Heritage Assessment

HERITAGE ASSESSMENT

In respect of:

MANOR HOUSE, 6 OXFORD STREET, MALMESBURY, SN16 9AX

On behalf of:

Ms Liza Gozzer

September 2015

ELAINE MILTON HERITAGE & PLANNING t: 07979 942042 e: [email protected] w: www.emhp.co.uk

Heritage Assessment – Manor House, Malmesbury

CONTENTS

1.0 INTRODUCTION ...... 3

2.0 HERITAGE DESIGNATIONS ...... 4

3.0 DESCRIPTION ...... 5

4.0 HISTORIC DEVELOPMENT OF MANOR HOUSE ...... 28

5.0 DISCUSSION ...... 35

6.0 ASSESSMENT OF SIGNIFICANCE ...... 37

7.0 CONCLUSION ...... 38

SOURCES USED FOR THE REPORT ...... 39

Appendix 1: Phasing plan

LIST OF FIGURES

Fig.1: Front elevation of Manor House Fig.2: Line of original roof on east gable Fig.3: Rear of Manor House Fig.4: Former wide opening at the ground floor of the rear outshut Fig.5: Transom and mullion window on the first floor of the rear outshut Fig.6: Two-storey rear kitchen range Fig.7: Single-storey ancillary building attached to the rear kitchen range Fig.8: Outbuildings attached to the east of Manor House Fig.9: East gable of single-storey rubble stone outbuilding Fig.10: Rear single-storey stone outbuilding Fig.11: Rear two-storey brick outbuilding Fig.12: Eastern end of frontage Fig.13: Eastern end of frontage – rear elevation Fig.14: Collapsed roof of the north-eastern ancillary building Fig.15: Eastern shop on the ground floor Fig.16: Former wide opening on the rear wall of the ground floor Fig.17: Staircase at ground floor level Fig.18: Newel cap and pointed pendants

Heritage Assessment – Manor House, Malmesbury

Fig.19: Small area of wide elm boards at the foot of the stair on the ground floor Fig.20: Partitions within cellar Fig.21: Door between stair tower and 19th century brick kitchen range Fig.22: Salts appearing on the flagstone floor of the 19th century rear ‘kitchen’ Fig.23: Arched range opening on the north wall of the 19th century ‘kitchen’ Fig.24: Larder off the south of the 19th century ‘kitchen’ Fig.25: Fireplace in the west bedroom on the first floor Fig.26: Fireplace within the east bedroom on the first floor Fig.27: Modern fireplace within rear bedroom on the first floor with earlier fireplace behind Fig.28: Two-panel door to rear bedroom on the first floor Fig.29: Water ingress at roof over west landing on first floor Fig.30: Modern fabric enclosing stairs at first floor level Fig.31: Warped floor within east bedroom on second floor Fig.32: Black marble fireplace within the western bedroom on the second floor Fig.33: Studwork around staircase on second floor Fig.34: Truss looking west from within easternmost room within the attic Fig.35: Later shallower roof on top of earlier one Fig.36: Modern rafters within attic Fig.37: Eastern stone stack reduced below the ridge Fig.38: Bead-and-butt boarding within attic Fig.39: 1648 panoramic drawing of Malmesbury Fig.40: Early 20th century photograph showing the central door and shop windows Fig.41: Photograph of Oxford Street from June 1964 Fig.42: Same view as Fig.40 in April 2015 Fig.43: View looking west along Oxford Street in 1965 Fig.44: Part of rear of Manor House (north west corner) in 1964 Fig.45: Rear of Manor House (six-light window) in 1965 Fig.46: Ground floor layout as approved in 1988 Fig.47: Extract from the planning case officer’s report in 1988

COPYRIGHT: The contents of this statement must not be copied or replicated in part or in whole without the express written consent of Elaine Milton Heritage & Planning

Heritage Assessment – Manor House, Malmesbury

1.0 Introduction

1.1 Malmesbury is a market town within north Wiltshire, approximately 10 miles north of Chippenham and around 6 miles north of the M4. Manor House is located on the north side of Oxford Street, which is a major east-west thoroughfare lying to the south of the Malmesbury Abbey precinct and to the east of the Market Cross.

