The Historic Environment Consultancy Heritage Statement: Land Adjacent

The Historic Environment Consultancy

Heritage Statement: Land adjacent to Village Hall Loop Road Keyston Cambridgeshire PE28 0RX National Grid Reference: TL 043 753

Dr Peter Wardle & Colin Lacey

24/4/2014 Document Reference Number 2014/1187 Version 2

Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement Land adjacent to Village Hall Keyston

Heritage Statement: Land adjacent to Village Hall Keyston Dr Peter Wardle and Colin Lacey 14/1/2014

Table of Contents 1. Version Control...... v 2. Summary ...... 6 3. The Basis of The Report ...... 8 5. Introduction ...... 9 5.1 The Client ...... 9 5.2 Confidentiality and Copyright ...... 9 5.3 Location ...... 9 5.4 Site Visit ...... 9 6. National Planning Policy ...... 12 6.1 The National Planning Policy Framework ...... 12 6.2 Relevant Sections of Glossary ...... 14 6.3 Interpretation of National Planning Policy ...... 15 6.4 Public Benefit ...... 16 7. English Heritage Policy on Setting ...... 19 7.1 Definition of Setting ...... 19 7.2 History in The View ...... 20 7.3 English Heritage Policy on Screening ...... 20 7.4 The Setting of Historic Assets ...... 21 7.5 Case Law ...... 22 8. The Historic Context ...... 23 9. Baseline Survey ...... 23 10. Conservation Area ...... 24 11. Heritage Assets ...... 29 11.1 The Parish Church...... 30 11.2 Manor Farm ...... 39 12. Non Visual Aspects of The Setting ...... 42 13. Views From the Parish Church in Winter ...... 43 14. Views Towards the Parish Church in Winter ...... 47 15. View to and From Manor Farm House ...... 51 16. The Proposals ...... 53 16.1 The Impact of the Proposals ...... 53 16.2 What Matters and Why ...... 55 16.3 Discussion ...... 56 17. Appendix Descriptions of The Designated Heritage Asset ...... 61

i Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Land adjacent to Village Hall Keyston 17.1 Parish Church of St John The Baptist...... 61 17.2 The Manor Farmhouse Description ...... 63 17.3 The Mulberries ...... 63 17.4 K6 Telephone Box ...... 63 17.5 The Stone House...... 64 17.6 Bakehouse 4m west of Thatches ...... 64 17.7 Thatches ...... 64 17.8 Hill Farmhouse ...... 65 18. Appendix: Map Regression Exercise ...... 66 18.1 Methodology ...... 66 18.2 1889 Ordnance Survey ...... 68 18.3 1901 Ordnance Survey ...... 69 18.4 1953 Ordnance Survey Map ...... 70 18.5 1975 Ordnance Survey Map ...... 71 18.6 Modern Ordnance Survey Map ...... 72 18.7 1889 Ordnance Survey Map Detail...... 73 18.8 1901 Ordnance Survey Map Detail...... 74 18.9 1953 Ordnance Survey Map Detail...... 75 18.10 1975 Ordnance Survey Map Detail...... 76 18.11 Modern Ordnance Survey Map Detail ...... 77 19. Appendix: Views to the Church ...... 78

ii Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Land adjacent to Village Hall Keyston

Table of Figures Figure 1 General Location Plan. Scale 1:10,000 ...... 10 Figure 2 Detailed Location Plan. Scale 1:2500 ...... 11 Figure 3 Extent of Conservation Area Scale 1:2500 ...... 26 Figure 4 Designated Heritage Assets ...... 27 Figure 5 Date of Buildings in Keyston ...... 28 Figure 6 The Location of Nearby Heritage Assets...... 29 Figure 7: Approximate locations from where plates 22-29 were taken (1:2500 @ A4) ...... 47 Figure 8: Approximate locations from where plates 30-34 were taken (1:2500 @ A4) ...... 50 Figure 9: 1889 Ordnance Survey map ...... 68 Figure 10: 1901 Ordnance Survey Map ...... 69 Figure 11: 1953 Ordnance Survey Map ...... 70 Figure 12: 1975 Ordnance Survey Map ...... 71 Figure 13: Modern Ordnance Survey Map ...... 72 Figure 14: 1889 First Edition Ordnance Survey map ...... 73 Figure 15: 1901 Ordnance Survey map ...... 74 Figure 16: 1953 1:10,000 Ordnance Survey 1:10,560 map. enlarged to 1:1000 ...... 75 Figure 17: 1975 Ordnance Survey map ...... 76 Figure 18: Modern ordnance survey map ...... 77 Figure 19: Plan showing areas from which the church is visible, and photograph locations ...... 78 Table of Plates Plate 1 The View from The Loop to The Parish Church across the application area...... 7 Plate 2 The view from Hampton Court Station towards Hampton Court ...... 22 Plate 3 The Church Steeple West End ...... 30 Plate 4 The South Elevation of the Church ...... 31 Plate 5 The East Elevation of the Church ...... 31 Plate 6 The North Elevation of the Church ...... 32 Plate 7 The North Elevation of The Church ...... 32 Plate 8 The West Elevation of the Church ...... 33 Plate 9 Gargoyle South Elevation ...... 34 Plate 10 Window Head Carving ...... 34 Plate 11 Window Head Carving ...... 35 Plate 12 The Nave ...... 35 Plate 13 The North Aisle ...... 36 Plate 14 The South Aisle ...... 37 Plate 15 Corbel with Head Carving ...... 37 Plate 16 Corbel Head Carving ...... 38 Plate 17 Medieval Stained Glass ...... 38 Plate 18 Manor Farm House front Elevation ...... 39 Plate 19 Manor Farm House looking south along the Loop ...... 40 Plate 20 Agricultural Buildings of Manor Farm ...... 40 Plate 21 The Dairy ...... 41 Plate 22 Recent Agricultural Buildings ...... 41 Plate 23 View from the Churchyard ...... 43 Plate 24 View from the Churchyard ...... 43 Plate 25 View from the Churchyard ...... 44 Plate 26 View from the Churchyard ...... 44 Plate 27 View from the Churchyard ...... 45 Plate 28 View from the Churchyard ...... 45 Plate 29 View from the Churchyard ...... 46 Plate 30 View from the Churchyard ...... 46

iii Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Land adjacent to Village Hall Keyston Plate 31 Looking towards the Church from Manor Farm Garden ...... 47 Plate 32 Looking towards the Church from Manor Farm Garden ...... 48 Plate 33 Looking towards the Church from the Road adjacent to the Application Area ..... 48 Plate 34 Looking towards the Church from the Road adjacent to the Application Area ..... 49 Plate 35 Looking towards the Church from the Road adjacent to the Application Area ..... 49 Plate 36 View from Manor Farm House towards the application area ...... 51 Plate 37 The View from the centre of the application area towards Manor Farm ...... 52 Plate 38 The View from the centre of the application area towards Manor Farm ...... 52 Plate 38: View of Church C001 ...... 79 Plate 39: View of Church C002 ...... 79 Plate 40: View of Church C003 ...... 79 Plate 41: View of Church C004 ...... 80 Plate 42: View of Church C005 ...... 80 Plate 43: View of Church C006 ...... 80 Plate 44: View of Church C007 ...... 81 Plate 45: View of Church C008 ...... 81 Plate 46: View of Church C009 ...... 81 Plate 47: View of Church C010 ...... 82 Plate 48: View of Church C011 ...... 82 Plate 49: View of Church C012 ...... 82 Plate 50: View of Church C013 ...... 83 Plate 52: View of Church C014 ...... 83 Plate 53: View of Church C015 ...... 83 Plate 54: View of Church C016 ...... 84 Plate 55: View of Church C017 ...... 84 Plate 56: View of Church C018 ...... 84 Plate 57: View of Church C019 ...... 85 Plate 58: View of Church C020 ...... 85 Plate 59: View of Church C021 ...... 85 Plate 60: View of Church C022 ...... 86 Plate 61: View of Church C023 ...... 86 Plate 62: View of Church C024 ...... 86

iv Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement Land adjacent to Village Hall Keyston Version Control

1. Version Control

Version No Draft Content Added/Omitted Date 0.5 Client Draft 14/1/2014 0.7 LPA Draft Client Comments 1 Issued Report 15/1/2014 2 Client Draft Survey of Church Settings added

v Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk

Heritage Statement: Land adjacent to Village Hall Dr Peter Wardle and Colin Lacey 14/1/2014

2. Summary This Heritage Statement should be read in conjunction with the planning application. It considers the impact on nearby Heritage Assets, in particular the Church of St John the Baptist, and the importance of their settings.

