. Linking the new buildings together will be a series of new streets and spaces, re-landscaped existing routes and new spaces and revised traffic circulation. Most of the development site is just outside but adjacent to the conservation area.
7.7.5 The buildings will range in height from two storeys to three or four. They are typically arranged in long, linear blocks, reflecting and extending the existing street pattern. The design of buildings is deliberately modern, avoiding any pastiche of 19th or early 20th century buildings. Local traditions are to be reflected in the materials, colours and expressed framework of many of the proposed buildings.
7.7.6 A principal element of the scheme will be a new public space and landmark building, a cinema, beside the river close to the location of the former Moore and Brock warehouse. The proposed development will significantly increase the size of the town’s “high street” retail area.
7.7.7 The proposals represent a significant change to the centre of a historic industrial and market town. The historic core will remain a characterful quarter within an expanded town centre. The setting of the historic part of the town centre, the setting of some of its individual buildings and key views will be affected.
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7.7.8 The degree of change to the setting of the Conservation Area will be considerable but care has been taken in the master planning of the development proposals to link into the historic street pattern and reinforce degraded historic streets, such as Leicester Street. The river will become again a focal point of activity in the town. New hard landscaping throughout the Barons Quay will be of similar quality to that seen in Witton Street and around the Brunner Library.
7.7.9 Waitrose and the Marina: The Marina site runs up to the Bull Ring area at the east end of the Town Bridge and the cluster of historic buildings sitting on the north bank of the Dane at its confluence with the Weaver, which form a key entry point into the High Street.
7.7.10 Formerly, the Marina site contained low rise sheds, with long narrow pitched roofs of industrial character. Combined with the loss of post- industrial open space and long sheds (outside the Conservation Area) associated with the Baron’s Quay scheme, the overall effect is of a total change of character and appearance along this part of the east bank of the Weaver. The low key remnants of Northwich’s river based historic industries will have been replaced by the infrastructure of a new leisure and retail based economy.
7.7.11 The scheme as built mixes a contemporary glass and brick supermarket which opens on to a Marina area that incorporates the old slip way and provides access to the water front. The original open plans for the water frontage have been changed by the construction of flood defences. These have been designed with glass panels and stone reflective of that used in the development in order to preserve as much as possible an open aspect to the river frontage.
7.7.12 Memorial Court site and Victoria Bridge site: The Memorial Court development has recently been completed as a leisure and cultural centre. It is located outside the conservation area to the south of Chester Way and has no impact on the historic street pattern of the town.
7.7.13 Previously, the site had a rather open and diffuse character with a relatively poorly defined urban form. The new, contemporary design has a positive impact on Chester Way and helps to give it a more definite character and significance.
7.7.14 The Victoria Bridge site has remained vacant for some time, though it has been used by the Environment Agency as a compound during the construction of the flood defences. It remains to be seen if this site will come forward for the existing permission of retirement flats.
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7.7.15 The former Council offices are now proposed for redevelopment by the Council and its partner Public Sector PLC (PSP). The proposal is for over 55s residential, a detailed scheme is still awaited.
7.7.16 A Master Plan for the former 60s Weaver Square shopping mall including the markets and Victoria Hall car park is at the time of writing being developed. The Council with PSP has appointed architects who will bring forward options for the site’s development with consideration given to the sites important location on Watling Street and the need to integrate the site into the historic high streets and new developments at Barons Quay and on the Memorial Hall site.
7.7.17 The Verdin Technical Institute on London Road occupies an important location on the inner bend of this road and its junction with Leftwich. Formerly part of Mid Cheshire College it has recently been revitalised and, following the Grade II Listing of the stained glass windows, this building has been sympathetically redeveloped into apartments.
7.8 OPPORTUNITIES FOR ENHANCEMENT
7.8.1 The following opportunities for enhancement should be considered when considering investment within the conservation area:
. Weaver Way: rear of High Street/Witton Street buildings and river frontage. This area forms the edge of the Conservation Area along the River Weaver and enjoys attractive views along and across the river. The majority of buildings (rear elevations) are unattractive and the current road surface, car parking, bin storage and river edge are ugly and poorly maintained. The Barons Quay scheme will see this area repaved with a unified and high quality scheme. Traffic management will be introduced. Selected tree planting will screen some rear elevations and provide a more attractive pedestrian environment.
. Witton Street/High Street – the Council has carried out a sensitive and well received enhancement of parts of the High Street and Witton Street. This has included repaving in more sympathetic materials and colours and enhancing small public spaces to act as small town parks and squares. This work is considered important in enhancing the character and identity of the older shopping Streets, funding needs to be sought to complete these works.
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(L) Poorly planned car parking to the south of the Town Centre. (R) Attractive rear elevations marred by badly planned service yards, car parking and boundary fences.
. Town Centre back streets. A scheme that holistically reconsidered the presentation of the back streets of the Town Centre Zone would not only be of benefit to the setting of the conservation area, but would almost certainly raise the development potential of the derelict areas.
. The vista up Timber Lane terminates on 51/53 Witton Street (Burton’s). This building is currently in a poor state of repair, but if improved, could help draw visitors into the main shopping area and act as a welcoming gateway. A similar issue occurs at the end of Tabley Street.
Improvements to 51/53 and 60/62 Witton Street, along with public realm improvements, would make the prospect of walking down Timber Lane and Tabley Street respectively, and into the town centre more appealing.
. Albion Road, running parallel to Witton Street, is relatively well used by pedestrians, but finishes at an abrupt and unattractive terminus at the rear of the modern Leicester Street shops. The east side of Leicester Street will be included in the Barons Quay development and a new public space will be created in this area. This will improve pedestrian links to Albion Road but views along Albion Road will still terminate on rear elevations and service yards.
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(1) The unattractive western end of Albion Road; (2) ugly air-conditioning units
(3) Loading bays and storage areas on Albion road; (4) Grilled windows and crudely painted signs
. The link to St Helen’s Church is very important to the town. Currently there is a poor choice of a walk across Chester Way Retail Park or along Church Road, which involves a difficult crossing of Chester Way. Improvement to this link would be of benefit to the town. These improvements should be both to the pedestrian crossing of Chester Way and to the appearance/presentation of the route.
. Similarly there is a cluster of under-used or unused buildings at the foot of Castle Hill where the road rises up into the area designated Verdin Park, it may be the narrowness of the road at this point combined with the noise of vehicles beginning to ascend the narrowish road makes for a locally poor environment. This is one of the main approaches to the town and this area of underuse does not give a good signal for the rest of the town.
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APPENDIX A - BIBLIOGRAPHY AND SOURCES OF INFORMATION
Reference has been made to the following books/publications:
Tony Bostock : Owners Occupiers and Others : 17th Century Northwich Brian Curzon : A Brief History of Northwich D J Parker : A Short History of Building in Northwich Nikolaus Pevsner and Edward Hubbard – The Buildings of England: Cheshire (1971)
Reference has been made to the following websites: www.cheshire.gov.uk/recoff/home.htm www.geocities.com www.cheshirewestandchester.gov.uk www.northwichuk.com www.lionsaltworks.co.uk www.timetravel-britain.com/articles/towns/northwich.shtml http://northwich-heritage.org.uk
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