1.2 This report identifies the heritage significance of Manor House in order to inform proposals for its alteration and future management. The assessment fulfils the requirements of the National Planning Policy Framework (NPPF, March 2012) and the council’s local validation checklist, which need to be met when putting forward proposals affecting heritage assets to the local planning authority. It was produced using the guidance contained within the Historic England document entitled Conservation Principles, Policies and Guidance (2008).

1.3 The report was commissioned by Ms Liza Gozzer and has been prepared by Elaine Milton BSc (Hons) MSc DipArchCons MRTPI IHBC. A site visit was made on 23 September 2015.

1.4 Information on the historical development of the site has been drawn from a number of documents. A list of sources used in the preparation of the report is presented on p39.

Heritage Assessment – Manor House, Malmesbury

2.0 Heritage Designations

2.1 Manor House was added to the statutory List of Buildings of Special Architectural or Historic Interest as Number 6 and attached outbuildings, 6, Oxford Street at Grade II* on 19 January 1949. It is therefore deemed by Historic England to be a heritage asset of more than special interest. The listing description reads as follows:

‘Also known as: Manor House OXFORD STREET. House and ancillary buildings, now with shop. Early C17, C18 ancillary buildings, refronted c1861, mid C20 shop front. MATERIALS: limestone ashlar with ashlar gable stacks, limestone rubble outbuildings, and stone slate roof. PLAN: single-depth plan with central rear stair tower and C19 W kitchen range. EXTERIOR: 3 storeys, attic and cellar; 3-window range. A symmetrical front has plinth, cornice, gableted kneelers, roll-top gable coping and ashlar gable stacks; a late C19 central plate-glass shop front, horned 2/2-pane sashes and 3 double casement dormers with cambered heads; gable ends show line of earlier roof. Rear elevation irregular with paired gables, the left-hand one timber-framed and rendered, with a lower central gabled stair turret, and 2-storey outshut to the left. Former entrance has a wide timber lintel, now bricked up, beneath a fine first-floor oak-framed 6-light mullion and transom window with stay bars, fittings and leaded metal casements. Stair turret has 3/3-pane and attic 2/2- pane sashes, and small attic gable lights. Brick 2-storey kitchen range with a doorway beside the main house. INTERIOR: details include an exceptionally elaborate and fine Jacobean full-height open-well newel-framed stair, with uncut string, square, channelled newels with pointed pendants and moulded caps, grip moulded rail and moulded splat balusters with primitive volutes top and bottom, skewed parallel to the rail; original collar truss roof with shallower pitch added to the front and plastered central bay; chamfered beams, 2-panel doors. SUBSIDIARY FEATURES: attached ancillary buildings to the E including gabled former stables fronting the street with hoist door and C20 garage doors in the end gable, overhanging rendered gable facing street, and a possible former brewhouse to the back with a brick gable stack.’

2.2 Manor House is noted in the listing description for its group value. Also listed are the adjacent 4 Oxford Street (Grade II) and 1 and 3 Market Cross (Grade II).

2.3 Manor House lies within the Malmesbury Conservation Area, which was first designated by the local authority in May 1971 and whose boundary was reviewed in November 1987 and March 2006. The conservation area is focused upon the historic core of the town, and also covers the remains of the medieval town walls and the surrounding Avon valley.

3.0 Description

3.1 Manor House is a three-storey plus attic and cellar house set back-of-pavement on the north side of Oxford Street. Attached to the east and to the rear are ancillary buildings.

3.2 The house is constructed in limestone rubble with a limestone ashlar frontage. The roof is gabled and is covered with stone slates. There are ashlar stone gable stacks at either end. The front elevation is symmetrical and has a mid-20th century shopfront at ground floor (boarded over) and three-window groups of late 19th century single- glazed sashes with horns and central glazing bars. There are three cambered dormers at attic level with double multi-paned timber casements.

Fig.1 Front elevation of Manor House

3.3 The side gables show the line of an earlier more steeply pitched roof.

Heritage Assessment – Manor House, Malmesbury

Fig.2 Line of original roof on east gable

3.4 The rear elevation of Manor House has three full-height gables, the left one being timber-framed and rendered, the central one being of stone and containing the stair, and the right one being of stone and with a shallow projection from the rear wall.