The historic character of the village is defined by the road layout, the presence of the site of the Moated Manor House and the presence of the Church and historic farms which have not relocated from the centre of the village. In particular the historic buildings are arranged around a village green with the Parish Church located at the centre of this Green formed by the Loop Road and the B663. The historic area is not therefore the same as the conservation area.

The “Green” has been encroached upon since the Victorian Period. The Application was established as a plot of land in the early Victorian Period and may be the site of a house demolished in the Victorian period when the Village was contracting.

A key issue is the impact on the setting of the Parish Church.

The Parish Church is listed at Grade 1 that is the highest grade. While only 2.5% of listed buildings are listed at Grade 1, that is 8915 buildings in total, 42% of these are Parish Churches. It must be recalled that Parish Churches are virtually the only Saxon Buildings that survive and account for 31% of all Medieval Buildings. In many locations the Parish Church is the oldest Building. There are in total 8887 Medieval Parish Churches most, 87%, of which are listed at Grade I or II*. There are 14,337 Listed Parish Churches.

Often Parish Churches are listed for the artistic merit of their interiors or are given a higher grade for this reason. The most extreme example is Christchurch Southwark built in 1956 and listed because of the artistic merit of the stained glass in it, (See http://www.christchurchsouthwark.org.uk/index.html ) but the exterior has a much lower value. Thus when considering the setting of a Parish Church consideration has to be given to the importance of the external form of the building, rather than assuming the external appearance is what makes it listable at a particular grade.

The settings of all rural Parish Churches have a number of things in common not least: 1. The building is looked at frequently and visited by most members of the community. While about 20% of a village population regularly attend services, most members of the community will attend events such as weddings, funerals and christenings as well as displays, flower festivals, concerts and similar. 2. Virtually all Parish Churches receive visitors from near and far. 3. Parish Churches are a key part of the character of any village. 4. Often the only part of the Church visible from a distance is the Steeple. 5. Trees particularly yew trees are a key part of a Churchyard and can be considered to be permanent features – some trees have been present for a thousand years.

In this case what is important is that there are distant views, of a disproportionally large Church for the size of the settlement, indeed of the entire Southern Elevation of the 6 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 F01491 875239 E:[email protected] www.historicenvironment.co.uk

Medieval Church from a few locations, which is emphasised by the Church’s elevated position. The presence of trees detracts from the visual experience (this is not to say the view is unattractive – what is being considered is how the Heritage Asset is experienced and thus anything which inhibits the view of the building is a negative in these terms). By definition the most important places for these views are perpendicular or near perpendicular to it.

There are very restricted views from the Church due to the presence of: 1. A tall churchyard wall 2. Trees 3. Nearby buildings

In terms of the proposed development: 1. It makes little or no difference to the views from the Church given the location. 2. It does not alter a designated view point. 3. It does not adversely affect the existing view of the Church. 4. It enlarges a view point for the important aspect of the setting of the Church and will create a neater view.

Thus it can be seen as not harming the setting of the Parish Church and thus the following section 137 of the NPPF applies which is as follow: “Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.”

Plate 1 The View from The Loop to The Parish Church across the application area.

7 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

3. The Basis of The Report This is a document describing and discussing all aspects of the historic environment (Conservation areas, Listed Buildings, Ancient Monuments and archaeological sites) in relation to the development proposal at the above location.

This follows the principles set out in: Clark,K.,2003, Informed Conservation, English Heritage, London English Heritage, 2011, PPS5 Planning for the Historic Environment: Historic Environment Planning Practice Guide National Planning Policy Framework

The basic premise of this is that: • All conservation decisions should be based upon research and information. • Conservation is about managing change not fossilisation of buildings, land or landscapes. • Judgements should be based on evidence.

This report should be read in conjunction with the planning and listed building consent applications.

8 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

5. Introduction

5.1 The Client This report was commissioned by Pat Parkin of Parkin Planning Services on 8/1/2014 for and on behalf of Keyston Farms Ltd who are the building owners of the land.

5.2 Confidentiality and Copyright This document is to remain confidential for a period of 12 months or until it forms part of a formal planning application or until otherwise indicated by the client. The copyright of this report belongs to the Historic Environment Consultancy. No liability to third parties is accepted for advice and statements made in this report.

5.3 Location Site Address: Land adjacent to Village Hall Loop Road Keyston Cambridgeshire Post Code PE28 0RX Grid Reference: TL 043 753

The general location is shown in Figure 1 and the detailed location in Figure 2.

5.4 Site Visit The Site was visited by Dr Peter Wardle on 10/1/2014.

9 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Figure 1 General Location Plan. Scale 1:10,000

10 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Figure 2 Detailed Location Plan. Scale 1:2500

11 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

6. National Planning Policy

6.1 The National Planning Policy Framework The National Planning Policy for the Historic Environment is given in:

National Planning Policy Framework Section12 - Conserving and enhancing the historic environment pages 30-31 paragraphs 126-141 which state:

12. Conserving and enhancing the historic environment 126. Local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment,29 including heritage assets most at risk through neglect, decay or other threats. In doing so, they should recognise that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance. In developing this strategy, local planning authorities should take into account: ● the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; ● the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; ● the desirability of new development making a positive contribution to local character and distinctiveness; and ● opportunities to draw on the contribution made by the historic environment to the character of a place.

127. When considering the designation of conservation areas, local planning authorities should ensure that an area justifies such status because of its special architectural or historic interest, and that the concept of conservation is not devalued through the designation of areas that lack special interest.

128. In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.

129. Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.

130. Where there is evidence of deliberate neglect of or damage to a heritage asset the deteriorated state of the heritage asset should not be taken into account in any decision.

12 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

29 The principles and policies set out in this section apply to the heritage-related consent regimes for which local planning authorities are responsible under the Planning (Listed Buildings and Conservation Areas) Act 1990, as well as to plan-making and decision-taking. Achieving sustainable development | 31

131. 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.

132. 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.

133. 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.

134. 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.

135. The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

136. Local planning authorities should not permit loss of the whole or part of a heritage asset without taking all reasonable steps to ensure the new development will proceed after the loss has occurred.

13 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.

138. Not all elements of a World Heritage Site or Conservation Area will necessarily contribute to its significance. Loss of a building (or other element) which makes a positive contribution to the significance of the Conservation Area or World Heritage Site should be treated either as substantial harm under paragraph 133 or less than substantial harm under paragraph 134, as appropriate, taking into account the relative significance of the element affected and its contribution to the significance of the Conservation Area or World Heritage Site as a whole.

