Heritage Statement

HERITAGE STATEMENT

In respect of:

Proposed country house wedding venue, comprising conversion of main house to provide guest accommodation and replacement of outbuildings to provide ceremony and reception buildings, enhancement of crinkle-crankle walled garden, enhanced landscaping and visitor parking

At:

SYRENCOT HOUSE, FIGHELDEAN, SP4 8LB

On behalf of:

Beddlestead Farm Limited

September 2017

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

Heritage Statement – Syrencot House, Figheldean

CONTENTS

1.0 INTRODUCTION ...... 3

2.0 HERITAGE DESIGNATIONS ...... 4

3.0 DESCRIPTION ...... 6

4.0 HISTORY ...... 18

5.0 ASSESSMENT OF SIGNIFICANCE ...... 24

6.0 PROPOSALS ...... 26

7.0 POLICY CONTEXT ...... 28

8.0 HERITAGE IMPACT ASSESSMENT ...... 30

9.0 CONCLUSION ...... 33

SOURCES USED IN THE REPORT ...... 35

APPENDIX 1: NOTES OF PRE-APPLICATION MEETING ON 25.4.17 ...... 36

APPENDIX 2: PHASING PLAN FOR SYRENCOT HOUSE ...... 37

APPENDIX 3: PLANS OF HOUSE IN 2000 ...... 38

APPENDIX 4: CURRENT PROPOSED PLANS FOR HOUSE ...... 46

LIST OF FIGURES

Fig.1: Plan showing existing buildings on site Fig.2: Front of Syrencot House Fig.3: Single-storey former billiard room addition at south-western end of house Fig.4: Brick lean-to attached to north of house Fig.5: Three-storey north-western range of house Fig.6: Historic ‘three-plank’ panelling on the southern wall of a bedroom on the first floor

Heritage Statement – Syrencot House, Figheldean

Fig.7: Modern replica panelling on the north wall of the bedroom Fig.8: Main stair Fig.9: Sitting room (southern ground floor room within northern range) Fig.10: Four-panel doors within second floor of north-western range Fig.11: Serpentine cob wall of walled garden (north wall) Fig.12: Dilapidated west wall of walled garden Fig.13: Collapsed bothy within north-eastern corner of walled garden Fig.14: Former pumping house within walled garden Fig.15: Barn F as seen from the main drive Fig.16: Barn F to the north-east of the house Fig.17: Barn E to the north of the house Fig.18: Barn D to the south of the house Fig.19: Ordnance Survey map of 1880 Fig.20: Ordnance Survey map of 1901 Fig.21: Ordnance Survey map of 1924 Fig.22: Ordnance Survey map of 1940 Fig.23: Front elevation of house in 1999 with boarded up windows and doors Fig.24: South elevation of house in 1999 Fig.25: Victorian glasshouse within walled garden at the Lingholm Estate, Cumbria Fig.26: Bassmead Manor Barns, Cambridgeshire

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 Statement – Syrencot House, Figheldean

1.0 Introduction

1.1 This heritage statement accompanies applications for planning permission and listed building consent for the change of use of Syrencot House to a wedding venue, associated new buildings, car parking and restoration of the walled garden.

1.2 Figheldean is a village and parish on the east bank of the River Avon, approximately 3 ½ miles north of Amesbury. Syrencot House is a country house in approximately 5 acres of riverside grounds near the southern boundary of the parish. The 8-10 bedroom house has been on the market for approximately two years.

1.3 The report describes the heritage significance of Syrencot House and provides an assessment of the impact of the proposals in accordance with the requirements of the National Planning Policy Framework (the NPPF, March 2012) and in order to meet the council’s local validation checklist for applications affecting designated heritage assets.

1.4 The report was commissioned by Beddlestead Farm Limited and has been prepared by Elaine Milton BSc (Hons) MSc DipArchCons MRTPI IHBC. Site surveys were carried out on 24 April and 25 September 2017.

1.5 Information on the history of the site has been drawn from a number of sources, a list of which is presented on p35.

1.6 A pre-application enquiry was made to Wiltshire Council in January 2017 (local planning authority reference 17/01428/PREAPP). In summary, the change of use to wedding venue was supported in policy terms. Although the conservation officer stated a preference for retaining the building as a single dwelling, he advised that the proposed change of use of Syrencot House to a wedding venue may be acceptable subject to satisfactory supporting marketing information and justification for any harm as a result of the proposals to the historic fabric or character of the building and also the setting through the development of any buildings within the curtilage. The conservation officer felt the removal of the existing modern buildings within the curtilage would result in an enhancement to the setting of the listed building, and that consideration would need to be given to the scale of any new buildings and their prominence within the setting. The pre-application notes of the meeting, prepared by the report author and agreed by the conservation officer, are presented in Appendix 1.