Fig.3 Rear of Manor House

3.5 To the left of the stair tower is a two-storey outshut. At ground floor level there is a former wide opening (referred to in the listing as the ‘former entrance’) that is partly blocked with brick and contains a late 19th century sash window matching the ones on the front.

Heritage Assessment – Manor House, Malmesbury

Fig.4 Former wide opening at the ground floor of the rear outshut

3.6 The first floor of the outshut contains an oak six-light transom and mullion window with wrought iron horizontal stay bars and a metal casement (third from left). A number of the leaded lights have been replaced. One of the turnbuckle catches on the metal casement survives. The window is in a very poor state of repair.

Fig.5 Transom and mullion window on the first floor of the rear outshut

Heritage Assessment – Manor House, Malmesbury

3.7 Attached at right angles to the rear of Manor House is a two-storey kitchen range. It is constructed in painted 19th century Flemish bond brick under a natural slate roof. There is a large former opening at ground floor level now containing a timber door and a window.

Fig.6 Two-storey rear kitchen range

3.8 To the right of the kitchen range is a single-storey ancillary building/workshop. It is constructed in 19th century brickwork and is covered with clay pantiles on the east side and corrugated iron on the west side. There are a number of openings on the east elevation. On the west side there two high-level openings, one that is bricked up and the other with a timber louvre. There are cracks in the brickwork at the northern end of the building’s frontage.

Heritage Assessment – Manor House, Malmesbury

Fig.7 Single-storey ancillary building attached to the rear kitchen range

3.9 Attached to the east of Manor House there exists a two-storey and single-storey rubble stone stable/coach house buildings. The two-storey element contains a window and door opening at ground floor level with segmental stone heads, and a hoist door and window at first floor level. The roof is covered with stone slates.

Fig.8 Outbuildings attached to the east of Manor House

Heritage Assessment – Manor House, Malmesbury

3.10 The single-storey element has a door opening with a timber lintel on the front. The roof is covered with corrugated metal and has been recently repaired. There is a wide door opening on the east gable end with a pair of 20th century sliding timber doors.

Fig.9 East gable of single-storey rubble stone outbuilding

3.11 Attached to the rear of the two-storey stone outbuilding is a single-storey gabled stone building with a red brick flue. All of the roof and parts of the walls are missing, having suffered from recent collapse.

Heritage Assessment – Manor House, Malmesbury

Fig.10 Rear single-storey stone outbuilding

3.12 To the rear of the single-storey stables/coach house is a two-storey ancillary building. It is constructed in 19th century brick laid in English garden wall bond and is covered in natural slate. The building is in very poor condition: Many of the bricks are spalling at ground floor level, a number of the slates are missing and windows are broken.

Fig.11 Rear two-storey brick outbuilding

Heritage Assessment – Manor House, Malmesbury

3.13 At the east end of the site there is a two-storey gabled stone building with an undercroft. The front gable is rendered. The rear contains opening with 19th century segmental brick heads.

Fig.12 Eastern end of frontage

Fig.13 Eastern end of frontage – rear elevation

Heritage Assessment – Manor House, Malmesbury

3.14 There are two further red brick ancillary buildings in the north east corner of the site, the larger of which (adjacent to the north boundary) has a roof that is in a state of collapse.

Fig.14 Collapsed roof of the north-eastern ancillary building

3.15 The ground floor of Manor House is effectively subdivided into three rooms with modern stud partitions. The floor within the front two rooms (former shops) is concrete with laminated timber boards on top. The ceilings within the shops are modern suspended ones. There is a deep cupboard within the east wall with a modern door and architrave. No fireplaces are exposed

Heritage Assessment – Manor House, Malmesbury

Fig.15 Eastern shop on the ground floor

3.16 The ‘third room’ on the ground floor comprises a kitchen within the rear outshut. It appears to have a suspended floor covered with vinyl. The ceiling is lath and plaster and is covered with wallpaper. There is evidence internally of the former wide opening on the rear wall.

Fig.16 Former wide opening on the rear wall of the ground floor

Heritage Assessment – Manor House, Malmesbury

3.17 At the rear of the building is the stair tower with a full-height open-well oak staircase with splat balusters with volutes top and bottom raked parallel to a moulded oak rail, and with channelled newel posts with moulded square caps and pointed pendants. Some elements of the staircase are missing or damaged, including missing caps and chipboard in lieu of a section of balustrade.

