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.

The east elevation on the rear wing is laid in English Garden Wall bond and has two fixed-light mullioned windows in timber frames lighting the staircase, also with deep stone sills and brick heads and a partial raised band. The east elevation and rear of the main block are blind. The west elevation has been much altered and extended but is also laid in English Garden Wall bond and retains a window architrave in the rear wing with a brick head although the window has been altered and a further dormer at second floor level; the main block retains a 2-light mullioned window in a timber frame at first floor level and inserted small windows on the ground floor. A further large end stack on the rear wing has been obscured by a later extension. All the stacks have been replaced at the top in recent years.

Cross-Windows on Front Elevation Dormer at Front

East Elevation (Extended and Altered Later) West Elevation (Extended and Altered Later)

Jenny Wetton Conservation 7 9, 10 and 11 High St, Dilhorne – Heritage Statement

Dormer on West Elevation Replaced Stack

Interior Internally, the house is built on an approximate L-plan with two rooms at the front with the rear wing containing the staircase. The front door gives onto the western room which is currently used for storage but is very plain save for a chamfered beam aligned roughly north-south and an archway through to the stair hall. Two infilled doorways in the east wall formerly provided access to the eastern room which is similar but also retains a floor covered with square red tiles and a wide 6-panel door on the east wall in a moulded timber surround. The rear wing has been much altered but retains an infilled kitchen hearth, a dog-leg timber staircase with a simple chamfered hand-rail and rectangular newel post on the ground floor and a tiled floor. The historic rear wall of the kitchen appears to survive in the north-west corner, although the map evidence is unclear here. A set of stone steps under the staircase provides access to a single- roomed brick-lined basement with a barrel-arched roof and a stone bench.

Chamfered Beam Archway

Jenny Wetton Conservation 8 9, 10 and 11 High St, Dilhorne – Heritage Statement

Infilled Doorway 6-panel Door

Chamfered Beam Infilled Rear Fireplace

Jenny Wetton Conservation 9 9, 10 and 11 High St, Dilhorne – Heritage Statement

Staircase Tiled Floor in Stair Hall

Stone Steps to Basement Basement

The balusters have been replaced at first and second floor levels but the historic handrail has been retained at all levels. The first floor retains the same historic plan as the ground floor. An infilled doorway on the landing formerly provided access to the rear wing. The western bedroom retains a similar beam and a cupboard in the west wall with a 2-panel door but the fireplace has been removed. To the north is a room now used as a bathroom which retains a 2-panel door with furniture in a moulded timber surround and a moulded window surround; the casement appears to have been replaced. The eastern bedroom retains a similar beam and evidence of an infilled fireplace; an inserted partition wall has been removed. The rear bedroom is very plain but retains remains of plastered walls and what appears to be additional buttressing to the left of the chimney breast.

Jenny Wetton Conservation 10 9, 10 and 11 High St, Dilhorne – Heritage Statement

Infilled Doorway on Landing Western Bedroom

Eastern Bedroom Rear Bedroom

The second floor retains a similar floor plan. The roof structure in both rooms in the main block is open to view and consists of a central queen post truss and hand-cut purlins. The walls in all three rooms are plastered and there is evidence of former ceilings which have been removed and a historic grate in the western room although the head has been damaged. The eastern room retains an infilled doorway in the north wall.

Western Bedroom, 2nd Floor Eastern Bedroom

Jenny Wetton Conservation 11 9, 10 and 11 High St, Dilhorne – Heritage Statement

Infilled Doorway in Eastern Bedroom Rear Bedroom 3.3 Alterations to the Building Extension at Rear, By 1838 The tithe map from 1838 shows a distinction between the earlier house and an extension to the rear. The earlier house was also sub-divided between the east and west sides, possibly with the east side having access to the historic staircase although there is now no evidence of a staircase having been removed. The tithe map also shows at least one house adjoining on the west side of the house. The apportionment lists Edward Buller as the owner of the property with three occupiers: Mary Hill (listed in the 1841 Census as being of independent means), Joseph James (listed as an agricultural labourer) and John Barber who was not listed in the Census; Richard Chawner, also an agricultural labourer, appears to have moved in in the meantime.

The extension has been altered on the east side as the existing door appears to have been inserted and there is a partially infilled opening to the left with a segmental- arched brick head; the remainder of the elevation is blind. The north elevation is rendered and retains evidence of former decorative timber framing as well as one window on each floor with stone sills and segmental heads, that on the ground floor being a cross-window and the others being later replacements. The west elevation is also blind.

