Heritage Statement

HERITAGE STATEMENT

In respect of:

Replacement of rear single-storey range with new single-storey extension

At:

THE OLD HOUSE, 25 THE TERRACE, WOKINGHAM, BERKSHIRE,

RG40 1BP

On behalf of:

Mr & Mrs Bowis

November 2018

ELAINE MILTON HERITAGE & PLANNING LIMITED t: 07979 942042 e: [email protected] w: www.emhp.co.uk 0

Heritage Statement – The Old House, Wokingham

CONTENTS

1.0 INTRODUCTION ...... 3

2.0 HERITAGE DESIGNATIONS ...... 5

3.0 DESCRIPTION ...... 7

4.0 HISTORY ...... 17

5.0 ASSESSMENT OF SIGNIFICANCE ...... 22

6.0 PROPOSALS ...... 24

7.0 POLICY CONTEXT ...... 26

8.0 HERITAGE IMPACT ASSESSMENT ...... 28

9.0 CONCLUSION ...... 29

SOURCES USED IN THE REPORT ...... 30

LIST OF FIGURES

Fig.1: Location plan Fig.2: Map of the conservation area Fig.3: Numbers 27, 25 (The Old House) and 23 The Terrace Fig.4: Rear elevation Fig.5: Rear elevation Fig.6: Rear single storey building abutting garden wall Fig.7: View looking back towards the house from the end of the garden Fig.8: View from rear garden looking back towards the house Fig.9: Front door from within the hall Fig.10: Painted niche in living room Fig.11: Fireplace in living room Fig.12: Drawing Room with French doors Fig.13: Rear hall with stairs Fig.14: Timber framing in south wall of the kitchen Fig.15: View within kitchen looking towards the breakfast room

Heritage Statement – The Old House, Wokingham

Fig.16: Breakfast room with lobby leading into utility room Fig.17: View looking north within passage to east side of house Fig.18: View inside single storey range abutting garden wall Fig.19: Underside of the roof joists Fig.20: Junction of Shute Road with Station Road Fig.21: 1875 (surveyed 1870) OS map Fig.22: 1899 OS map Fig.23: 1911 OS map Fig.24: Rear single storey range Fig.25: Proposed plans Fig.26: Northern wall of snug and adjacent utility room

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

Heritage Statement – The Old House, Wokingham

1.0 Introduction

1.1 This heritage statement accompanies an application for planning permission and listed building consent for the demolition of an existing rear single-storey flat-roofed range and its replacement with a new single-storey structure to form a new kitchen/dining room at The Old House, 25 The Terrace, a Grade II listed building.

1.2 Wokingham is a historic market town in Berkshire, located approximately 40 miles west of London and 7 miles south-east of Reading. Wokingham is on the Emm Brook, a tributary of the River Lodden, which in turn is a tributary of the Thames.

1.3 The Old House, 25 The Terrace, is located on a narrow road that runs parallel to Reading Road (before it intersects with Station Road and Shute End) near the centre of Wokingham.

Fig.1: Location plan

Heritage Statement – The Old House, Wokingham

1.4 The report describes the heritage significance of The Old House and provides an assessment of the impact of the proposals in accordance with the requirements of the National Planning Policy Framework (the NPPF, July 2018) and in order to meet the council’s local validation checklist for applications affecting listed buildings and conservation areas.

1.5 The report was commissioned by the current owners, Mr and Mrs Bowis, and has been prepared by Elaine Milton BSc (Hons) MSc DipArchCons MRTPI IHBC. A site survey was undertaken on 19 October 2018.

1.6 Information on the history of the site has been drawn from a number of sources including historic map regression. A list of the sources is presented on p30.