Fig.17 Staircase at ground floor level

Fig.18 Newel cap and pointed pendants

Heritage Assessment – Manor House, Malmesbury

3.18 Part of the flooring around the base of the stair (to the west and south-west) comprises stone flags while the other part comprises a small area of wide elm boards (south of the stairs).

Fig.19 Small area of wide elm boards at the foot of the stair on the ground floor

3.19 The stair descends with stone steps and oak balustrade continuing from the main stair to a cellar. The cellar sits below the kitchen outshut and comprises one room. It contains some built-in furniture in a poor state of repair comprising lattice screens and an angled timber shelf. It has a stone flag floor with a drainage channel. There are four deep transverse beams and the joists are exposed. There is a coal shoot on the north wall.

Heritage Assessment – Manor House, Malmesbury

Fig.20 Partitions within cellar

3.20 The 19th century brick kitchen range to the rear is accessed via a three-plank wide door with strap hinges.

Fig.21 Door between stair tower and 19th century brick kitchen range

Heritage Assessment – Manor House, Malmesbury

3.21 The 19th century ‘kitchen’ has a stone flag floor. The walls and floor are damp and efflorescing salts exist on the surface of the flagstones.

Fig.22 Salts appearing on the flagstone floor of the 19th century rear ‘kitchen’

3.22 There is a central semi-circular arched range opening on the north wall of the 19th century ‘kitchen’.

Fig.23 Arched range opening on the north wall of the 19th century ‘kitchen’

Heritage Assessment – Manor House, Malmesbury

3.23 To the south of the 19th century ‘kitchen’ is a larder. The south wall of the larder has modern timber shelves within a former blocked door opening.

Fig.24 Larder off the south of the 19th century ‘kitchen’

3.24 There are three rooms on the first floor of Manor House. The separating walls are formed in lath and plaster. There are wide elm floorboards and lath and plaster ceilings throughout. The western bedroom contains a Victorian cast iron fireplace. Part of the plaster above the fireplace has been removed to reveal a timber lintel at higher level suggesting an earlier large fireplace.

Heritage Assessment – Manor House, Malmesbury

Fig.25 Fireplace in the west bedroom on the first floor

3.25 There is a fireplace within the east bedroom on the first floor comprising a mid-19th century grey marble surround with wide jambs and scrolls.

Fig.26 Fireplace within the east bedroom on the first floor

3.26 The rear bedroom on the first floor is served by the six-light transom and mullion window. There is a modern brick fireplace on the east wall. To the left of this part of

Heritage Assessment – Manor House, Malmesbury

the wall plaster has been removed to reveal an earlier larger fireplace with cyma- moulded stone jambs and timber lintel with continuous moulding.

Fig.27 Modern fireplace within rear bedroom on the first floor with earlier fireplace behind

3.27 The doors on the first floor are modern except for the one to the rear bedroom, which comprises an early 19th century lightly raised two-panel door.

Fig.28 Two-panel door to rear bedroom on the first floor

Heritage Assessment – Manor House, Malmesbury

3.28 In the north-west corner of the first floor there is a small landing leading to a kitchen and bathroom over the 19th century ‘kitchen’ range. The floor is covered in chipboard and the partitions are modern. There is water ingress where the west gable joins the main roof, which has caused rot to the roof timbers and the chipboard and joists on the floor.

Fig.29 Water ingress at roof over west landing on first floor

3.29 Part of the stair balustrade at first floor level has been enclosed with modern boarding.

Heritage Assessment – Manor House, Malmesbury

Fig.30 Modern fabric enclosing stairs at first floor level

3.30 The second floor comprises three bedrooms and a small storeroom formed by lath and plaster walls. Doors are of modern pine. There are wide elm floorboards except for within the west bedroom. The floor within the east bedroom is badly warped.

Fig.31 Warped floor within east bedroom on second floor

Heritage Assessment – Manor House, Malmesbury

3.31 There is an early 19th century black marble with reeded jambs and square corners within the western bedroom on the second floor.

Fig.32 Black marble fireplace within the western bedroom on the second floor

3.32 The staircase at second floor level is enclosed by modern studwork.

Fig.33 Studwork around staircase on second floor

Heritage Assessment – Manor House, Malmesbury

3.33 The attic is divided into three bays with trusses comprised of steeply pitched heavy principal rafters with positions for two rows of trenched purlins. The lower purlin positions are now quite close to the attic floor. The trusses are set within lath and plaster walls.