Tithe Map, 1838 Extension, East Elevation Jenny Wetton Conservation 12 9, 10 and 11 High St, Dilhorne – Heritage Statement

Extension, Rear Elevation Extension, West Elevation

Internally, the extension wrapped around the rear chimney and the ground floor room retains a moulded beam. There is access through the south wall to a small pantry with a tiled floor, a stone bench and timber shelves. A staircase on this side runs behind the altered opening in the external wall, is very narrow and appears to have been inserted later. On the first floor, the room is very plain except for a beam aligned east- west. A narrow inserted straight flight provides access to the second floor which is again very plain with plastered walls although the roof structure is evident, with chamfered purlins. There is an infilled doorway in the south-east corner, which would have provided access to the original staircase.

Ground Floor Room Moulded Beam

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Pantry First Floor Room

2nd Floor Room Infilled Door

Further Extensions, Late 19th Century Further extensions were added, probably in the late 19th century, at the east end and at the rear of the eastern section of the main block. These are certainly shown on the 1924 map but may also appear on the 1880 map, although this is of too small a scale to be certain. The extension at the east end is shown in two historic photographs from the early 20th century, one of which also shows a further extension on the west side, which has since been partially demolished. Another from the same period also shows decorative timber framing on the rear elevations.

The extension at the east end is a single-storey lean-to, also of brick laid in English Garden Wall bond, with a plain timber door under a segmental arched brick head and a timber-framed top-opening casement window with a stone sill and a similar head. It is blind on the east and rear elevations. Internally, the lower part of the earlier chimney is visible, together with the roofing structure. There are remains of whitewashing on the walls and an inserted staircase at the rear which has partially collapsed. The rear extension, of similar construction, provided a small pantry with a brick bench and timber shelving.

It seems likely that the part-glazed front door and possibly some of the cross windows also date from this period. Jenny Wetton Conservation 14 9, 10 and 11 High St, Dilhorne – Heritage Statement

OS 1880 OS 1924

The House in the Early 20th Century2 The Rear, Early 20th Century

Extension at East End Interior

2 Salt, K. Dilhorne: A History of the Parish and Its People (Leek: Churnet Valley, 2013), 73 and 101 Jenny Wetton Conservation 15 9, 10 and 11 High St, Dilhorne – Heritage Statement

Extension at Rear Interior

Late 20th Century Alterations There was no change to the house by 1939 but a historic photograph from the 1960s shows that a window on the first floor of the front elevation had been infilled and the chimneys replaced3. In the 1980s, a single-storey block was added to the north-west corner. By the time the building was listed, in 1986, an additional small window had been inserted to the left of centre on the first floor. The eastern room on the first floor was also subdivided to provide a toilet although this partitioning has now been removed. A small infill extension was added to the west elevation, on the end of the earlier extension. Windows were also inserted at the ground floor of the west gable. In recent years, the roof has been replaced.

OS 1939 OS 1995

3 Ref. C/P/65/7/1/12/20, National Buildings Record Photograph, 1963 (Held by Staffordshire Record Office and available online at: http://www.staffspasttrack.org.uk/) Jenny Wetton Conservation 16 9, 10 and 11 High St, Dilhorne – Heritage Statement

Extension on West Side 1980s Extension

3.4 Context: Staffordshire Farmhouses Salt describes many farmhouses in the area in the 17th century as having ‘only four rooms: a hall or houseplace, a parlour bedroom, a service room…’ and a storeroom on the first floor which could also provide additional sleeping room for larger families4.

Brunskill describes many small houses as being built with two living spaces on the ground floor with rooms above. Some of these houses had a front entrance giving onto a living kitchen with a parlour opening off this and both rooms could be heated. The arrangement had the advantage of providing a balanced front elevation but the accommodation was limited, especially as living standards improved. 9 to 11 High Street, however, is built on a rough L-plan which Brunskill describes: ‘One way of increasing the floor area was to extend at the rear with a wing which produced an L-shaped or T-shaped plan. The main block retained living room and parlour with entrance in between, the extension contained a kitchen with its fireplace in a gable wall, possibly a scullery or pantry, and a staircase near the junction of main block and wing and so in a convenient position to serve three bedrooms on the first floor.