Heritage Statement – The Old House, Wokingham

2.0 Heritage Designations

2.1 The Old House, 25 The Terrace was added to the List of Buildings of Special Architectural or Historic Interest at Grade II on 12 November 1951. It is therefore deemed by Historic England to be a designated heritage asset of national importance and of special interest. The list entry for the cottage reads as follows:

‘Wealden hall house, now house. Mid C15, extended C17, altered and extended late C18 and C19. Part timber framed encased in brick, part brick, part render. Steeply pitched, hipped old tile roof; gabled at rear. Formerly L- plan of 3 x 1 bays; 2 bays in the front section remaining are the former hall and screens passage; parts of the bays either side of this survive from the C18 re-build. Extensions at rear. 2 storeys and basement. C16, inserted ridge chimney to left of centre, tall C19 chimney on right, on side roof slope; both with offset heads, and clay pots. Road front: 4 bays. Sash windows with glazing bars. 6-panelled entrance door to left of centre with brass lion head door knocker, in doorcase of pilasters, cut scroll brackets and open segmental pediment. Interior: - Mid C19 cast iron fireplace in dining room, with C18 niche to left with C18 painting of 3 female figures in soffit. 2 other early C19 cast iron fireplaces in 2 bedrooms. Queen strut roof with clasped purlins and reducing principal rafters. Centre hall truss, chamfered brackets and collar only, all soot blackened. Curved wind braces.’

2.2 The Old House is not noted in the list entry as being of group value with other listed buildings, however, the majority of houses that form The Terrace (numbers 3 through to 41 odd, with the exception of number 27), are listed, including the adjacent Queen’s Head Public House (number 23).

2.3 The house is located within the Wokingham Town Centre Conservation Area, which was first designated by the local authority in 1970 and subsequently reviewed and boundary changes made in 1986 and 1996. The Wokingham Town Centre Conservation Area covers the historic core of the town, its boundary delineating the ‘old town’. Langborough Road Conservation Area, which abuts Wokingham Town Centre Conservation Area, covers a later Victorian extension to the town.

Heritage Statement – The Old House, Wokingham

The Terrace

Fig.2: Map of the conservation area

Heritage Statement – The Old House, Wokingham

3.0 Description

Exterior 3.1 The Old House is a two-storey brick house, constructed in Flemish bond, with a plain tiled steeply pitched hipped roof with two brick chimney stacks (visible from The Terrace) one through the ridge and the other on the eastern gable. The ground floor has three large 16-pane timber sash windows (without horns) and a fielded panelled door set within a door case formed from pilasters and over sailed by a curved open canopy supported on decorative corbels. The first floor has four 16- pane timber sash windows (without horns) with gauged brick arch lintels (as per the ground floor). The composition is pleasingly regular.

3.2 To the right of The Old House is a fence and gate abutting The Queens Head Public House (also listed). To the left is a single-storey brick building in Flemish bond, with an arched brick opening, recess and modern door. It has two 16-pane sash windows (with horns) and a modern slate roof. This building forms number 27 The Terrace which is not listed and is a separate residence.

No.25 The Old House No.23 No.27

Fig.3 Numbers 27, 25 (The Old House) and 23 The Terrace

3.3 The terrace is elevated in relation to the main road, with the houses occupying the north side of the terrace. Opposite, and running the full length of The Terrace, is a low post and chain fence, separating The Terrace from a wide sloping grassed bank. The grassed bank is bordered by a low stone wall along the main road and has five sets of stone steps, at regular intervals, leading from the road up to The Terrace.

Heritage Statement – The Old House, Wokingham

3.4 To the rear of the house is a two-storey extension formed of three gables. The gables are of differing pitches, with one of the gables stopping short of the other two. The extensions are constructed of red brick with the ground floor of two of the gabled extensions being painted brick and the upper half of the third (shorter) gable also being painted brick. The widest of the three gabled extensions has a double- height flat-roofed bay window facing the garden. There is a mix of window styles but all are of a small-pane pattern.

Fig.4 Rear elevation

3.5 Attached to the shorter of the rear gabled extensions, is a single-storey brick extension with a mono-pitched roof, covered in slate with an inset conservation- style rooflight and a tall chimney which penetrates the roof and abuts the central gabled extension. The wall facing the garden is constructed in red brick in Flemish bond and has a three-light small pane painted timber casement window.