Fig.34 Truss looking west from within easternmost room within the attic

3.34 A second shallower roof has been added to the front of the house extending it out towards the south. This is formed by trusses formed from heavy principal rafters with two rows of tenoned purlins. The two sets of principals are connected by nailed short struts.

Fig.35 Later shallower roof on top of earlier one

Heritage Assessment – Manor House, Malmesbury

3.35 The rafters have been replaced and the roof has been felted.

Fig.36 Modern rafters within attic

3.36 The chimney stacks at either end have been truncated below the ridges.

Fig.37 Eastern stone stack reduced below the ridge

Heritage Assessment – Manor House, Malmesbury

3.37 The central bay of the attic has been partitioned with 20th century bead-and-butt boarding.

Fig.38 Bead-and-butt boarding within attic

4.0 Historic Development of Manor House

4.1 The history of Malmesbury has been well documented elsewhere1, and the material presented here relates mainly to events that might have shaped the development and evolution of Manor House.

4.2 The plan of the town within the walls wall largely established by the late 13th century and had changed little by the 20th century. The extent of the abbey precinct was marked by the southward diversion of the old Oxford to Bristol road, the eastern part of which was known from the 17th century as Oxford Street.

4.3 The listing description dates the house from the early 17th century. A building on the site of Manor House is depicted on a 1648 panoramic drawing of the town (above the figure ‘7’ – which denotes Oxford Street).

Fig.39 1648 panoramic drawing of Malmesbury

4.4 After the Dissolution, the borough of Malmesbury was held by the alderman and burgesses until at least 1598. By 1628 the lordship of the borough was granted under the name of ‘Malmesbury manor’ to Henry Danvers, Earl of Danby. The manor passed eventually to the Rushout family and was partly held by it until 1912, and partly sold in lots in 1896.

1 For example, within The Victoria County History of Wiltshire, Volume XIV – Malmesbury Hundred.

Heritage Assessment – Manor House, Malmesbury

4.5 The Ordnance Survey maps from 1886, 1900, 1921 and 1981 show the layout of the site similar to that which exists today, with the exception of the brick outbuilding in the north-east corner of the garden which appears between 1886 and 1900.

4.6 Historical photographs of Oxford Street illustrate the changes to the front of Manor House. In the early 20th century, there were two tripartite shop windows with individual fascias bearing the name Lockstone. There was a central doorway with a timber canopy and doorframe.

Fig.40 Early 20th century photograph showing the central door and shop windows

4.7 The listing description from 1949 mentions a ‘late 19th century central plate glass shopfront’ so presumably the two windows and door had been replaced by then.

4.8 A photograph of the street in June 1964 from the Historic England ‘red box’ collection shows a central shopfront with circular steel posts supporting a large curved fascia, with the shop windows set back and angled at the entrance.

Heritage Assessment – Manor House, Malmesbury

Fig.41 Photograph of Oxford Street from June 1964

4.9 The arrangement is the same today, although the shopfront is currently boarded over.

Fig.42 Same view as Fig.40 in April 2015

4.10 Other photographs within the Historic England ‘red box’ collection taken in 1964 and 1965 show the property within a view looking west along Oxford Street and parts of the rear of the building.

Heritage Assessment – Manor House, Malmesbury

Fig.43 View looking west along Oxford Street in 1965

Fig.44 Part of rear of Manor House (north west corner) in 1964

Heritage Assessment – Manor House, Malmesbury

Fig.45 Rear of Manor House (six-light window) in 1965

4.11 The photographs illustrate no detectable change to the frontage. The condition of the six-light window appears to have deteriorated since 1965.

4.12 Planning permission was granted for Manor House in 1988 (reference N.88.0620 F) for its conversion to four residential units and two additional shops within the ancillary buildings fronting Oxford Street. Six parking spaces were provided at the rear. Prior to this it comprised a dwelling with two shops at ground floor within the principal building while the ancillary buildings were apparently redundant or underused.