Heritage Statement – Syrencot House, Figheldean

2.0 Heritage Designations

2.1 Syrencot House was added to the List of Buildings of Special Architectural or Historic Interest at Grade II on 10 October 1988. It is therefore deemed by English Heritage to be nationally important and of special interest. The list entry for the house reads as follows:

‘House, now offices. 1738. Red and blue brickwork with limestone plat band and raised quoins. Slate roof. Main block of 3 storeys, 5 x 1 bays, extended to right early C19, two storeys, 3 bays, and wing to rear. Entrance into wing at junction with main block, under curved Tuscan portico. Main block has 12- paned sashes with segmental heads in red brick flush quoined openings, the arches with raised keystones and moulded stone sills. Round arched opening to central first floor window and raised surround. Six- paned sashes to top floor, and dentilled stone eaves. Cogged eaves to end and rear. Right wing has margin glazed windows and hipped roof. Interior: Mostly altered, but south end has fielded dado panelling and cornice. Wing has early C19 stair. The house as a military residence of Lt Gen Browning, General Sir Richard Gale, and Lord Allenbrooke, saw the founding of the airborne divisions, and the planning and mounting of Operation Overlord.’

2.2 The plan in Fig.1 below indicates the house (marked H), walled garden to the north of this and a number of barns and structures within the curtilage. The walled garden, the three barns (barns D, E and F), the pumping house and greenhouse L (aka the remains of the bothy) are all believed to date from before 1 July 1948, and are therefore deemed to be protected under the legislation as curtilage listed buildings.

Heritage Statement – Syrencot House, Figheldean

Fig.1 Plan showing existing buildings on site

Heritage Statement – Syrencot House, Figheldean

3.0 Description

Site and Surroundings

3.1 Syrencot House comprises a two and three-storey country house located in a secluded position on the east banks of the River Avon. The building faces east and is set within approximately 5 acres of grounds. The house, which is unseen from the road, is approached via a long gravel drive that terminates in a gravel turning and parking area in front of the house. There are a number of buildings and structures within close proximity to the house, including a walled garden and three modern barns, which are illustrated on the plan in Fig.1 and described below.

Exterior of House

3.2 The house is constructed in red brick with ashlar stone stringcourses, keystones and quoins, and the roof is covered with natural slate. It essentially comprises three ranges: a three-storey block at the southern end; a two-storey block on the northern end; and a three-storey block on the north-western end.

Fig.2 Front of Syrencot House

Heritage Statement – Syrencot House, Figheldean

3.3 The southern three-storey range is of five bays and has 12-paned sashes with segmental heads and a hipped roof set behind a parapet. There is a single-storey red brick former billiard room addition to the rear.

Fig.3 Single-storey former billiard room addition at south-western end of house

3.4 The two-storey northern range is a long block comprising six bays. This range contains the main entrance, which is set within a modern open porch in the second bay from the left. Windows are squat 12-pane sashes with flat soldier arch lintels. Attached to the north elevation is a stretcher bond brick lean-to with a slate roof.

Heritage Statement – Syrencot House, Figheldean

Fig.4 Brick lean-to attached to north of house

3.5 The north-western three-storey range is constructed in dark red brick and contains a mix of windows, mainly 12-panes sashes under rubbed brick lintels.

Fig.5 Three-storey north-western range of house

Heritage Statement – Syrencot House, Figheldean

Interior of House

3.6 As highlighted in the list entry, the interior of Syrencot House is mostly altered. The southern three-storey range contains a number of modern features including some partitions at first and second floor, but there are also some original panelled doors and cornicing. Of particular note is some 18th century raised and fielded panelling within the southernmost bedroom on the first floor: the panelling on the south, west and east walls is mainly historic (panels comprised of three pine boards), whereas the north wall is made up of modern panel restored to match.

Fig.6 Historic ‘three-plank’ panelling on the southern wall of a bedroom on the first floor

Fig.7 Modern replica panelling on the north wall of the bedroom

Heritage Statement – Syrencot House, Figheldean

3.7 The northern two-storey range contains the main stair, the majority of which is an early 19th century ramped mahogany handrail stair with stick balusters although with a modern section at the ground floor.