139. Non-designated heritage assets of archaeological interest that are demonstrably of equivalent significance to scheduled monuments, should be considered subject to the policies for designated heritage assets.

140. Local planning authorities should assess whether the benefits of a proposal for enabling development, which would otherwise conflict with planning policies but which would secure the future conservation of a heritage asset, outweigh the disbenefits of departing from those policies.

141. 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.30 However, the ability to record evidence of our past should not be a factor in deciding whether such loss should be permitted.

6.2 Relevant Sections of Glossary Archaeological interest: There will be archaeological interest in a heritage asset if it holds, or potentially may hold, evidence of past human activity worthy of expert investigation at some point. Heritage assets with archaeological interest are the primary source of evidence about the substance and evolution of places, and of the people and cultures that made them.

Conservation (for heritage policy): The process of maintaining and managing change to a heritage asset in a way that sustains and, where appropriate, enhances its significance.

Designated heritage asset: A World Heritage Site, Scheduled Monument, Listed Building, Protected Wreck Site, Registered Park and Garden, Registered Battlefield or Conservation Area designated under the relevant legislation.

Heritage asset: A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the local planning authority (including local listing).

Historic environment: All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora.

14 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Historic environment record: Information services that seek to provide access to comprehensive and dynamic resources relating to the historic environment of a defined geographic area for public benefit and use.

Setting of a heritage asset: 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.

Significance (for heritage policy): The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.

6.3 Interpretation of National Planning Policy Paragraph 132 states that: 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.

Paragraph 133 states that: 133. 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:

Paragraph 134 states that: 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.

There are thus six thresholds of harm: 1. Total Loss 2. Substantial Harm 3. Less than Substantial Harm 4. Harm 5. Non Harmful but requiring listed building consent 6. Non Harmful ie things which do not need listed building consent.

Substantial Harm has to be 1. Things which mean that the heritage asset would no longer merit the designation ie replacing all the historic fabric 2. Things that make the asset unrecognisable.

Substantial Harm can be: 1. The cumulative effect of many minor harmful actions.

Substantial Harm is not:

15 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

1. Things that English Heritage suggest can be done to buildings in their policy documents, for example extending a building or sub-dividing a building 2. Something that most authorities allow.

The Harm has to be weighed against:

● the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; ● the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; paragraph 126

The following is justification for substantial harm (Paragraph 133): • 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.

6.4 Public Benefit The National Planning Policy Frameworks suggest that there must be “public benefit” to justify less than substantial harm to a heritage asset and that this can include securing its optimum viable use.

In addition the PPS 5 Practice Guide paragraph 37 lists other public (Heritage) benefits as follows:

1. The social value of heritage assets to the community. 2. The potential for heritage-led regeneration. 3. The wider public benefits of the conservation of historic landscapes, parks and gardens. For example, in providing opportunities for recreation, the preservation of natural habitats and improved environmental quality. 4. The potential for heritage assets to improve quality of life and sense of place. 5. Creating opportunities for the optimum viable re-use of heritage assets at risk. 6. The role of traditional building materials and patterns of land use in local distinctiveness. 7. How heritage assets contribute to the attractiveness of streets and public spaces and how this contribution might be enhanced by, for example, reducing street clutter. 8. How to increase accessibility to and participation in the historic environment. 9. The economic potential of heritage assets. 10. The possible impacts of heritage tourism on the historic environment and wider community. 11. Opportunities to increase housing supply or meet other priorities by re-using and adapting heritage assets. 12. Ways that new development might complement and enhance existing settlements and heritage assets.

Further relevant paragraphs of the Practice Guide state:

16 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

78. Local authorities are advised to take into account the likely longevity of any public benefits claimed for a proposed scheme. Speculative, ill-conceived or short- term projects will not compare so favourably when considering an irreversible harm to the significance of a heritage asset.

79. There are a number of potential heritage benefits that could weigh in favour of a proposed scheme: It sustains or enhances the significance of a heritage asset and the contribution of its setting. It reduces or removes risks to a heritage asset. It secures the optimum viable use of a heritage asset in support of its long term conservation. It makes a positive contribution to economic vitality and sustainable communities. It is an appropriate design for its context and makes a positive contribution to the appearance, character, quality and local distinctiveness of the historic environment. It better reveals the significance of a heritage asset and therefore enhances our enjoyment of it and the sense of place.

87. Where a proposal causes minor harm there will still be a loss of value to society caused by that harm. This is a loss of public benefit that needs to be weighed against any other public benefits the proposal will bring, including, possibly, the conservation benefit of the proposal being part of realising the optimal viable use of the asset. Flexibility and imagination in the design process is crucial to minimising conflict. Some works may seem individually to be of little importance but can cumulatively be destructive of a heritage asset’s significance.

93. Keeping land in active use is a public benefit. It will be very rare that a decision has to be made between keeping a designated heritage asset and returning the site to active use but in such cases a balance still has to be struck between the loss to society of the significance of the designated asset and the benefits of returning the site to use. Loss of the highest graded assets will only be on wholly exceptional grounds.

In addition the English Heritage website states: http://www.english-heritage.org.uk/professional/advice/hpg/decisionmaking/NPPF/ (10/10/2012)

Public benefits in this sense will most likely be the fulfilment of one or more of the objectives of sustainable development as set out in the NPPF, provided the benefits will endure for the wider community and not just for private individuals or corporations. It is very important to consider if conflict between the provision of such public benefits and heritage conservation is necessary.

The NPPF seeks economic, social and environmental (including historic environmental) gains jointly and simultaneously. The planning system should actively guide development to sustainable solutions. Pursuing sustainable development involves seeking positive improvement in the quality of the built environment. Substantial harm or loss should be refused unless it is demonstrated that it is necessary to deliver substantial public benefits that outweigh that harm

17 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

(paragraphs 8, 9 and 133). The public benefits may be achieved with less or no harm by alternative design or location.

Sometimes harm is necessary to enable change of use of the asset to its optimum viable use. The optimum viable use is either the sole viable use of the asset or, if there is more than one viable use, the use most consistent with its ongoing conservation. Enabling such a change of use can be a public benefit that outweighs the harm done.

18 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

7. English Heritage Policy on Setting

7.1 Definition of Setting

The Planning (Listed Buildings and Conservation Areas) 1990 Act states:

7 Restriction on works affecting listed buildings Subject to the following provisions of this Act, no person shall execute or cause to be executed any works for the demolition of a listed building or for its alteration or extension in any manner which would affect its character as a building of special architectural or historic interest, unless the works are authorised.

16 (2)In considering whether to grant listed building consent for any works the local planning authority or the Secretary of State shall 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.

66.—(1) In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall 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.

However, the Act is silent on what the definition of setting actually is and thus precisely what is being referred to and thus protected.

The National Planning Policy Framework defines setting as follows:

The following statements in the National Planning Policy Statement are relevant: 128. In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting.

137. Local planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably. 19 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

The PPS 5 Practice Guide paragraphs 113-114 adds these key points: • Setting is not just a matter of views • The contribution a setting makes does not depend on public access • All heritage assets have a setting.

However this statement contradicts the most recent court judgement on the definition of setting: “in that setting is a visual concept” paragraph 98 R. (on the application of K. Miller) v. North Yorkshire County Council [2009] EWHC 2172 (Admin).

7.2 History in The View English Heritage have recently published “History in The View: A method for assessing heritage significance within views” (Written 2008 Published 2011). This document is largely concerned with considering the visual impacts from formal viewpoints, rather than assessing the impact on setting which encompasses other matters and the view from a heritage asset.