Heritage Assessment – Manor House, Malmesbury

Fig.46 Ground floor layout as approved in 1988

4.13 Permission was renewed for the conversion in 1993 (reference N.93.0715 LB) with some minor modifications to the scheme. Consent was given for one flat and two shops in Manor House, two additional shops with flats above within the outbuildings onto Oxford Street, and a separate cottage was proposed to be built to the rear of the outbuildings. Changes of particular note include new windows and openings within the main house and two adjoining properties, an enlarged frontage to the upper elevation of the eastern outbuilding, internal alterations to the layout, new dormer windows in the outbuildings, demolition of the single-storey outbuildings and the introduction of parking.

4.14 North Wiltshire District Council produced the Malmesbury Conservation Area Appraisal in April 2007. Paragraph 3.6.3 of the report identifies the Manor House outbuildings fronting Oxford Street as having windows and doors of poor quality with some being broken, and states it as a building that ‘stands out as being in particular need of restoration and exterior improvement’. The subsequent Malmesbury Conservation Area Management Plan produced by Wiltshire Council in February 2010 on p14 mentions that enhancement could take place by encouraging the replacement of the shopfront at Manor House and the restoration of the ancillary buildings.

Heritage Assessment – Manor House, Malmesbury

4.15 Manor House has lain empty and derelict now for over 10 years and the building has deteriorated further since the council’s audits in 2007 and 2010. Prior to the shopfront being boarded up it is understood the shops were rented out unsuccessfully to a string of occupiers whose businesses failed.

5.0 Discussion

5.1 Manor House appears to have been built as a single residence for Malmesbury Manor on the basis of a single-depth plan with a two-storey outshut and central rear stair tower.

5.2 The listing description dates the building as early 17th century, the supporting evidence for which is provided primarily by the staircase and the transom and mullion window on the rear elevation.

5.3 The staircase is a particularly fine and rare example of an early 17th century full- height open well splat baluster stair. Only a handful of examples are known to survive within Wiltshire, for example at the Kings Old Rectory, Broadchalke, 6 & 7 Kingsbury Street, Marlborough and Jaggards, Moor Green, Corsham. The staircase at Manor House has unfortunately been compromised somewhat as a result of its partial enclosure with stud walls and there are sections where the balusters are missing. It is in need of localised repairs and would benefit from restoration in order to recreate its integrity.

5.4 The oak transom and mullion window is in very poor condition. There are a number of unsympathetic replacement panes and ill-fitting lead cames that have been inserted.

5.5 The listing description mentions the blocked opening at ground floor level below the transom and mullion window having been a former entrance. The primary entrance might have been on the north side and the house reorientated to face the street when it was re-fronted c.1861.

5.6 The roof structure, however, perhaps suggests an earlier core as the steep principals and block apex are more typical of a pre-17th century roof. The position of the (trenched) purlins now close to the floor suggests the eaves of the original building might have been below the level of the present attic floor. The ‘second’ phase of the roof on the south side with its deep principals and slightly chamfered purlins with nailed short struts is possibly 17th or early 18th century.

5.7 The c.1861 re-fronting appears to have been built in stone around the second phase roof structure. The sliding sash windows with horns and central glazing bars are typical of the mid-late 19th century.

5.8 The listing description of 1949 mentions 19th century shop windows. These had clearly been replaced by the time of the ‘red box’ photographs of 1964 (see Fig.40).

Heritage Assessment – Manor House, Malmesbury

5.9 Internally, a number of changes have been made to the original building. No original fireplaces are exposed: There is however some evidence some may exist behind the several later 19th century fireplaces. The ground floor has been subdivided with modern partitions in the 20th century. The lath and plaster partitions creating the rooms on the floors were probably added in the 18th or 19th century. The wide elm floorboards are probably 18th century.

5.10 Correspondence relating to the applications made in the 1988 and 1993 referred to the bad state of repair and implies the willingness of the local planning authority to be flexible in their approach to the building in the interests of its preservation.

Fig.47 Extract from the planning case officer’s report in 1988

5.11 The approved applications were never implemented and since then the building has deteriorated further. Prior to its recent acquisition by the applicants, the building had been on the market for several years. While there was much interest, no one saw any viability in the building.

6.0 Assessment of Significance

6.1 Manor House represents a good example of an early 17th century former manor house with a potentially earlier core that contains a number of good interior features. The building was re-fronted c1861 and contains a 20th century shopfront.