Fig.8 Main stair

3.8 The northern range has two rooms at ground and first floor levels. The interior decoration within the rooms is mainly modern (recent ceilings, dado rails and fireplace surrounds).

Heritage Statement – Syrencot House, Figheldean

Fig.9 Sitting room (southern ground floor room within northern range)

3.9 The north-western three-storey range contains the secondary service stair. Most of the interior is modern, although there are some historic walls, cupboards and panelled doors dating from the late 19th century.

Fig.10 Four-panel doors within second floor of north-western range

Heritage Statement – Syrencot House, Figheldean

Walled Garden

3.10 The walled garden is located to the north of the house. The enclosing wall is serpentine in plan form and is constructed in cob on three sides (north, west and east) with brick on the south side. It is approximately 2-3m in height and encloses 0.25 hectares of redundant and overgrown ground. The wall is topped with concrete copings.

Fig.11 Serpentine cob wall of walled garden (north wall)

3.11 Some of the wall, particularly on the west side, has been patched with brick repairs, and there are significant areas of collapse.

Heritage Statement – Syrencot House, Figheldean

Fig.12 Dilapidated west wall of walled garden

Remains of Bothy (Building L)

3.12 Within the north-east corner of the walled garden are the remains of an old bothy/greenhouse. Some sections of brick walling approximately 4m high and some timber rafters survive, but are covered with dense vegetation.

Fig.13 Collapsed bothy within north-eastern corner of walled garden

Heritage Statement – Syrencot House, Figheldean

Pumping House (Building C)

3.13 There is a former pumping house within the south-eastern corner of the walled garden. This is a small single-storey red brick structure with a gabled slate roof. The building has been recently refurbished. There double doors under a double segmental arch on the west side and a casement window under a double segmental arch on the north side.

Fig.14 Former pumping house within walled garden

Greenhouse (Building G)

3.14 There is a modern aluminium-framed greenhouse within the north-western corner of the walled garden.

Barn F

3.15 Barn F (aka the open-sided barn) is a large barn located to the east of the walled garden and to the north-east of the house. It is set back from the main drive and partially screened from it by trees. The barn comprises a double-pitched roof modern steel-framed barn with a corrugated asbestos roof. The south side of the

Heritage Statement – Syrencot House, Figheldean

barn is open-fronted, and the remaining walls are formed in concrete blockwork. There is a permanent static caravan to the north of the barn.

Fig.15 Barn F as seen from the main drive

Fig.16 Barn F to the north-east of the house

Heritage Statement – Syrencot House, Figheldean

Barn E

3.16 Barn E (aka the black barn) is located to the north of the house within the garden that lies between the house and walled garden. It is a modern steel-framed barn with black corrugated asbestos cladding.

Fig.17 Barn E to the north of the house

Barn D

3.17 Barn D (aka the long barn) is a large barn located to the south of the house. It comprises a modern steel-framed structure with lower walls of brick with corrugated asbestos cladding on top. The roof is double-pitched and covered with corrugated asbestos.

Heritage Statement – Syrencot House, Figheldean

Fig.18 Barn D to the south of the house

Heritage Statement – Syrencot House, Figheldean

4.0 History

4.1 Syrencot is one of six settlements within the parish of Figheldean that are thought to be of Saxon origin. The Hussey family held the manor of Syrencot along with that of Figheldean, Ablington and Knighton in the 11th and 12th centuries and a hamlet of Syrencot appears to have existed in the 14th century. The manor was bought by Thomas Dyke in 1639. Thereafter, it descended through the family to William Dyke who owned it in 1781 and was described by a contemporary as ‘the greatest farmer in Wiltshire’, with something in the region of 5000 sheep in 1796. In the mid 1800s, the manor, with about 300 acres, was owned by various members of the Dyke Poore family, before being sold in 1897 to the tenant, George Knowles, who, in turn, sold it to the War Department the following year.

4.2 In 1773 Syrencot House was all that remained of the hamlet. Although the list entry dates it to 1738, the central portion of the east range of the house comprises an entrance hall and room north of it, which is of a plan-form typical of a modest 17th century house. It is understood the 17th century house was enlarged in 1738 for William Dyke with the addition of the three-storeyed southern section. The east front of the house was altered in the early 19th century, and the house was extended again in the late 19th century, including the single-storey billiard room (aka the garden room) on the rear (c.1898). A phasing plan for the house is presented in Appendix 2.