It also considers the impact on established viewpoints which are designated as such in the London Development Framework. Indeed their worked example would be classed as “iconic” in the above grading. The method for Part 1 of the assessment has been tested on the Townscape View from City Hall to the Tower of London (designated view 25 in the LVMF 2007). This worked example was chosen because it is a designated view in the London Plan, it has particular heritage significance associated with it, and is a view of a World Heritage Site that is currently subject to change.

They suggest the following methodology: 1. Baseline Analysis which locates viewpoints and what heritage assets are within them 2. Assessment of the significance of the heritage assets within the setting 3. Assessment of the impact of the development proposal.

There are no designated views so this methodology in not considered further.

7.3 English Heritage Policy on Screening

The Setting of Heritage Assets states on page 22: Options for reducing the harm arising from development may include the relocation of a development or its elements, changes to its design, the creation of effective long-term visual or acoustic screening, or management measures secured by planning conditions or legal agreements.

Where attributes of a development affecting setting may cause some harm to significance and cannot be adjusted, screening may have a part to play in reducing harm. As screening can only mitigate negative impacts, rather than removing impacts or providing enhancement, it ought never to be regarded as a substitute for well-designed developments within the setting of heritage assets. Screening may have as intrusive an effect on the setting as the development it seeks to mitigate, so where it is necessary, it too merits careful design. This should take account of local landscape character and seasonal and diurnal effects, such as changes to foliage and lighting. The permanence or longevity of screening 20 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

in relation to the effect on the setting also requires consideration. Ephemeral features, such as hoardings, may be removed or changed during the duration of the development, as may woodland or hedgerows, unless they enjoy statutory protection. Management measures secured by legal agreements may be helpful in securing the long-term effect of screening

7.4 The Setting of Historic Assets In October 2011 English Heritage published the document “The Setting of Heritage Assets”. This detailed their views as set out in the PPS 5 Good Practice Guide. In particular they give a methodology for assessing the implications of development proposals. They suggest the following process:

Step 1: identify which heritage assets and their settings are affected; • Step 2: assess whether, how and to what degree these settings make a contribution to the significance of the heritage asset(s); • Step 3: assess the effects of the proposed development, whether beneficial or harmful, on that significance; • Step 4: explore the way maximising the benefits

In addition they state the key principles which include

The design of a development affecting the setting of a heritage asset may play an important part in determining its impact. The contribution of setting to the historic significance of an asset can be sustained or enhanced if new buildings are carefully designed to respect their setting by virtue of their scale, proportion, height, massing, alignment and use of materials. This does not mean that new buildings have to copy their older neighbours in detail, but rather that they should together form a harmonious group. (121) • A proper assessment of the impact on setting will take into account, and be proportionate to, the significance of the asset and the degree to which proposed changes enhance or detract from that significance and the ability to appreciate it. (122)

21 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

7.5 Case Law Of importance is a recent (2011) judicial review and subsequent appeal of a planning application where setting of a heritage asset, Hampton Court, was a key issue. The relevant cases are:

Garner v Elmbridge Borough Council, Neutral Citation Number: [2011] EWHC 86 (Admin) Case No: CO/10474/2009

Garner vs. Elmbridge: decision by Mr Justice Ouseley

This case is now authority for the position that if a scheme is neutral with regard to a listed building it does not harm it. The test is somewhat similar to development in conservation areas: if it does not harm then it preserves or enhances the conservation area.

In addition as this was a borderline case it also coincidentally defines the standard of tree screening needed for the impact to be considered neutral.

Plate 2 The view from Hampton Court Station towards Hampton Court In the above photograph the Hampton Court Station is just visible through the trees that are present – that is the tree screen does not have to block out the view of something entirely.

In addition in 2009 a recent court judgement on the definition of setting concluded that: “in that setting is a visual concept” paragraph 98 R. (on the application of K. Miller) v. North Yorkshire County Council [2009] EWHC 2172 (Admin).

It is thus suggested that this judgement can only be overturned by a change in the law not Government or English Heritage Policy. 22 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

8. The Historic Context At the time of Domesday the manor of Keyston was owned by Edward the Confessor and by 1220 it had been given to the Earl of Winchester. The Manor remained in Royal Hands until 1616.

The Parish Church of St John the Baptist consists of a Nave and North and South Aisles constructed in the mid thirteenth century and the chancel at the end of the C13th with the steeple being added in the fourteenth century. (VCH)

A Manor House was built to the east of the Church in 1589. There was a moat surrounding the house but it is unclear if the moat is an earlier or contemporary feature. This is a Scheduled Ancient Monument.

'Parishes: Keyston', A History of the County of Huntingdon: Volume 3 (1936), pp. 69-75. URL: http://www.british-history.ac.uk/report.aspx?compid=66149 Date accessed: 13 January 2014

The land was enclosed following enclosure Acts of 1797 to 1836.

Three farms are known to have existed in the nineteenth century: Manor Farm Keyston Farm Hill Farm.

Census figures are quoted in Wikipedia as follows: Year Population 1801 212 1851 199 1901 175 1921 182 1931 151 http://en.wikipedia.org/wiki/Keyston

That is the size of the population was reducing in the nineteenth century rather than expanding.

The morphology of the Village is a mix of pre-enclosure form and post-enclosure form.

The pre-enclosure form consists of a large Green to the North of the Manor House with the Church at the centre of the Green. Manor Farm has evolved out of an earlier farm on the outside of the Green. Keyston Farm appears to be a Victorian encroachment onto the Green.

9. Baseline Survey The baseline survey is presented below and consists of considering the following: 1. The Historic Context 2. The Heritage Assets that are present 23 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

3. A consideration of the non visual setting of the Heritage Asset 4. A consideration of the views towards the Heritage Asset in summer 5. A consideration of the views towards the Heritage Asset in winter 6. A consideration of the views from the Heritage Asset in summer 7. A consideration of the views from the Heritage Asset in winter 8. The contribution the setting makes to the significance of the Heritage Asset.

10. Conservation Area The development area is located within the Keyston Conservation Area.

The extent of the Conservation Area is shown in the following figure:

It is noted that a key historic feature of the conservation area which is nationally important has been excluded from the conservation area – the site of the moated manor house.

Relatively few buildings are historic.

The historic character of the village is defined by the road layout, the presence of the site of the Moated Manor House and the presence of the Church and historic farms which have not relocated from the centre of the village. In particular the historic buildings are arranged around a ?village green with the Parish Church located at the centre of this Green formed by the Loop Road and the B663. The historic area is not therefore the same as the conservation area – it is much larger.

The date of the buildings in the entire village is as follows:

Date Number Percentage Medieval 1 1% C17 5 5% C18 5 5% C19 23 23% 1901-1953 14 14% Post 1953 50 51%

The date of the buildings within the conservation area is as follows

Date Number Percentage Medieval 1 2% C17 5 8% C18 5 8% C19 21 32% 1901-1953 7 11% Post 1953 26 40%

That is 50% of the buildings within the conservation area are clearly historic (Victorian or earlier). Of the more recent buildings 10 are the houses and other buildings in Church View and constructed on the former Keyston Farm. It is noted that the number of historic buildings within a conservation area is as least in part a function of where the boundaries are.

24 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Of the buildings on the Green most are non historic: Outside Conservation Conservation Medieval Area Area Total All Buildings Conservation Area Only C17 1 1 3% 4% C18 0 0% 0% C19 7 1 8 25% 29% 1901- 1953 3 3 9% 13% Post 1953 13 7 20 63% 54% Total 24 8 32

A key characteristic is the lack of large scale recent development so that a historic form of a village is present with housing adjoining fields (the term open countryside is avoided because generally the current landscape is not open fields but enclosed). In addition the field boundaries are largely recent fences rather than hedges.