Such an arrangement was quite widely employed in the 18th century, especially in the brick farmhouses serving the lowland counties of the Midlands.5’

The windows on the front elevation are cross-windows which Hall describes: ‘By the end of the [17th] century the cross-window was the standard type in all the larger town houses and farmhouses. Most of the earlier cross-windows have the transom just above the centre, while by the end of the century if was often much nearer the top of the window, although this is not an invariable rule. Cross-windows are equally common in both wood and stone and [remained] popular until about 1740 in most areas and in the north for even longer.’6

4 Salt, K. Dilhorne: A History of the Parish and Its People (Leek: Churnet Valley, 2013), 49 5 Brunskill, R. W. Houses and Cottages of Britain (London: Orion, 2000), 78 6 L. Hall. Period House Fixtures and Fittings 1300-1900 (Newbury, Countryside, 2005), 74-75 Jenny Wetton Conservation 17 9, 10 and 11 High St, Dilhorne – Heritage Statement

The dormers illustrate a transitional phase in illuminating and ventilating upper floors. Breckon, Parker and Andrew describe dormers as being widely used in the 16th and 17th centuries but ‘…it was in the 18th that they really came into their own, especially in the countryside where agriculture was thriving. …The workers slept in the attic rooms, lit by dormer windows added to old houses to light the new plastered out lofts or in houses provided with dormers from the start…After this period [18th century] as dormers became more widespread, it is more than likely that they are original.7’ Traditionally, dormers were used where there was no gable to accommodate window to light the ends of a house.

The historic staircase, although very simple in design, has a hand-rail similar to examples illustrated by Hall, including one in Staffordshire from 1723: ‘Flat-topped hand rails occur in a variety of forms through the 17th and into the 18th centuries.8’

Numbers 9 to 11 are typical of a building constructed on an L-plan, with windows and remains of a staircase typical of the period. Although the house may have been built for a mine owner rather than as a farmhouse, its design was clearly informed by farmhouses of the area. Although dormers were often used in rural houses at this period, it does seem odd that the attic rooms were lit this way when there were gables to accommodate windows; perhaps it was felt that the chimneys were too wide.

7 Breckon, B., Parker, J and Andrew, M. Tracing the History of Houses (Newbury, Countryside, 2000), 129-130 8 L. Hall. Period House Fixtures and Fittings 1300-1900 (Newbury, Countryside, 2005), 130 Jenny Wetton Conservation 18 9, 10 and 11 High St, Dilhorne – Heritage Statement

4 SIGNIFICANCE 4.1 Assessing significance Assessing significance is a key principle for managing change to heritage assets, and is embedded within current government policy; NPPF policies 127 and 128 (CLG, National Planning Policy Framework, 2012). A key objective in the NPPF is ‘the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation …’ (NPPF Para. 126). The NPPF advises that the more significant the heritage asset the greater the presumption in favour of its conservation (policy 132). English Heritage issued Conservation Principles in 2008 to explain its philosophical approach to significance and managing change and identified four main aspects of significance: evidential, historical, aesthetic and communal. There are three levels of significance as well as neutral and an intrusive grade:

Exceptional Level of Significance The element is relatively intact, has a special interest, and makes an important contribution to the wider significance of the site. This would correspond to an individual grade I or II* listing. The NPPF advises that substantial harm should be wholly exceptional.

High Level of Significance A designated asset important at national and regional level, including Grade II listed buildings. The NPPF advises that substantial harm should be exceptional.

Medium Level of Significance An undesignated asset important at a local to regional level, including locally (non- statutory) listed buildings. The element has been altered, has less special interest, and its contribution to the wider significance of the site is less important. May include less significant parts of listed buildings. Buildings and parts of structures in this category should be retained where possible, although there is usually scope for adaptation.

Low Level of Significance An undesignated asset important at a local level, including buildings which make a positive contribution to a conservation area. The element has been significantly altered, has a low level of integrity, the special interest has been lost and it makes little contribution to the wider significance of the site. Buildings and parts of structures in this category should be retained where possible, although there is more scope for adaptation.

Neutral The element is historically unimportant but does not have a negative visual impact on the surrounding buildings. May include insignificant interventions to listed buildings and buildings that do not contribute positively to a conservation area. The removal or adaptation of structures in this category is usually acceptable where the work will enhance a related heritage asset.