4.3 A park was created to the east of the house between 1773 and 1817. The only woodland in the parish was created by William Dyke after 1773 when he planted c.80 acres around Syrencot House, on Dunch Hill and on parts of Ablington Downs. Several other woodland plantations were created after 1898.

4.4 The house and surrounding parkland are depicted on the Ordnance Survey map of 1880. The distinctive shape of the crinkle-crankle wall is illustrated. To the north-east of the house and close to the entrance drive are the L-shaped coach house and stables. A number of other garden structures are shown dotted around.

Heritage Statement – Syrencot House, Figheldean

Fig.19 Ordnance Survey map of 1880

4.5 There are few changes by 1901, although of note, a greenhouse and bothy have been constructed within the walled garden.

Fig.20 Ordnance Survey map of 1901

Heritage Statement – Syrencot House, Figheldean

4.6 By the time of the 1924 Ordnance Survey map, the pumping house has been built.

Fig.21 Ordnance Survey map of 1924

4.7 Maximising on its isolated rural position, the War Department used the house as an establishment for paratroopers during World War II, and it was the headquarters of the First and Six Airborne Divisions, which played a vital part on the successful assault on mainland Europe. It was also the military residence of Lieutenant General Browning, General Sir Richard Cole and Lord Allenbroke, and was the founding base for the airborne divisions and the planning and mounting of Operation Overlord (the Allied invasion of June 1944).

4.8 At the time of the 1940 Ordnance Survey map, the coach house and stables were still in existence.

Heritage Statement – Syrencot House, Figheldean

Fig.22 Ordnance Survey map of 1940

4.9 After the war, Syrencot, with its five acres of gardens and grounds, was leased by the Ministry of Defence (MoD) to a building company, which converted the main house into offices. It is understood the coach house and stables were demolished and the existing barns were erected shortly after the building company took residence.

4.10 The house was listed in 1988. The listing notes the interior as being ‘mostly altered’.

4.11 Abandoned and neglected for the best part of a decade when the building firm departed, the house and grounds were almost derelict by the time the MoD offered it for sale in the late 1990s. A quadrennial inspection by the MoD shortly before it was sold contains photographs showing the dilapidated condition of the house. The windows and doors were boarded up, a number of the roof slates were shown damaged or missing, and there were cracks in the brickwork.

Heritage Statement – Syrencot House, Figheldean

Fig.23 Front elevation of house in 1999 with boarded up windows and doors

4.12 A newspaper article regarding the parlous state of the house was published in the Salisbury Journal on 22 April 1999, entitled ‘MoD under fire over ‘neglected’ mansion’. The article predicted a bleak future for the house unless immediate action was taken to save it.

4.13 Having failed to secure the house when it first came up for tender, the current owners stepped in and bought the property when the original purchaser pulled out, in May 2000. The present incumbents embarked upon the comprehensive restoration of the house, including extensive repairs to the roof and damaged brickwork. A window on the first floor of the south elevation was filled in and like- for-like panelling was installed in its place and on the damaged north wall of the bedroom.

Heritage Statement – Syrencot House, Figheldean

Fig.24 South elevation of house in 1999 (note the window opening on the first floor, now blocked and panelled over)

4.14 The plans and elevations for the change of use and internal alterations to convert the offices to a dwelling were approved under application references 00/1657 and 01658 on 9 October 2001. The officer’s report described the interior of the house as having been ‘institutionalised’ by the offices. The ‘as existing’ and the proposed layouts of the house are presented in Appendix 3. The plans illustrate the basic layout as it was and the extensive changes that were made as part of the conversion. It appears the approved changes were implemented with the exception of the proposed central entrance portico on the southern range. Of works within the grounds worth noting, the pumping house within the walled garden was recently repaired.

Heritage Statement – Syrencot House, Figheldean

5.0 Assessment of Significance

5.1 Described by Pevsner as ‘entirely townish’, Syrencot House is of significance for its architectural and historic interest as a 17th century country house that was redeveloped in the early-mid 18th century and extended in the late 19th century. It is also of importance for its military history as the residence of preeminent British Army officers during World War II and for its association with successful strategic airborne operations and assaults on Europe.

5.2 The special interest of the house lies primarily in its historic and aesthetic values, this being reflected in its age, scale and external materials and composition. The evolution of the house is apparent through the building’s form and its three discrete ranges.