25 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Figure 3 Extent of Conservation Area Scale 1:2500

26 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 F01491 875239 E:[email protected] www.historicenvironment.co.uk

Figure 4 Designated Heritage Assets

27 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Figure 5 Date of Buildings in Keyston 28 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

11. Heritage Assets The impact of the proposals on the following nearby designated Heritage Assets is considered:

Asset Type Listing Distance Inter-visible Grade Church of St John the Baptist Listed Building I 80m Yes Manor Farmhouse Listed Building II 52m Yes Mulberries Listed Building II 106 Not Clearly Visible K6 Telephone Box Listed Building II 170 Not Visible The Stone House Listed Building II 205 Not Visible Bakehouse Listed Building II 210 Not Visible Thatches Listed Building II 210 Not Visible Hill Farm House Listed Building II 336 Not Visible Site of old Manor House at Scheduled 162 Not Visible Keyston Ancient Monument

Figure 6 The Location of Nearby Heritage Assets. Taken from http://list.english-heritage.org.uk/mapsearch.aspx on 09/1/2014

29 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 F01491 875239 E:[email protected] www.historicenvironment.co.uk

11.1 The Parish Church The Parish Church of St John the Baptist consists of a Nave and North and South Aisles constructed in the mid thirteenth century and the chancel at the end of the C13th with the steeple being added in the fourteenth century. A Clerestory was added in the fifteenth century.

It is thus a church which was built over a short period of time rather than evolved. It is however large for a village of this size. The steeple consists of a four (six) stage tower plus a broach spire making it a relatively tall structure. Externally there are gargoyles and simple window head carvings. These are unusual. A simple style is used for the carved corbels.

Internally there are two fonts – the principal one being a C13 octagonal font on a pedestal. Double fonts are relatively unusual occurring in 1-5% of Parish Churches; normally the second font has been recently discovered buried in the churchyard, as is the case with Keyston. The pews are relatively early C16. There is some medieval stained glass. The interior fixtures, fittings and features are not therefore exceptional.

It is thus concluded that the external appearance and form is a key part of the Importance of This Building. (Detailed recording of this building can be found on theparishchurch.co.uk from 20/1/2014)

Plate 3 The Church Steeple West End

30 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 4 The South Elevation of the Church

Plate 5 The East Elevation of the Church

31 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 6 The North Elevation of the Church

Plate 7 The North Elevation of The Church

32 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 8 The West Elevation of the Church

33 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 9 Gargoyle South Elevation

Plate 10 Window Head Carving

34 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 11 Window Head Carving

Plate 12 The Nave

35 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 13 The North Aisle

36 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 14 The South Aisle

Plate 15 Corbel with Head Carving

37 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 16 Corbel Head Carving

Plate 17 Medieval Stained Glass 38 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

11.2 Manor Farm Manor Farm House is an C18 century house that was renovated and altered in 1916 including being refaced in a Queen Anne revival style. It is listed at Grade 2.

The other farm buildings can be divided into recent very large buildings to the rear, and a double courtyard of Victorian farm buildings including a dairy. The Victorian farm buildings include a storage building on the east side of The Loop. Manor Farm Garden is shown as an area of Woodland in the Victorian Period.

Plate 18 Manor Farm House front Elevation

39 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 19 Manor Farm House looking south along the Loop

Plate 20 Agricultural Buildings of Manor Farm

40 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 21 The Dairy

Plate 22 Recent Agricultural Buildings

41 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

12. Non Visual Aspects of The Setting

Setting includes factors other than the visual, that is things such as noise, smell, dust and movement.

The proposal is for a dwelling so noise, smell and dust are not factors particularly as the key asset, the Parish Church, is 80m from the proposed dwelling.

Large amounts of movement are not associated with a dwelling and thus given the distance and the views that are present there is no real impact.

Non Visual Aspects are therefore not considered in detail.

42 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

13. Views From the Parish Church in Winter The Churchyard wall on the south western side is unusually high being 6 feet (1.8m) tall.

Plate 23 View from the Churchyard

Plate 24 View from the Churchyard

43 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 25 View from the Churchyard

Plate 26 View from the Churchyard

44 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 27 View from the Churchyard

Plate 28 View from the Churchyard

45 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 29 View from the Churchyard

Plate 30 View from the Churchyard

46 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Figure 7: Approximate locations from where plates 22-29 were taken (1:2500 @ A4)

14. Views Towards the Parish Church in Winter

Plate 31 Looking towards the Church from Manor Farm Garden

47 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 32 Looking towards the Church from Manor Farm Garden

Plate 33 Looking towards the Church from the Road adjacent to the Application Area

48 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 34 Looking towards the Church from the Road adjacent to the Application Area

Plate 35 Looking towards the Church from the Road adjacent to the Application Area

49 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Figure 8: Approximate locations from where plates 30-34 were taken (1:2500 @ A4)

50 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

15. View to and From Manor Farm House The setting of Manor Farm House is dominated by the presence of the agricultural building adjoining the application area and the recent houses to the south. The impact of a single storey building will therefore be negligible in terms of views of historic buildings. The impact on the setting of Manor Farm House is therefore not considered in detail.

Plate 36 View from Manor Farm House towards the application area

51 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 37 The View from the centre of the application area towards Manor Farm

Plate 38 The View from the centre of the application area towards Manor Farm

52 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

16. The Proposals

16.1 The Impact of the Proposals

The impact of the proposals on the setting of the Parish Church can be summarised as follows using the English Heritage tables:

The Asset’s Physical Surrounding Is it a Comment Factor Topography Yes The elevated position gives unusual view Other heritage assets (including Yes buildings, structures, landscapes, areas or archaeological remains) Definition, scale and ‘grain’ of Yes The position of buildings means that there are limited surrounding streetscape, number of view points landscape and spaces Formal design No Historic materials and surfaces No Land use Yes The land use is relatively unusual as the Church and Churchyard appear to be located around a village green Green space, trees and vegetation Yes The trees have a masking effect Openness, enclosure and Yes The degree of openness gives rise to distant views of boundaries the entire southern elevation. There is however a strong sense of enclosure within the Churchyard due to the high wall, trees and nearby buildings on the North side. Functional relationships and None communications History and degree of change over Yes The Church has been relatively little changed since its time initial construction was completed. See above Integrity Issues such as soil chemistry and No No hydrology

Experience of the asset Surrounding landscape or Yes townscape character Views from, towards, through, Yes across and including the asset Visual dominance, prominence or Yes Virtually all Parish Churches are visually dominant and role as focal point are designed to act as a focal point and a landmark Intentional intervisibility with other None historic and natural features Noise, vibration and other None pollutants or nuisances Tranquillity, remoteness, ‘wildness’ Yes There is a tranquillity to most Churches in rural locations Sense of enclosure, seclusion, None The Church is a public place. intimacy or privacy

53 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Dynamism and activity None Accessibility, permeability and No patterns of movement Degree of interpretation or None promotion to the public The rarity of comparable survivals Yes of setting

The asset’s associative attributes Associative relationships between heritage assets Cultural associations No Celebrated artistic representations No Traditions No

Location and siting of development Applicable Comment

Proximity to asset Distant Extent Limited Position in relation to landform No Degree to which location will physically or No visually isolate asset Position in relation to key views No The proposed building will not be visible in the views towards the Church indicated in the conservation area appraisal.