6.2 The house has a particularly fine and rare example of an early 17th century full-height open well splat baluster stair and a six-light oak transom and mullion window. Part of the original roof structure survives. There are original flagstones within part of the hall, on the cellar steps and within the cellar.

6.3 While comprising later alterations, the lath and plaster partitions and ceilings, the two-panelled and plank doors, wide elm floorboards, the sash windows on the front elevation and the three 19th century fireplaces on the upper floors are of historic value and form part of the evolution of the house.

6.4 The layout and fittings within the cellar provide evidence of its historic use for storage of dairy and meat.

6.5 The principal parts of the roof structure are of historic constructional interest and illustrate the changes to widen the building at the front.

6.6 With the exception of the stair hall, which is of special interest, the layout of the ground floor of the house has been altered for its use as two shops in the 20th century and is not of value.

6.7 The stone-built outbuildings attached to the east of Manor House are of individual interest for their historic ancillary use as stables, coach house and possible brewhouse.

6.8 The ancillary buildings provide an indication of the historic pattern of development within the town centre site and the scale of buildings reflect the former important status of Manor House.

6.9 The house and outbuildings occupy a prominent position within the town, close to the abbey and market cross. They are important elements of Malmesbury’s townscape.

6.10 The redundancy and poor condition of Manor House detracts from the appearance of the listed building and conservation area.

Heritage Assessment – Manor House, Malmesbury

7.0 Conclusion

7.1 Manor House is of considerable significance as an early 17th century former manor house with a potentially older core within the historic core of Malmesbury. Its special interest mainly derives from its age, form, surviving architectural features and the group value with its ancillary structures and adjacent buildings in the locality. Its high significance is reflected in its Grade II* listed status.

7.2 The buildings have been redundant for number of years and the poor condition of the building threatens the building’s significance and has a negative effect upon the appearance of the Malmesbury Conservation Area.

7.3 Proposals that help to reduce or remove the risk to the heritage asset, such as bringing the main house back into use, undertaking repairs and finding new uses for the ancillary buildings would help ensure their long-term conservation. Furthermore, appropriate viable uses for the site would help sustain the group value of the site and ultimately the significance of the house.

7.4 Historic England advises within its Historic Environment Good Practice Advice Note 2 (GPA Note 2, paragraph 6) that harmful impacts may be justifiable on the basis of achieving the objective of long-term conservation. Paragraph 45 of GPA Note 2 also advises the condition of a property and its impact on viability can be a material consideration in the decision-taking process where this is not the result of deliberate neglect.

7.5 A balanced approach needs to be taken in respect of the impacts as a result of providing a viable use for the site and the benefits to be gained through much- needed repairs, restoration of missing or damaged features and removing the risk to this highly significant heritage asset.

7.6 Restoration and replacement of the shopfront would be welcomed in meeting the council’s objective for enhancing the conservation area as set out within its conservation area management plan.

7.7 Some 18 years on from the last permission for the property, it is hoped a similarly pragmatic approach can be taken by the local planning authority to help secure its long-term preservation.

Sources Used for the Report

Publications

Conservation Principles, Policies and Guidance (Historic England, April 2008).

Designation Listing Selection Guide: Domestic 1 – Vernacular Houses (Historic England, April 2011).

Malmesbury Conservation Area Appraisal (North Wiltshire District Council, April 2007).

Malmesbury Conservation Area Management Plan (Wiltshire Council, February 2010).

A P Baggs, Jane Freeman and Janet H Stevenson, 'Parishes: Malmesbury', in A History of the County of Wiltshire: Volume 14, Malmesbury Hundred, ed. D A Crowley (London, 1991), pp. 127-168.

The Archaeology of Wiltshire’s Towns: An Extensive Urban Survey: Malmesbury (Wiltshire County Archaeological Service, August 2004).

Historic Mapping

1648 panoramic view of Malmesbury (Wiltshire Record Office)

Ordnance Survey maps: 1886, 1900, 1921 and 1981.

Websites

Wiltshire Community History website via: http://history.wiltshire.gov.uk/community/getcom.php?id=150 Date accessed: 24 September 2015.

Historic England ‘red box’ collection of photographs via: http://historicengland.org.uk/images-books/archive/archive-collections/englands- places/ Date accessed: 24 September 2015.

Appendix 1: Phasing Plan