5.3 Sadly much of the interior of Syrencot was altered in the second half of the 20th century and as a result it has a peculiar layout and retains few historic architectural features. The main (early 19th century) staircase is a feature of particular interest, but even this appears to have been modified at ground floor level. There is also some 18th century fielded panelling on the south wall of the southernmost bedroom on the first floor, although this is incomplete (with matching panelling having fairly recently been installed on the north wall). While the works associated with the building’s reversion back to a house in 2000 appear to have done much to restore the character and integrity of Syrencot, the interior of the house displays an incoherence and overwhelming lack of authenticity.

5.4 The rural setting, spacious landscaped grounds and the group value of the house and walled garden contribute to the significance of Syrencot. Unfortunately, the setting has been diminished by the modern barns within the grounds and the proximity of the military tank crossing to the south.

5.5 The walled garden is of some interest in its own right for its historic relationship to the main house, but mainly for its serpentine cob walls which are a rare and interesting feature. The identifying characteristics of the walled garden are its materials, profile, form and proximity to the house. The integrity of the crinkle- crankle nature of the walls has, been vitiated by sections of rebuild in brick or concrete, where gaps have been fenced, or where parts have collapsed, and the concrete capping detracts from the appearance of the walled garden: This has reduced the ability to appreciate its unusual profile and has diminished its significance. The redundancy from use and overgrown nature of the beds has affected its interest.

Heritage Statement – Syrencot House, Figheldean

5.6 Only the lower sections of the walls of the late 19th century bothy within the walled garden have survived, making it of low interest, providing only limited indication of its function and association with the walled garden.

5.7 The pumping house is of some historic interest in association with the walled garden. The recent repair works have helped to secure the building.

5.8 The modern barns to the south and north of the house and to the east of the walled garden are not of special interest and detract from the setting of the house. The black barn (barn E on Fig.1) due to its position adversely affects the setting of the house and disrupts the inter-visibility between the house and walled garden. The open-sided barn (barn F) is an unsympathetic building in a prominent location. The long barn (barn D) is less detrimental due to its concealed location to the south of the house.

Heritage Statement – Syrencot House, Figheldean

6.0 Proposals

6.1 Planning permission and listed building consent are sought for the conversion of Syrencot House to a wedding venue, including offices, kitchens and bridal preparation on the ground floor, and guest bedrooms on the first and second floors.

6.2 The only external alteration to the house relates to the north elevation of the two- storey northern range, where it is being proposed to remove the lean-to addition and the door opening filled in.

6.3 Some limited alteration is being proposed to the interior of the house to facilitate its conversion as described in the supporting Design and Access Statement produced by Lewandowski Architects. The majority of the work affects the recent fabric when the house was altered in 2000.

6.4 The open-sided barn (barn F) is proposed to be removed and a new Reception Barn is proposed to be erected in its place. The new building, which would be single- storey, would occupy a greater footprint but would follow the existing alignment of the existing barn. It would comprise a pitched roof structure of similar width to the existing barn, plus a flat-roofed section attached to the north. The pitched roof section would be constructed in powder-coated aluminium frame with a standing seam metal roof. It would incorporate large areas of glazing, including within the gables where it would expose timber trusses with metal ties. The flat-roofed element would be constructed in red brick. The Reception Barn would be separated from the walled garden. Gravel parking areas are proposed to the north and east of the new building.

6.5 The black barn (barn E) is proposed to be removed and the garden is to be restored.

6.6 The long barn (barn D) is proposed to be removed. The area to the south of the house would be used for parking.

6.7 Several car parking spaces would be provided within the forecourt to the house, for disabled parking and ceremonial cars.

6.8 The remains of the bothy within the walled garden are to be retained as far as possible (spine wall and lower level brick plinth) and a new single-storey Ceremony Barn is proposed to be constructed. The building, which is effectively a glasshouse, would be constructed in powder-coated aluminium on a brick plinth. It would have a projecting central gable on the south elevation, aligned with a formal axis being created within the walled garden. The building would have a brick lean-to with a

Heritage Statement – Syrencot House, Figheldean

slate roof on the north side. The design would mirror traditional Victorian walled garden glasshouses, such as that found at the Lingholm Estate in Cumbria.

Fig.25 Victorian glasshouse within walled garden at the Lingholm Estate, Cumbria

6.9 The cob walls of the walled garden are proposed to be repaired using matching materials and methods of construction.

6.10 The interior of the walled garden is proposed to be planted with vegetables and flowers providing home-grown produce for the wedding venue.