The form and appearance of the development Prominence, dominance, or The proposal is for a bungalow and thus conspicuousness will not compete with the Parish Church or Competition with or distraction from the detract from the views. asset Dimensions, scale and massing Proportions Visual permeability (extent to which it can Yes Views towards the Church will be be seen through) uninterrupted by the proposed building Materials (texture, colour, reflectiveness, No etc) Architectural style or design Introduction of movement or activity No Diurnal or seasonal change Yes

Other effects of the development Change to built surroundings and spaces Change to skyline No Noise, odour, vibration, dust, etc None Lighting effects and ‘light spill’ None Change to general character (eg None Suburbanising or industrialising)

54 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Changes to public access, use or amenity No Changes to land use, land cover, tree No cover Changes to archaeological context, soil None chemistry, or hydrology Changes to None communications/accessibility/permeability

Permanence of the development Anticipated lifetime/temporariness No The proposal will be long term Recurrence No Reversibility No

Longer term or consequential effects of the development Changes to ownership arrangements Yes Economic and social viability Yes Communal use and social viability None

Enhancement may be achieved by Yes actions including: removing or re-modelling an intrusive Yes Screening off the adjacent electrical sub building or feature; station replacement of a detrimental feature by a Yes At present the land is waste ground new and more harmonious one; restoring or revealing a lost historic feature; introducing a wholly new feature that adds to the public appreciation of the asset; introducing new views (including glimpses Yes The enlarged opening will increase the or better framed views) that add to the degree to which the Church can be viewed public experience of the asset; or from The Loop. improving public access to, or No interpretation of, the asset including its setting.

16.2 What Matters and Why Page 18 of “The Setting of Historic Assets states:

Whilst these may assist analysis to some degree, as setting is a matter of qualitative and expert judgement, they cannot provide a systematic answer. English Heritage recommends that, when submitted as part of a Design and Access Statement, Environmental Statement or evidence to a Public Inquiry, technical analyses of this type should be seen primarily as material supporting a clearly expressed and non-technical narrative argument that sets out ‘what matters and why’ in terms of the heritage significance and setting of the assets affected, together with the effects of the development upon them.

55 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

16.3 Discussion1 The Parish Church is listed at Grade 1 which is the highest grade. While only 2.5% of listed buildings are listed at Grade 1, that is 8,915 buildings in total, 42% of these are Parish Churches. It must be recalled that Parish Churches are virtually the only Saxon Buildings that survive and account for 31% of all Medieval Buildings. In many locations the Parish Church is the oldest Building. There are in total 8,887 Medieval Parish Churches most of which, 87%, are listed at Grade I or II*. There are 14,337 Listed Parish Churches.

Often Parish Churches are listed for the artistic merit of their interiors or are given a higher grade for this reason. The most extreme example is Christchurch Southwark built in 1956 and listed because of the artistic merit of the stained glass in it (see http://www.christchurchsouthwark.org.uk/index.html), but the exterior has a much lower artistic value. Thus when considering the setting of a Parish Church consideration has to be given to the importance of the external form of the building, rather than assuming the external appearance is what makes it listable at a particular grade.

The settings of all rural Parish Churches have a number of things in common not least: 1. The building is looked at frequently and visited by most members of the community. While about 20% of a village population regularly attend services, most members of the community will attend events such as weddings, funerals and christenings as well as displays, flower festivals, concerts and similar. 2. Virtually all Parish Churches receive visitors from near and far. 3. Parish Churches are a key part of the character of any village. 4. Often the only part of the Church visible from a distance is the Steeple. 5. Trees, particularly yew trees, are a key part of a Churchyard and can be considered to be permanent features – some trees have been present for a thousand years.

The “settings” of Parish Churches have to be considered from a number of points of view these are: 1. The congregation who draw spiritual inspiration from the building and attend social events at the Church (Christian services are often followed by the serving of Tea and Coffee which can be a key part of attending) 2. Attending celebratory rituals such as weddings and christenings 3. Attending Acts of Remembrance such as Remembrance Day or funerals where the Church is a solemn backdrop 4. Learned Visitors whose ability to “Read” the Church is a key part of the experience 5. Non Learned visitors whose experience is an aesthetic one 6. Local Residents who experience the Church as a local focus point and as a symbol of permanence and longevity.

The proposed dwelling will not impact on any of the above experiences.

It has to be recognised that many Churches, say 25% of rural churches, have long distance views and are visible for some considerable distance and from many locations.

1 This discussion is based upon research and recording of the Parish Churches of England and draws upon Dr Wardle’s work for the Church Commissioners, the Diocese of St Edmundsbury and Ipswich, the Diocese of Gloucestershire and the Diocese of Southwark. So far 1060 Parish Churches have been visited and recorded. Some of the recording exercises can be viewed at www.theparishchurch.co.uk. 56 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

The desirability of preserving the settings of Parish Churches cannot be interpreted as meaning that nothing can be built within these views.

57 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Bythorn Molesworth Brington Leighton Old Weston

Cayworth Covington Tilbrook Kimbolton Keyston

Pertenhall West Dean Hargrave Caldecott Raunds

Ringstead Denfold Thrapstone Titchmarsh Clopton

58 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 F01491 875239 E:[email protected] www.historicenvironment.co.uk

Great Addington Irthingborough Little Addington Woodford

59 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

In this area, which is on the borders of Northamptonshire, Bedfordshire and Huntingdonshire there are is a disproportionate number of Parish Churches with Spires which give rise to long distance views of the top of the steeple and there are many examples of Churches steeples being intervisible.

In addition many Parish Churches are located • on the edge of villages, • in elevated locations • are not surrounded by trees which allow for long distance views and in some cases long distances views of both nave and chancel (the main church building).

It is in this context that the visible setting of the Keyston example has to be considered.

In this case what is important is that there are distant views, of a disproportionally large Church for the size of the settlement, indeed of the entire Southern Elevation of the Medieval Church from a few locations, which is emphasised by the Church’s elevated position. The presence of trees detracts from the visual experience (this is not to say the view is unattractive – what is being considered is how the Heritage Asset is experienced and thus anything which inhibits the view of the building is a negative in these terms). By definition the most important places for these views are perpendicular or near perpendicular to it.

There are very restricted views from the Church due to the presence of: 1. A tall churchyard wall 2. Trees 3. Nearby buildings

60 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 F01491 875239 E:[email protected] www.historicenvironment.co.uk

17. Appendix Descriptions of The Designated Heritage Asset

17.1 Parish Church of St John The Baptist

TL 0475 BYTHORN AND KEYSTON

19/40 Parish Church of 28.1.58 St John the Baptist

GV I

Parish church. Nave, north and south aisles mid C13, chancel late C13. West tower and south porch mid C14. Late C15 east wall of chancel rebuilt and north and south walls heightened, north and south transepts added and aisles largely rebuilt; clerestory added to nave. Restorations in 1883, 1898 (Pevsner suggests a C19 rebuilding of the spire). Roofs renewed in C16 and former vault to tower replaced by a wooden floor.

Walls of Weldon rubble with dressings of Weldon and Barnack limestone. Roofs of zinc and lead. South elevation:

West tower of three stages with moulded plinth and octagonal broach spire, second stage window of one trefoiled-light with moulded label and beast-head stops; belfry with two embattled transomed windows each with two upper and lower trefoiled-lights and a quatrefoil in a two-centred head with moulded labels and head stops, the jambs are enriched with flowers and the cusping of the tracery with rosettes at the points. Below the cornice a deep band of panels with blind tracery. Octagonal spine with shaped finials to the broaches and three tiers of gabled spire-lights divided in first two tiers by a central shaft and with shafted jambs, quatrefoils or trefoils; the windows of the third tiers have single lights with trefoiled ogee heads. (The west doorway is recessed within the thickness of the wall with a very fine outer ogee headed cusped arch). Clerestory and aisle with plain moulded parapet; five clerestory windows each of two trefoiled lights with vertical tracery in a four-centred head with moulded label. South aisle with moulded plinth continuous around south transept, three C15 windows each of three cinquefoiled lights in four-centred arches with moulded reveals and labels, transept window with two-lights in a four-centred head, possibly C17 using earlier material. South porch with moulded plinth and plain parapet, has a two-centred arch of two wave-moulded outer orders and inner order springing from attached shafts with moulded capitals. Chancel with raised walls and plain parapet. Three windows from left to right; C15 window of three cinquefoiled lights in a four-centred head with moulded label and beast-stops, eastern window C13 of two pointed lights with pierced spandrel in two-centred head with moulded label and defaced head stops.