Jenny Wetton Conservation 19 9, 10 and 11 High St, Dilhorne – Heritage Statement

Intrusive The element is historically unimportant and has a negative visual impact on the surrounding buildings. Wherever practicable, removal of negative features should be considered, taking account of setting and opportunities for enhancement. 4.2 Significance of 9, 10 and 11 High Street Following the methodology for assessment of cultural significance set out in the English Heritage Conservation Principles, the house at 9, 10 and 11 High Street can be identified to have the following heritage values:

Evidential Value: Numbers 9 to 11 High Street dates mainly from the early-18th century but has been through several phases of re-modelling and alteration which reflect the changing aspirations of its owners. It appears on maps from 1775 and retains a late 18th to early 19th century extension, further small extensions probably from the late 19th century with additional extensions from the late 20th century. It was initially one house but was sub-divided by 1838. The extensions and internal alterations to provide multiple occupancy have, to some extent, obscured the historic elevations and the original floor-plan. The upper part of the historic staircase has been replaced, probably in the late 19th century.

Salt is of the opinion that the house is one of a number of buildings which are larger than might be expected for a small rural community and may relate to the success of the local coal industry9. Further research, such as using the deeds, may reveal more information about the historic occupiers of the house.

There is a record for the house on the Staffordshire Historic Environment Record which confirms the information given in the listed building description.

Historical Value: The house was part of the Buller estate, one of the principal landowners in the area and Lords of the Manor. The Buller family resided at Dilhorne Hall, which was re-built in the early 19th century but demolished in the late 20th century.

Architectural Value: The house at numbers 9 to 11 was built in a vernacular style typical of the area and was constructed in locally-sourced materials. It retains much of the historic L-plan and cross-windows and dormers at the front, although the cross-window at the east end on the ground floor has narrower glazing bars in the upper part and the rest may have been replaced later, and mullioned windows at the rear. The rooms at the front on the ground floor retain chamfered beams, a tiled floor, an archway and what may have been the original front door, now re-positioned at the side. At the junction between the main block and the rear wing is a dog-leg timber staircase with a simple chamfered hand-rail and rectangular newel post on the ground floor. Both the position and design of the lower part of the staircase are typical of early 18th century rural houses. The

9 Salt, K. Dilhorne: A History of the Parish and Its People (Leek: Churnet Valley, 2013), 39 Jenny Wetton Conservation 20 9, 10 and 11 High St, Dilhorne – Heritage Statement former kitchen range has been infilled but the pantry has survived to the east, although the access to this has been changed. The first floor rooms also retain historic beams and the roof structure is visible at second floor level. The rear extension appears to pre-date the sub-division for multiple occupancy as the rear staircase runs over a window and there are infilled doorways which would have provided access.

The house has been unoccupied for a number of years and is in very poor condition. The rainwater goods have gone and much brickwork and pointing is in a poor condition. There are many signs of damp, including many collapsed ceilings, significant loss of plasterwork, possible rot in a loadbearing beam in the historic kitchen and unsafe floors. One of the late 20th century extensions is derelict. The lower part of the eastern staircase has gone, thus affecting access to the upper levels in this part of the building. Although the roof was replaced several years ago, these factors are having a negative effect on the significance of the listed building.

Load-bearing Beam, Ground Floor Collapsed Ceiling, Ground Floor

Lower Part of Eastern Staircase Gone Collapsed Ceiling, First Floor

Social Value: The house has provided a home for local people for around 300 years.

Jenny Wetton Conservation 21 9, 10 and 11 High St, Dilhorne – Heritage Statement

4.3 Summary of Significance The chief aspects of significance are the building’s vernacular architectural style in locally-sourced materials and surviving historic features but also its historic association with the locally significant Buller family of Dilhorne Hall and, possibly, also the regionally significant coal industry.

9 to 11 High Street is considered to be of high significance overall, although its poor condition is diminishing its significance.

In a hierarchy of significance, the front elevation of the house should be considered as of high significance as this is the most designed and retains the historic entrance, although it is somewhat altered. The north and east elevations retain fabric of interest although they have been altered and are of medium significance. The west elevation has been substantially altered, is partially obscured by the late 20th century extensions and is considered to be of low significance. 4.4 Schedule of Significance The table below details the levels of significance of the interior of 9 to 11 High Street.