6.11 The modern greenhouse is proposed to be retained and relocated slightly to align with the vegetable garden.

6.12 The redundant pumping house is to be provided with a new use as an outdoor servery. A new window would be inserted within the south-west wall and the window on the north-west wall would be converted to a door. A two-bay powder- coated aluminium-framed open-fronted canopy would be attached to the north- west gable to provide a covered drinks servery.

Heritage Statement – Syrencot House, Figheldean

7.0 Policy Context

7.1 A statutory duty exists under sections 16(2) and 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (‘the Act’) for the local planning authority in considering whether to grant listed building consent or planning permission for development that affects a listed building or its setting to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

7.2 The Wiltshire Core Strategy (WCS) was adopted by Wiltshire Council on 20 January 2015. Core Policy 57 of the WCS seeks to ensure high quality design and place shaping. Policy 58 of the WCS seeks to promote the conservation and, where possible, enhancement of the county’s historic environment.

7.3 National guidance relating to the historic environment is provided within section 12 of the NPPF. It advises that heritage assets are an irreplaceable resource and should be conserved in a manner appropriate to their significance.

7.4 Paragraph 132 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. Any harm or loss to a heritage asset’s significance should require clear and convincing justification, and needs to be weighed against identifiable public benefits.

7.5 Paragraph 133 of the NPPF states that where proposals would lead to substantial harm to the significance of a designated heritage asset, the proposals should be refused unless it can be demonstrated that this would be outweighed by substantial public benefits or that the development would meet four specific criteria listed therein.

7.6 Paragraph 134 advises that where proposals would lead to less than substantial harm to the significance of a designated heritage asset, the harm should be weighed against the public benefits of the proposals, including securing its optimum viable use.

7.7 Paragraph 137 advises that local planning authorities should look for opportunities for new development within conservation areas to enhance or better reveal their significance.

Heritage Statement – Syrencot House, Figheldean

7.8 Guidance on how to assess the setting of heritage assets is contained with Historic England’s publication The Setting of Heritage Assets: Historic Environment Good Practice Advice in Planning 3 (GPA3). It recommends a staged approach to assessment starting with identifying the assets and to what degree the setting contributes to their significance.

Heritage Statement – Syrencot House, Figheldean

8.0 Heritage Impact Assessment

8.1 Syrencot House, which has been on the market for c.2 years, has attracted no offers as a dwelling, the primary reason being, according to feedback from potential purchasers, that the 8-10 bedroom property is disproportionately large for the 5 acre grounds. Added to this are the facts that the house is located next to a military tank crossing and the MoD has placed a restriction on the use and keeping of horses within the area.

8.2 It is also probable that the responsibility of the repair and maintenance of the ‘non- beneficial’ crinkle-crankle walled garden is a factor in influencing potential buyers (the most recent estimate, obtained by the current owners approximately 2 years ago, was in the region of £20,000 for the repair of the west flank alone).

8.3 The house lends itself well to the proposed use as a wedding venue, as it would primarily accommodate guest bedrooms, compatible with its existing and original domestic use.

8.4 The new use would maintain the unity of the house and grounds, and would naturally be preferable to subdivision.

8.5 The proposed use would offer an economically viable use that would help secure the future repair and maintenance of the house and grounds, and also enable the much-needed repairs to the walled garden.

8.6 The applicant is able to demonstrate a track record with operating successful wedding venues in listed buildings. One example is Bassmead Manor Barns, Cambridgeshire, which are located within the curtilage of a Grade II listed house, built in the 1300s, and surrounded by a moat that is a Scheduled Monument. The project also involved replacing unsympathetic modern agricultural buildings with new venue buildings. The end result is a very successful business, a significant enhancement to the setting of a listed building and sympathetic treatment and improvements to the moat.

Heritage Statement – Syrencot House, Figheldean

Fig.26 Bassmead Manor Barns, Cambridgeshire

8.7 Syrencot House has a fairly long established history of commercial use (as offices throughout the 20th century). As highlighted above, the previous uses have unfortunately resulted in the loss of most of the building’s historic internal fabric and features. As such, the alterations that would be required to facilitate the conversion of the house to a wedding venue are limited in their scale and nature, mainly affecting modern fabric and plan form.

8.8 The areas where historic fabric is being affected are highlighted on the plans in Appendix 4. The plans demonstrate how few changes to historic fabric there are, these having an overall minor impact on historic fabric.

8.9 The new partitions being inserted to form en-suites etc would not affect historic panelling, cornices or skirting, and would be reversible without causing harm.

8.10 Where panel doors are being blocked, these would be retained and fixed shut, preserving these features and enabling the situation to be reversed in the future.