61 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

Interior: Nave arcade, mid C13 north arcade of five bays with two-centred arches of two chamfered orders, east respond semicircular, piers round and octagonal with moulded capitals and bases on square plinths: south arcade mid C18 similar in design to the north arcade; south doorway with moulded jambs and two-centred head with moulded label and head stops. Tower arch, two-centred of three chamfered orders with moulded label to the nave; circular staircase in south-east angle with quadripartite ribbed vault. Chancel arch, c.1300 of three chamfered orders, responds each with three attached shafts, moulded capitals and bases. South doorway C13 with moulded and shafted jambs with 'stiff-leaf' capitals and moulded bases, and moulded trefoiled arch with foliated spandrels and moulded labels. Roofs: North transept late C15 or early C16 low pitched of two bays with cambered tie beam and curved braces with foliated spandrels carved with an eagle, moulded purlins and principal rafters and wall-plate, spandrel above the tie beam with foliate carving, a grotesque face and two roses; south transept roof of two bays and nave roof of five bays, both similar, with cambered and moulded tie beams, curved braces, wall- posts and ridge purlins, with bosses in the centre of the tie beams, the spandrels between the braces and tie-beams to the nave have pierced traceried panels, some painted decoration in east truss survives: north aisle roof, C16 of four bays enriched with foliate spandrels and moulded carved braces forming four-centred arches: south aisle roof C17 of four bays: south porch roof of two bays with cambered tie beams and moulded rafters and ridge piece restored. North and south doors C16.

Font, C13, octagonal bowl with tapering sides. C15 glass in chancel, north transept, and south transept. Original C17 pews in aisles, one dated 1608, and seats reusing C17 material. Sedilia c.1300 in chancel of three bays with piscina forming fourth bay, divided by small shafts with moulded caps and bases, chamfered jambs with trefoiled heads and carved spandrels. Two C18 carved stones in south porch and south wall of tower. For brass indents and monuments and floor slabs see (RCHM).

Pevsner Buildings of England p274

RCHM Huntingdonshire p166

VCH Huntingdonshire p69

Listing NGR: TL0436675445

Selected Sources

1. Book Reference - Title: Inventory of Huntingdonshire - Date: 1926 - Page References: 274 2. Book Reference - Author: Pevsner, Nikolaus - Title: Bedfordshire and the Counties of Huntingdonshire and Peterborough - Date: 1968 - Journal Title: The Buildings of England 3. Article Reference - Author: Page , William and Proby, Granville - Title: The Victoria History of the County of Huntingdon - Date: 1936 - Journal Title: The Victoria History of the Counties of England - Page References: 69

62 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

17.2 The Manor Farmhouse Description

TL 0475 BYTHORN AND KEYSTON KEYSTON LOOP ROAD

19/46 Manor Farmhouse

Farmhouse. Early C18 with later addition, renovated and altered 1916 in Queen Anne revival style. Red brick and rubble limestone with plain tiled roofs and pantiled rear elevation. Plastered plinth. Two storeys, possibly an original three unit plan with C20 extension to south-west. Main entrance with shell hood and side lights to plain six-panelled door. Two transomed casement windows with leaded lights to left and right hand with flat brick arches and keyblocks; two similar but smaller first floor windows above, and central three-light window. Two C20 flanking two storey bay windows with hipped roofs, casement windows with leaded lights. Gable end stacks, rebuilt to left hand and square planned ridge stack.

17.3 The Mulberries 19/45 The Mulberries and garden wall to south

GV II TL 0475 BYTHORN AND KEYSTON KEYSTON, (TOLL BAR LANE)

House and attached garden boundary wall. Early C19, with later additions and C20 renovation. Red brick with C20 tiled roof. Two storeys, symmetrical three 'bays' with service range to west. Panelled door with reeded moulding, patterned cast iron gabled porch with fixed cast iron seats on either side of door. Two ground floor and three first floor twenty-paned recessed hung sash windows in segmental brick arches. Gabled end chimney stacks. Interior: Stone paving to passage, early C19 open string staircase, sealed hearths; some alteration to internal plan. Garden wall with brick coping enclosing garden to south.

17.4 K6 Telephone Box BYTHORN AND KEYSTON TL 0475 - 0575 KEYSTON JUNCTION OF LOOP ROAD/B663

19/47 K6 Telephone Kiosk GV II Telephone kiosk. Type K6. Designed 1935 by Sir Giles Gilbert Scott. Made by various contractors. Cast iron. Square kiosk with domed roof. Unperforated crowns to top panels and margin glazing to windows and door.

Listing NGR: TL0442075498

63 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

17.5 The Stone House TL 0475 BYTHORN AND KEYSTON, (TOLL BAR LANE)

19/44 The Stone House 28.1.58

GV II

House, formerly two cottages. C17 and '1700 RW' dated stone plaque to addition, with early C19 alterations and C20 renovation. Limestone rubble and dressed limestone. Plain tiled roofs. Two storey east-west range and two storey and attic, additional wing to west forming an L-plan. Rebuilt stone ridge stack to left hand, ridge stack to main range and ashlar gable end stack to right hand with two plain shafts and common entablature with moulded cornice. Main entrance with C20 glazed door in original door frame and with blocked doorway to right hand. Two ground floor and three first floor casement windows of various sizes with glazing bars. Chamfered coping to parapet gable of west wing with sundial incised on stone plaque below dated stone, and three casement windows at each floor level. Interior: Two open hearths with chamfered mantel beams, chamfered ceiling beams with jewel stops and incised decoration, chamfered lintels to windows. Early C19 staircase and balustraded landing.

17.6 Bakehouse 4m west of Thatches

TL 0475 BYTHORN AND KEYSTON, (TOLL BAR LANE)

19/43 Bakehouse c.4 metres west of Thatches

GV II

Bakehouse. Possibly C17, originally timber-framed, cased in painted brick. Thatched roof hipped to south with chimney stack in north wall. Boarded door to east, and recessed horizontal sliding sash window with small panes to south. Included for group value.

Listing NGR: TL0447575496

17.7 Thatches TL 0475 BYTHORN AND KEYSTON, (TOLL BAR LANE)

19/42 Thatches

GV II

Cottage. Possibly C17 with later alterations and C19 addition. Timber-framed and plastered, and painted brick. Thatched and slated roofs. Two storeys, original three unit plan with gable end outshut to west and rear two storey 64 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

C19 extension. Door to left of centre with six flush-panels; three ground floor and three first floor three leaded-light casement windows.