Interior Element Significance Level Ground Floor: Western Front Room High Eastern Front Room High Eastern lean-to and Rear Pantry Low Stair Hall High Former Kitchen Medium Pantry Medium Rear Room Medium Rea Staircase Intrusive Late 20th century extensions Intrusive First Floor Stair Hall Medium West Bedroom High East Bedroom High Bathroom Medium Central Bedroom Medium Rear Bedroom Low 2nd Floor Stair Hall Medium West Bedroom High East Bedroom High Central Bedroom High Rear Bedroom Medium

Jenny Wetton Conservation 22 9, 10 and 11 High St, Dilhorne – Heritage Statement

4.5 Contribution Made by Setting to Significance The NPPF defines the setting of a heritage asset as ‘the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral’.

The house at 9 to 11 High Street was built in a village in a rural landscape facing onto a road running south-west towards the Church. By 1798, the road ran around the east side of the house and to the north, leaving the house facing onto a dead-end road. The tithe map shows houses adjoining to the south-west and on the other side of the road. To the north-east lay further development around the cross-road, including the Royal Oak public house and the early 19th century Hollybush House, now listed at Grade II. Further afield, to the south, lay Dilhorne Hall, later demolished. Due to later development to the south of High Street, the setting of the site can be defined as High Street in both directions and the northern end of New Road.

1838 Tithe Map OS 1995

The house lies in a prominent position at the junction between High Street and New Road and is positioned up to the road. There is a garden at the side and rear, bordered by a brick wall and a hedge. The garden features a historic well (of uncertain date) with a brick front wall aligned north-west - south-east with stone copings and an opening with a stone base and archway. There is a grassy mound over the well but the south side has been altered with poor quality blocking to make way for the 1980s extension to the house. A structure is marked on the tithe map in approximately this position, but aligned south-west – north-east and the well may have been re- positioned and is shown in the current alignment on the 1924 map. The late 20th century Heather House has been built at the west end of the garden and there are part-finished garages in modern materials in front.

The front and north-east elevations of the house are clearly visible in views southwards along High Street, which includes buildings of a variety of dates and of two to three storeys, mainly 19th century but with a short recently-built terrace. A recent garage

Jenny Wetton Conservation 23 9, 10 and 11 High St, Dilhorne – Heritage Statement ends the view and High Street. The upper part of the rear wing, and the rear of the Royal Oak, is prominent in views eastwards along New Road although the lower part is obscured by the boundary hedge. An additional feature of interest on the New Road boundary wall is the remains of a historic water trough, also shown on the 1924 map.

The setting is considered to make an overall positive contribution to the significance of the listed house although Heather House and its unfinished garages are diminishing this contribution.

Garden OS 1924

Well Heather House

Jenny Wetton Conservation 24 9, 10 and 11 High St, Dilhorne – Heritage Statement

View South Along High Street View East Along New Road

Remains of Trough

Jenny Wetton Conservation 25 9, 10 and 11 High St, Dilhorne – Heritage Statement

5 HERITAGE PLANNING CONTEXT 5.1 National Planning Policy Framework The national legislative framework for development affecting listed buildings and conservation areas is provided by the Planning (Listed Buildings and Conservation Areas) Act 1990; often referred to as the Listed Buildings Act. This sets out the duty on local planning authorities with regard to listed buildings and any buildings or land within a conservation area, when determining applications for planning permission. It is essential that these legal duties are considered, alongside the contents of the NPPF and other planning policies and guidance.

For listed buildings, the planning authority ‘shall have special regard to the desirability of preserving the building or its setting or any features of architectural or historic interest which it possesses’ (section 66).

Listed building consent is required for alterations which are likely to affect the character and special interest (significance) of the building. It is not required for like- for-like repairs, nor for alterations to modern fixtures and fittings which will not affect historic fabric, such as the removal of a modern partition.

Historic Environment Policies included in the National Planning Policy Framework (March 2012) replaced Planning Policy Statement 5 (PPS5). The Historic Environment Planning Practice Guide, which accompanied PPS5, has recently been replaced by the Planning Practice Guide: Conserving and Enhancing the Historic Environment, though this should be read in the light of the NPPF, and does not comprise policy.

The NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. The Government sees three dimensions to sustainable development: economic, social and environmental, and these roles should be regarded as mutually dependent. Economic growth can secure higher social and environmental standards, and well-designed buildings and places can improve the lives of people and communities. The planning system is therefore expected to play an active role in guiding development to sustainable solutions. Protecting and enhancing the historic environment is an important component of the National Planning Policy Framework’s drive to achieve sustainable development (as defined in Paragraphs 6- 10). The appropriate conservation of heritage assets forms one of the ‘Core Planning Principles’ (Paragraph 17 bullet 10) that underpin the planning system. Policies 126- 141 are related to conserving and enhancing the historic environment.

The Planning Practice Guide states: ‘In the case of buildings, generally the risks of neglect and decay of heritage assets are best addressed through ensuring that they remain in active use that is consistent with their conservation. Ensuring such heritage assets remain used and valued is likely to require sympathetic changes to be made from time to time.’

Policies 128 and 129 of the NPPF require planning applicants and local planning authorities to assess the significance of any heritage assets affected, including any Jenny Wetton Conservation 26 9, 10 and 11 High St, Dilhorne – Heritage Statement contribution made by their setting. The level of detail should be appropriate to the assets’ importance and no more than sufficient to understand the potential impact of the proposal on their significance. Local planning authorities should take this assessment into account when the potential impact of proposed development to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.

Policy 131 states: ‘In determining planning applications, local planning authorities should take account of:  the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;  the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and  the desirability of new development making a positive contribution to local character and distinctiveness.

Policy 132 states: 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. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.

The Planning Practice Guide: Conserving and Enhancing the Historic Environment, provides guidance on determining substantial and less than substantial harm: ‘In general terms, substantial harm is a high test, so it may not arise in many cases. For example, in determining whether works to a listed building constitute substantial harm, an important consideration would be whether the adverse impact seriously affects a key element of its special architectural or historic interest. It is the degree of harm to the asset’s significance rather than the scale of the development that is to be assessed. The harm may arise from works to the asset or from development within its setting.

‘While the impact of total destruction is obvious, partial destruction is likely to have a considerable impact but, depending on the circumstances, it may still be less than substantial harm or conceivably not harmful at all, for example, when removing later inappropriate additions to historic buildings which harm their significance. Similarly, works that are moderate or minor in scale are likely to cause less than substantial harm or no harm at all. However, even minor works have the potential to cause substantial harm.10’

10 http://planningguidance.communities.gov.uk/blog/guidance/conserving-and-enhancing-the-historic- environment/why-is-significance-important-in-decision-taking/ [Accessed 7.03.16] Jenny Wetton Conservation 27 9, 10 and 11 High St, Dilhorne – Heritage Statement

Policy 133 states: ‘Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply:  the nature of the heritage asset prevents all reasonable uses of the site; and  no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and  conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and  the harm or loss is outweighed by the benefit of bringing the site back into use.

Policy 134 states; ‘Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.’

Policy 141 states: ‘Local planning authorities should make information about the significance of the historic environment gathered as part of plan-making or development management publicly accessible. They should also require developers to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible. However, the ability to record evidence of our past should not be a factor in deciding whether such loss should be permitted.’ 5.2 Staffordshire Moorlands Adopted Core Strategy DC2 - The Historic Environment The Council will safeguard and, where possible, enhance the historic environment, areas of historic landscape character and interests of acknowledged importance, including in particular scheduled ancient monuments, significant buildings (both statutory listed and on a local register), the settings of designated assets, conservation areas, registered historic parks and gardens, registered battlefields and archaeological remains by: 1. Resisting development which would harm or be detrimental to the special character and historic heritage of the District’s towns and villages and those interests of acknowledged importance. 2. Promoting development which sustains, respects or enhances buildings and features which contribute to the character or heritage of an area and those interests of acknowledged importance through the use of conservation area appraisals, design statements, archaeological assessments, characterisation studies and Masterplanning. 3. Preventing the loss of buildings and features which make a positive contribution to the character or heritage of an area through appropriate reuse and sensitive development, including enabling development, unless their retention is not viable or there would be substantial planning benefits to outweigh the loss.

Jenny Wetton Conservation 28 9, 10 and 11 High St, Dilhorne – Heritage Statement

6 IMPACT ASSESSMENT 6.1 Summary of the Proposals The applicant has designed a scheme for major refurbishment of the building with some internal alterations.

There are further details in the drawings which accompany the application. It should be noted that there are errors in the proposed drawings: one ground floor window has been left out of the front elevation and a window added to the second floor.

