9, 10 and 11 High Street, Dilhorne Heritage Statement
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9, 10 and 11 High Street, Dilhorne Heritage Statement Jenny Wetton Conservation 8 Gorsey Brow Broadbottom Hyde Cheshire SK14 6EA May 2016 9, 10 and 11 High St, Dilhorne Heritage Statement Prepared for Brendan Jordan by Jenny Wetton Conservation May 2016 Ordnance Survey maps reproduced under Licence No. 100053731 9, 10 and 11 High St, Dilhorne – Heritage Statement Contents 1 EXECUTIVE SUMMARY ....................................................................... 4 2 INTRODUCTION ................................................................................... 5 2.1 Background to the Report ............................................................................... 5 2.2 Acknowledgements .......................................................................................... 5 2.3 Purpose of the Report ...................................................................................... 5 2.4 Copyright ........................................................................................................... 5 3 HISTORY AND CONTEXT ................................................................... 6 3.1 Early History and Construction ...................................................................... 6 3.2 The Design ......................................................................................................... 6 3.3 Alterations to the Building ............................................................................ 12 3.4 Context: Staffordshire Farmhouses ............................................................ 17 4 SIGNIFICANCE.................................................................................... 19 4.1 Assessing significance ................................................................................... 19 4.2 Significance of 9, 10 and 11 High Street ................................................... 20 4.4 Schedule of Significance ............................................................................... 22 4.5 Contribution Made by Setting to Significance ........................................... 23 5 HERITAGE PLANNING CONTEXT .................................................. 26 5.1 National Planning Policy Framework ........................................................... 26 5.2 Staffordshire Moorlands Adopted Core Strategy ...................................... 28 6 IMPACT ASSESSMENT ...................................................................... 29 6.1 Summary of the Proposals ........................................................................... 29 6.2 Impact of Changes on the Significance of the Listed Building ............... 29 6.3 Overall Impact on Significance .................................................................... 32 7 CONCLUSIONS .................................................................................... 33 8 SOURCES ............................................................................................... 34 9 APPENDIX – LISTED BUILDING DESCRIPTION ..................... 35 Jenny Wetton Conservation 3 9, 10 and 11 High St, Dilhorne – Heritage Statement 1 EXECUTIVE SUMMARY This report was commissioned from Jenny Wetton Conservation in 2016 by Brendan Jordan. Its purpose is to assess the significance of the Grade II listed 10 and 11 High Street, Dilhorne and to assess proposals to carry out alterations to the house. Number 9 is not specified in the listing description but is protected by designation as it forms part of the same building. Sections 3 and 4 of this report provide an assessment of the significance of 9, 10 and 11 High Street, Dilhorne and its setting. The house was constructed as one dwelling and dates mainly from the early-18th century but has been through several phases of re-modelling and alteration. It retains a late 18th to early 19th century extension, further small extensions and dormer windows, probably from the late 19th century with additional extensions from the late 20th century. It was sub-divided for multiple occupancy by 1838. The extensions and internal alterations for multiple occupancy have, to some extent, obscured the historic elevations and the original floor-plan. The balusters in the upper part of the historic staircase have been replaced, probably in the late 19th century. The house is considered to be of high significance, although its very poor condition is diminishing its significance, and the setting makes an overall positive contribution to the significance of the listed building. Section 5 outlines the heritage planning policy context. The 1990 Planning (Listed Buildings and Conservation Areas) Act is the primary legislative document; there is a presumption in favour of preserving and enhancing heritage assets. The NPPF provides national policy on heritage assets and development, and sets out a proportionate approach taking account of significance. The public benefits of a proposal likely to affect the character of a designated asset should be balanced against the harm to heritage assets. Section 6 assesses the impact of the proposals, much of which will be neutral or beneficial to the significance of the listed building. Some of the work would be harmful but represents less than substantial harm and is off-set by the proposed mitigation measures and the benefits of the proposals, which will result in important conservation and repair work and will provide a sustainable future for the building. The proposals may also enable its removal from the Council’s ‘At Risk Register’. This report could be added to the Historic Environment Record as a permanent publicly-accessible record, in keeping with the requirements of Policy 141. The proposals are considered to be beneficial overall. With the presumption in favour of sustainable development set out in the NPPF, the proposals are considered to be compliant with national and local planning policy. Jenny Wetton Conservation 4 9, 10 and 11 High St, Dilhorne – Heritage Statement 2 INTRODUCTION 2.1 Background to the Report This report was commissioned from Jenny Wetton Conservation in 2016 by Brendan Jordan. Its purpose is to assess the significance of the Grade II listed 10 and 11 High Street, Dilhorne and to assess proposals to carry out alterations to the house. Number 9 is not specified in the listing description but is protected by designation as it forms part of the same building. The NPPF requires significance to be assessed when changes are proposed to heritage assets, and for the impact of proposals to be assessed in relation to significance. 2.2 Acknowledgements Jenny Wetton would like to thank the staff at Leek Library and Staffordshire Record Office for their assistance with the research for this report. 2.3 Purpose of the Report The report is designed to provide the author’s professional opinion of: An assessment of the significance of the building and of the contribution made by setting; An assessment of the impact of the proposals. This report has been written by Jenny Wetton, BA MSc (Arch Cons) IHBC, Consultant, based on evidence from documentary sources and a survey of the site. 2.4 Copyright This report is the copyright of Jenny Wetton Conservation and is for the sole use of the organisations to which it is addressed. This document may not be used or referred to in whole or in part by anyone else without the express agreement of Jenny Wetton. She does not accept liability for any loss or damage arising from any unauthorised use of this report. © Jenny Wetton (2016). Jenny Wetton Conservation 5 9, 10 and 11 High St, Dilhorne – Heritage Statement 3 HISTORY AND CONTEXT 3.1 Early History and Construction Dilhorne is believed to have been named after the large coalfield beneath it, which has several seams of high quality coal outcrop in the area and was mentioned in the Domesday Book. Coal mining was the largest industry in Dilhorne for hundreds of years and became the main source of employment in the 19th century as small mines gave way to larger mines, funded and owned in part by local landowners who became coal masters. A building is shown in the location of the house on High Street on Yates’ map of 1798 and this may be the present house. The map shows New Road on its existing line and the location of the house is indicated. Salt believes that the road formerly ran more directly towards the Church, in front of the house1. Yates, 1798 Showing House The House 3.2 The Design Exterior Although no historic building plans or deeds were available for this study, some conclusions can be drawn from documentary sources and inspection of the building. The two-storey house has an attic and a small basement and is four bays in width at the front. It is constructed from red brick laid in Flemish bond with raised bands at floor levels with a steeply-pitched tiled roof and large end stacks. It is possible that the roof was originally covered in thatch and covered in blue tiles later. The entrance is to the left of centre and has been altered to reduce the architrave. There are small- pane cross-windows at both ground and first floor levels. Those on the ground floor 1 Salt, K. Dilhorne: A History of the Parish and Its People (Leek: Churnet Valley, 2013), 75 Jenny Wetton Conservation 6 9, 10 and 11 High St, Dilhorne – Heritage Statement have deeper stone sills and lintels of a row of headers whereas those at first floor level have thin stone heads. That at the east end on the ground floor has narrower glazing bars in the upper part and the rest may have been replaced later. At second floor level are two small, gabled dormers.