17.8 Hill Farmhouse TL 0475 BYTHORN AND KEYSTON, (TOLL BAR LANE)

19/41 Hill Farmhouse 23.1.75 II

House formerly a farmhouse. Late or early C18, two building periods, with C19 alterations and C20 renovation. Limestone rubble, and dressed limestone with some reused brick in rear elevation. C20 tiled and C19 pantiled roofs. Red brick gable end stack to left hand and red brick ridge stack; two rear gable end stacks. Two storeys with attics, main range of three bays with cross wing to east extending to rear, and single storey kitchen wing to west. Gable end outshut to west and rear outshut. Main entrance central to main range with six-raised and fielded-panelled door with two glazed panels, C19 canopy supported on shaped brackets. C19 replacement windows with rendered wooden lintels; three ground floor and three first floor tripartite hung sash windows, two casement dormer windows and one casement attic window. Interior: Open hearth to west room and original cross passage; bakehouse and brewhouse with cooking hearth and partly demolished oven, other interior details largely C19.

Sale Catalogue 1854 HRO

Listing NGR: TL0463775493

65 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

18. Appendix: Map Regression Exercise

18.1 Methodology A variety of maps are presented in the map regression analysis which have been obtained, copied and digitised in a variety of ways and in addition certain conventions have been chosen. The following paragraphs list these conventions. Map Date The published map date is used. Scale The map has been rescaled to 1:1000 when the map is detailed enough to warrant this. This is achieved by applying a change of scale factor to the published scale. For maps which have been photographed a similar method is used but by measuring a distance on the historic map compared to a measured map. Such scaling is marked “approximate scaling” that is the scaling is within +10%. Where a map cannot be scaled with certainty within +10% ie it is marked “not to scale”. For smaller scales the maps are rescaled to approximately 1:2500 or 1:5000. Distortion Where a map has been distorted by photography or similar the map is corrected using photo-rectification software where this assists the interpretation of the map. Locations of the Buildings It is conventional to mark the location of the building or site by edging the boundaries in red. This convention is not followed as by definition it will obscure the mapping of the boundaries. Instead there are arrows which point to the position of the building. Overlays Where we present an overlay no attempt has been made to correct the historic map to the map projection and error apportionment of digital OS. Instead the overlay are presented with the best fit of the detail of the historic map to the OS data. GIS corrected Maps The use of digital historic maps which have been corner corrected so that they fit OS digital data are avoided as far as possible. Symbol Sets The symbol sets for the historic maps can be found on our web site www.historicenvironment.co.uk Map North Maps are presented with North at the top of the page. No correction is made so that the maps line up with Grid North not true North. Errors We regularly come across errors in mapping. These are discussed in the text and how we have investigated them. Overlays Where a map is overlaid onto OS data this is to be regarded as indicative not exact. The maps are adjusted so that the detail that is being considered matches OS data this will include: 1. Correct so that the historic map is orientated on grid north. 2. Scale No attempt is made to correct for map projection.

66 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, 01491 875584 [email protected] www.historicenvironment.co.uk

The following table lists the sources for the maps used, how they have been copied and digitised, and why they are included in the map regression exercise.

Date Map maker How copied and Reasons for Including Level of Detail digitised 1889 OS 1:2500 Medium resolution scan First detailed consistent map High – more or less modern specification 1901 OS 1:2500 Medium resolution scan Detailed consistent map High – more or less modern specification 1953 OS 1:10560 Medium resolution scan Detailed consistent map High – more or less modern specification 1975 OS 1:2500 Medium resolution scan Detailed mapping High – modern specification Modern OS Digital Digital mapping Detailed mapping High – modern specification

67 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 F01491 875239 E:[email protected] www.historicenvironment.co.uk

18.2 1889 Ordnance Survey The village appears in its 19th century form.

Figure 9: 1889 Ordnance Survey map

68 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU 01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement 18.3 1901 Ordnance Survey A school has been constructed to the southwest of the Rectory, the range of buildings to the south of what is now Corner House has been extended to the south and the buildings southwest of the moated site (moated site not depicted) have largely been demolished, whilst the remaining building has been extended to the north.

Figure 10: 1901 Ordnance Survey Map

69 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement 18.4 1953 Ordnance Survey Map The earthworks relating to the moated site are now depicted.

A number of new buildings have appeared since the previous map was published. Those to the northern end of Loop Road date from this period, Corner House was slightly extended, Rose Cottage on the western side of Loop Road was constructed and a building to the north of bar lane was constructed.

The old smithy building to the rear of the public house was constructed as were the houses on the opposite side of Loop Road to The Pheasant, or White Horse as it is then named.

It is noted that Ordnance Survey mapping of this scale (1:10,560) show building symbolically, rather than with the accuracy of the 1:2500 mapping.

Figure 11: 1953 Ordnance Survey Map

70 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement 18.5 1975 Ordnance Survey Map Development has occurred to the western part of Manor Farm and around Hill Farm.

Corner House has had its rear wing installed, and The Park has been constructed as a side road from the southern end of Loop Road.

The Pheasant has been extended and is now known by its present name.

Figure 12: 1975 Ordnance Survey Map

71 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement 18.6 Modern Ordnance Survey Map Church View has been constructed on the site of former agricultural buildings and a single building is present on the development area. North and northwest of the Rectory, further new-build houses are now present.

The village is now in its current form.

Figure 13: Modern Ordnance Survey Map

72 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk

18.7 1889 Ordnance Survey Map Detail

Figure 14: 1889 First Edition Ordnance Survey map The land is shown as vacant, the northern part of the development area being a separate field which belongs to the property to the south.

73 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU 01491 875584 [email protected] www.historicenvironment.co.uk Heritage Statement 18.8 1901 Ordnance Survey Map Detail

Figure 15: 1901 Ordnance Survey map The ownership of the northern part of the development area has changed to the north.

74 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement 18.9 1953 Ordnance Survey Map Detail

Figure 16: 1953 1:10,000 Ordnance Survey 1:10,560 map. enlarged to 1:1000 The land has not been built on. There are no indicators to ownership on this scale of mapping, included for completeness.

75 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement 18.10 1975 Ordnance Survey Map Detail

Figure 17: 1975 Ordnance Survey map The field boundary dividing the development area in two has been removed.

76 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk Heritage Statement 18.11 Modern Ordnance Survey Map Detail

Figure 18: Modern ordnance survey map

The site is in its current form, with a building towards the east.

77 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk

19. Appendix: Views to the Church

Figure 19: Plan showing areas from which the church is visible, and photograph locations

The photographs below were taken from Google Street View and as such are consistent in camera elevation and focal length. It is however noted that the photographs are a few years old – pre 2008.

78 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU 01491 875584 [email protected] www.historicenvironment.co.uk

Plate 39: View of Church C001

Plate 40: View of Church C002

Plate 41: View of Church C003

79 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584:[email protected] www.historicenvironment.co.uk

Plate 42: View of Church C004

Plate 43: View of Church C005

Plate 44: View of Church C006

80 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584:[email protected] www.historicenvironment.co.uk

Plate 45: View of Church C007

Plate 46: View of Church C008

Plate 47: View of Church C009

81 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584:[email protected] www.historicenvironment.co.uk

Plate 48: View of Church C010

Plate 49: View of Church C011

Plate 50: View of Church C012

82 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584:[email protected] www.historicenvironment.co.uk

Plate 51: View of Church C013

Plate 52: View of Church C014

Plate 53: View of Church C015

83 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584:[email protected] www.historicenvironment.co.uk

Plate 54: View of Church C016

Plate 55: View of Church C017

Plate 56: View of Church C018

84 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584:[email protected] www.historicenvironment.co.uk

Plate 57: View of Church C019

Plate 58: View of Church C020

Plate 59: View of Church C021

85 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584:[email protected] www.historicenvironment.co.uk

Plate 60: View of Church C022

Plate 61: View of Church C023

Plate 62: View of Church C024

86 Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584:[email protected] www.historicenvironment.co.uk