The house at 9 to 11 High Street is of high significance, confirming its status as a designated heritage asset and substantial harm should be exceptional. 6.2 Impact of Changes on the Significance of the Listed Building The impact of proposals has been considered in the context of the significance of the building as a whole, and the relative significance of affected fabric and areas. The impact of each principle alteration is summarised below:

Proposal Significance of Impact Mitigation affected area

House Exterior

Replace Intrusive Neutral – this area is Suggest consent is windows in having a negative effect time limited. 1980s on the significance of the Intended to demolish extension historic building but this extension once repair work will enable the work to historic house applicant to occupy the finished. property while repair work is carried out.

House- Interior: Ground Floor

Remove four Low/Medium Beneficial – staircases N/A inserted inserted to allow staircases conversion for multiple occupancy, confusing historic floor plan and covering pre-existing features

Demolish High Moderately harmful – the Ensure sufficient internal wall wall is probably part of structural support between the early 18th century ground floor floor plan. front rooms

Jenny Wetton Conservation 29 9, 10 and 11 High St, Dilhorne – Heritage Statement

Remove door High/Medium Neutral – doorway N/A between front already gone, archway to room and stair be retained. hall

Demolish Medium/Intrusive Possibly moderately Investigate nature internal wall at harmful – may be a and structure of wall. rear historic external wall If historic brickwork, should be retained. Will be needed when 1980s extension demolished.

First Floor:

Eastern front High/Medium Beneficial – would re- N/A bedroom: re- instate historic floor plan open infilled in this area doorway to stair hall

Bathroom: High/Medium Mildly harmful – although Re-use door and move doorway this would result in the surround in new from east to loss of some historic position, re-use south wall fabric, the historic historic bricks where function of this area is possible. unknown.

Central Medium Neutral – although the New partition to be bedroom: re- proposals would result in stud wall to allow for open infilled the sub-division of the reversibility opening to space, re-instatement of south and sub- the infilled door opening divide would re-instate the historic floor plan.

Central Medium Moderately harmful – Re-use existing bedroom: there appears to be doorway instead. insert new historic buttressing in this doorway to area, as well as the wall. north

Second Floor:

Eastern front High/Medium Beneficial – would re- N/A bedroom: re- instate historic floor plan open infilled in this area doorway to stair hall

Central room: High in central Mildly harmful – would Use stud partition sub-divide for part sub-divide space wall to allow for walk-in reversibility and wardrobe retain roofing structure open to view

Jenny Wetton Conservation 30 9, 10 and 11 High St, Dilhorne – Heritage Statement

Central room: High/Medium Beneficial – would re- N/A re-open infilled instate historic floor plan opening to in this area north-east

Western front High Moderately harmful – Retain purlin in situ bedroom: would result in the loss of and open to view insert doorway historic rafters but some in north wall rafters already replaced

The overall approach to the repair and conservation work on the building will be to retain as much historic fabric as possible and to carry out repairs where possible and use like-for-like replacements where this is not possible. Brickwork will be repaired and pointing carried out in a lime-based mortar to match surviving historic examples. Missing rainwater goods will be replaced in cast-iron. New doorways will have oak surrounds and high quality oak doors. Internal plasterwork will be repaired/replaced with lime-based plaster. Surviving historic fire surrounds should be repaired where possible.

Inserted Staircase Inserted Staircase

Jenny Wetton Conservation 31 9, 10 and 11 High St, Dilhorne – Heritage Statement

Left Side of Central Room, 2nd Floor Western Bedroom, 2nd Floor

6.3 Overall Impact on Significance The applicant intends to live in the rear of the building, using the later extensions, before moving into the historic house once refurbishment is complete. It is then intended to demolish the late 20th century extensions, making good the walls.

The proposals have been modified following specialist advice to re-use existing doorways and infilled openings where possible.

The Senior Conservation Officer at Staffordshire Moorlands District Council & High Peak Borough Council has confirmed that the building has been on the Council’s ‘At Risk Register’ for many years. The principal benefit of the proposals is that they will enable substantial repair and conservation work and provide a sustainable future for this important building.

Considered overall, and taking account of the benefits outlined above, the impact of the proposals on the significance of the listed building will be beneficial.