8.11 The removal of the open-sided barn (Barn F) would improve the setting of the house. The new Reception Barn would be in an area of the grounds that have been historically been developed – first, and up until at least 1940 with the coach house and stables, and latterly with the existing open-sided barn. The scale, position and massing of the new building would not harm the spacious setting of the house. The existing trees to the north of the drive would create a visual separation between the

Heritage Statement – Syrencot House, Figheldean

new building and the house, and soften the view of the new building from the main drive. The separation of the new building from the crinkle-crankle walls would preserve the integrity and setting of the walled garden. The regular metal framework, pitched metal roof, exposed trusses and large openings would mimic an agricultural barn in keeping with the rural setting of the house. The dark metal frame and roof would have a recessive effect.

8.12 The removal of the black barn (barn E) and the restoration of the north garden would improve the setting of the house. The inter-visibility between the house and the walled garden would be enhanced.

8.13 The removal of the long barn (barn D) would improve the setting of the house. The car parking to the south of the house would appear discreet and not harmful to the setting of the house.

8.14 The removal of the permanent static caravan would be an improvement.

8.15 The limited car parking to the front of the house would not give rise to any harm to setting.

8.16 The new Ceremony Barn would see the retention of the bothy remains. It would provide the walled garden with a renewed sense of purpose and enable it to be appreciated by members of the public. The design would follow the Victorian walled garden glasshouse theme and continue the tradition for an ancillary building on the site (viz. the bothy). The design and materials would mirror a traditional glasshouse. The building would occupy a relatively small corner of the 0.25 hectare walled garden and would not dominate it.

8.17 The ceremony building would form the basis for a formal plot arrangement based on the general tradition for planting in geometric beds. The restoration of the walled garden for home produce would enhance and better reveal the significance of the structure and in turn the significance of the house. The wedding venue would provide the walled garden with a beneficial use, enabling its repair and helping to secure its future conservation.

8.18 The proposed outdoor servery would provide the redundant pumping house with an appropriate new use, involving minor changes to its fabric and character. The new glass canopy would be a sympathetic addition that would enable the building to be used to its full potential.

Heritage Statement – Syrencot House, Figheldean

9.0 Conclusion

9.1 Syrencot House is a Grade II listed country house dating from the 17th century with additions in the 18th and 19th century. The house is of historic and aesthetic value, and its special interest mainly lies in its age, scale and external materials and composition. The rural setting and landscaped grounds contribute to the significance of the house. Unfortunately the house was significantly altered in the 20th century and it lacks internal architectural features.

9.2 The proposed use of the house as a wedding venue, primarily incorporating guest bedrooms, would present a compatible reuse of the house, which has been on the market for c.2 years. The applicant has a good track record when it comes to wedding venues in listed buildings, and the proposals received support in principle at the pre-application stage.

9.3 A light-touch approach to the house has been followed by the architects and only limited alteration would be needed to facilitate the change of use, resulting in low level of harm to significance.

9.4 The crinkle-crankle walled garden, while not listed in its own right, is a rare and interesting feature and it combines with the house to create group value. The reuse of the garden for home-grown produce and the ceremony and outdoor servery would provide the walled garden with a beneficial use and enable it to be appreciated by members of the public. The repair and restoration of the walled garden would enhance this feature and better reveal the significance of the house.

9.5 Additional heritage benefits would accrue through the removal of the three modern unsympathetic barns and permanent static caravan within the grounds of the house.

9.6 New buildings to accommodate the reception and ceremony functions for the wedding venue would alleviate the pressure for change on the house. These could be removed in the future without harm should the wedding venue use cease. The new buildings would be appropriate to the setting of the house in terms of their scale, design, materials, massing and siting.

9.7 The proposed car parking would be discreetly located and sensitively detailed, thereby minimising any impact on the setting of the house.

9.8 Overall the level of harm to the listed building and its setting would be ‘less than substantial’ under the terms of the NPPF. There would, however, be a number of

Heritage Statement – Syrencot House, Figheldean

public benefits that would weigh in its favour, not least the fact the new use would help secure the long-term conservation of the house and walled garden.

Heritage Statement – Syrencot House, Figheldean

Sources Used in the Report

Publications

Conservation Principles, Policies and Guidance (English Heritage, April 2008).

Designation Listing Selection Guide: Domestic 3 – Suburban and Country Houses (English Heritage, October 2011).