Jenny Wetton Conservation 32 9, 10 and 11 High St, Dilhorne – Heritage Statement

7 CONCLUSIONS Sections 3 and 4 of this report provide an assessment of the significance of 9, 10 and 11 High Street, Dilhorne and its setting. Numbers 9 to 11 High Street 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 built as one house but was sub-divided by 1838. The extensions and internal alterations to provide multiple occupancy have, to some extent, obscured the historic elevations and the original floor-plan. The upper part of the historic staircase has 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 sets out the legislative and planning policy framework and gives guidance on the circumstances in which consent may be required. Policy 131 of the NPPF sets out the principles guiding the determination of applications for consent relating to heritage assets. This should take account of the desirability of sustaining and enhancing significance, the positive contribution that conservation of heritage assets can make to the establishment of sustainable communities and economic vitality and the desirability of new development making a positive contribution to local character and distinctiveness.

The assessment of impact on the heritage assets and their setting is set out in Section 6. Although some of the proposed work would be mildly or moderately harmful, much is considered to be neutral or beneficial and, taking the significant benefits and mitigation measures outlined in section 6 into account, are considered to be beneficial overall. Policy 134 sets out that where proposals will 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 proposal. The principal benefit of the proposals is that they will enable substantial repair and conservation work and provide a sustainable future for this important building.

The well is designated by virtue of falling within the historic curtilege of the listed building. Further information needs to be provided by the applicant on the proposals for landscaping and re-location of the well and Listed Building Consent would be required for its re-location.

This report could be added to the Historic Environment Record as a permanent publicly-accessible record, in keeping with the requirements of Policy 141.

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 33 9, 10 and 11 High St, Dilhorne – Heritage Statement

8 SOURCES

Published Breckon, B., Parker, J and Andrew, M. Tracing the History of Houses (Newbury, Countryside, 2000) Brunskill, R. W. Houses and Cottages of Britain (London: Orion, 2000) Brunskill, R. W. Traditional Buildings of Britain (London: Orion, 2004) Staffordshire Directories 1834, 1928, 1940 Staffordshire Historic Environment Record [online]. HER No. 06194. Available at: http://www.heritagegateway.org.uk/gateway/ [accessed 9.05.16] Department for Communities & Local Government. National Planning Policy Framework, 2012 English Heritage. Conservation Principles (English Heritage, 2008) Hall, L. Period House Fixtures and Fittings 1300-1900 (Newbury, Countryside, 2005) Pevsner, N. Buildings of England: Staffordshire (Yale, 2002) Salt, K. Dilhorne: A History of the Parish and Its People (Leek: Churnet Valley, 2013) Staffordshire Moorlands and High Peak Borough Council. COUNTING OUR HERITAGE: A Heritage At Risk Survey of Grade II listed buildings in High Peak and Staffordshire Moorlands by Community Volunteers in 2013 White’s History, Gazetteer and Directory of Staffordshire, 1851

Unpublished Brock, D. Illustrated Glossary of Architectural Terms (London: English Heritage, 1984, unpubl. report)

Maps and Plans 1798 Yates Staffordshire 1782 Enclosure maps, Dilhorne 1838 Tithe map 1880 1:10560 Ordnance Survey Staffordshire Sheet XIX SW 1924 1:2500 Ordnance Survey Staffordshire Sheet XIX.9 1939 1:2500 Ordnance Survey Staffordshire Sheet XIX.9 1951 1:10560 Ordnance Survey Staffordshire Sheet XIX SW 1995 1:2500 Ordnance Survey Plan SJ9743

Jenny Wetton Conservation 34 9, 10 and 11 High St, Dilhorne – Heritage Statement

9 APPENDIX – LISTED BUILDING DESCRIPTION SJ 94 SE DILHORNE C.P. HIGH STREET (west side)

5/161 Nos 10 and 11

GV II

House. Early C18 with late C19 alterations. Red brick with raised bands at floor levels; steeply pitched tiled roof; large end stacks. Two storeys and attic, 3-window front; two small, gabled dormers over C19 small pane cross casements; additional small window to left of centre on first floor; entrance to left of centre with part-glazed late C19 door. Single storey lead-to [sic] attached to right hand end.

Jenny Wetton Conservation 35 9, 10 and 11 High St, Dilhorne – Heritage Statement

Jenny Wetton Conservation 8Gorsey Brow Broadbottom Hyde Cheshire SK14 6EA

Telephone 07973-127464

www.jwconservation.co.uk

Jenny Wetton Conservation 36