Websites

'Parishes: Figheldean', A History of the County of Wiltshire: Volume 15: Amesbury hundred, Branch and Dole hundred (1995), pp. 105-119. Via: http://www.british-history.ac.uk/report.aspx?compid=115431&strquery=syrencot Date accessed: 20 August 2014.

Wiltshire Community History: Figheldean via: http://history.wiltshire.gov.uk/community/getcom.php?id=96 Date accessed: 20 August 2014.

Country Life Article 22 October 2015 via: http://www.countrylife.co.uk/property/wiltshire-houses-with-history-78490 Date accessed: 20 August 2014.

Mapping

Ordnance Survey maps: 1880, 1901, 1924 and 1940.

Heritage Statement – Syrencot House, Figheldean

APPENDIX 1: NOTES OF PRE-APPLICATION MEETING ON 25.4.17

Present: Andrew Minting, Conservation Officer (AM) and Elaine Milton, EMHP (EM) (Notes drafted by EM and subsequently agreed by AM)

AM began the meeting by stating his preference would be for SH to remain in residential use. EM explained that according to the agents Strutt & Parker, SH had been on the market for c.18 months and, despite a number of viewings there had been no offers, the reasons being apparently due to an imbalance between the large 10-bed house and 5 acre grounds, the proximity to MOD tank manoeuvres, the liability of repairs to the walled garden (the most recent estimate obtained by the current owner for repairs to the west wall was in the region of £18-20k), and the restriction placed by the MOD on being able to have horses within the locality.

EM confirmed the wall is in a much worse state since she last visited just under 3 years ago. Previous plans for repairs of the west wall had fallen by the wayside.

EM has undertaken an initial assessment of the interior of the house and noted the major restoration work that had been undertaken since the current owners took possession from the MOD in 2000 (photos and a newspaper article provided to EM by Mrs Sanders showed the condition of the ‘building at risk’ in 1999). EM confirmed little original fabric survives internally and there are a number of modern partitions. EM said she felt the house would lend itself well to being used for wedding guest accommodation, this being a fairly benign use without the need for significant alterations, and there is unlikely to be an impact on historic fabric or character.

AM said he felt an argument could be advanced for the change of use of the house provided this did not result in harm, or if there was the likelihood of some harm that this could be offset by public benefits in accordance with the NPPF (e.g. future investment in the walls and house).

EM suggested the removal of the modern barns would result in enhancement; AM agreed.

In terms of the proposed new buildings as shown on the pre-application submission, AM said he would like a clearer idea of what is being proposed as there was limited information regarding the form and scale of the proposals. Based on what he had seen, he currently had reservations regarding the scale of the reception building and its prominence. He suggested mitigation through design e.g. by reflecting the serpentine effect of the wall into the side elevation of the new building. His preference in general would be for new buildings not to be attached to the walled garden. He would be willing to consider proposals for a building within the walled garden, e.g. an orangery-style ceremony building, in the general location of the dilapidated bothy.

AM confirmed he would be willing to look at various options for development within the site and that he considered there was some scope for new buildings subject to the usual considerations for the setting of listed buildings, i.e. appropriate design, scale, massing, materials, siting etc.

Heritage Statement – Syrencot House, Figheldean

APPENDIX 2: PHASING PLAN FOR SYRENCOT HOUSE

Heritage Statement – Syrencot House, Figheldean

APPENDIX 3: PLANS OF HOUSE IN 2000

Heritage Statement – Syrencot House, Figheldean

Ground Floor As Existing in 2000

Heritage Statement – Syrencot House, Figheldean

First Floor As Existing in 2000

Heritage Statement – Syrencot House, Figheldean

Second Floor As Existing in 2000

Heritage Statement – Syrencot House, Figheldean

Proposed Ground Floor Plan in 2000

Heritage Statement – Syrencot House, Figheldean

Proposed First Floor Plan in 2000

Heritage Statement – Syrencot House, Figheldean

Proposed First Floor Plan in 2000

Heritage Statement – Syrencot House, Figheldean

New opening in APPENDIX 4: CURRENT PROPOSED PLANS FOR HOUSE original wall (within late C19 range)

Change to position of door and new partitions to form boiler room

New partition for en-suite and opening formed within wall

Proposed Ground

Heritage Statement – Syrencot House, Figheldean

Loss of sections of historic wall to form new door openings

Proposed First

Heritage Statement – Syrencot House, Figheldean

Loss of section of historic lath and plaster wall to form door opening

Loss of section of historic lath and plaster wall

Loss of section of historic lath and plaster wall Proposed Second