3.6 Attached to this single-storey extension, is a further small flat-roofed extension. It is constructed from red brick laid in English bond with a felt roof.

Heritage Statement – The Old House, Wokingham

Fig.5 Rear elevation

3.7 Attached to the rear of the single-storey extensions, and running back parallel with the eastern garden wall, is a low single-storey range. The back wall of the structure is formed from the garden wall on the eastern side (the wall is 2.5 metres high and constructed in a red brick laid in garden wall bond). The roof of the range is flat and covered in felt, and combined with the ‘lowness’ of the structure means that the upper portion of the garden wall is visible from within the garden.

Fig.6 Rear single storey building abutting garden wall

3.8 The western elevation of the structure is formed from four brick piers with a combination of horizontal boarding and glazing in the upper section. The furthest wall (northern) is constructed from a modern red brick laid in stretcher bond.

Heritage Statement – The Old House, Wokingham

Fig.7 View looking back towards the house from the end of the garden – view of northern wall of single-storey range

3.9 To the rear of the house is a large garden surrounded on all sides by a brick wall (the eastern wall with the single-storey range abutting).

Fig.8 View from rear garden looking back towards the house

Heritage Statement – The Old House, Wokingham

Interior (ground floor) 3.10 The ground floor of the house is accessed from the front door leading into the large hall (via a baffled entry arrangement).

Fig.9 Front door from within the hall

3.11 The entrance hall comprises a large space with an arched recess and cupboard to one side, a reeded fireplace on the east gable wall and a cloakroom.

3.12 To the side of the entrance hall is a living room with a hob grate and a curved painted 18th century niche to the left of the fireplace.

Fig.10 Painted niche in living room

Heritage Statement – The Old House, Wokingham

Fig.11 Fireplace in living room

3.13 From the living room, a short flight of steps leads up into a large drawing room which has a bay window with a pair of French doors leading out onto the garden.

Fig.12 Drawing Room with French doors to garden

3.14 The rear door of the entrance hall leads into a rear stair hall containing the stairs to the first floor and cellar. The stairs to the first floor are in the Regency style.

Heritage Statement – The Old House, Wokingham

Fig.13 Rear hall with stairs

3.15 Also to the rear of the hall (with timber-framing visible on the south side) is the kitchen.

Fig.14 Timber framing in south wall of the kitchen

Heritage Statement – The Old House, Wokingham

3.16 To the rear (north) of the kitchen is the breakfast room contained within the single- storey extension with the mono-pitch roof. The room has a large fireplace and is lit by a casement window and a rooflight.

Fig.15 View within kitchen looking towards the breakfast room

3.17 Projecting into the room is a lobby with a four-panel door and quarry tile floor. The lobby leads northwards into a small flat-roofed utility room via a further panelled door. To the east of the lobby is a ledged-and-braced plank door leading to the passage at the east side of the house.

Fig.16 Breakfast room with lobby leading into utility room

Heritage Statement – The Old House, Wokingham

Fig.17 View looking north within passage to east side of house

3.18 The south facade of the single-storey range has a recessed modern up-and-over metal garage door onto the side passage.

3.19 The interior of the single-storey range that runs back from the single-storey extension is undivided and has a concrete floor. The flat roof is supported on timber joists over-laid with sarking boards.

Fig.18 View inside single storey range abutting garden wall

Heritage Statement – The Old House, Wokingham

Fig.19 Underside of the roof joists

Heritage Statement – The Old House, Wokingham

4.0 History

4.1 Wokingham is sited on high ground above the Emmbrook flood plain which is on the edge of the Thames basin. The earliest inhabitants are believed to have been Saxon settlers (the town’s name means ‘the homestead of the people of Wocc’ – Wocca being the name of a Saxon chieftan).

4.2 Wokingham and Bracknell (5 miles to the east) were both within Windsor Forest and as such strict forest laws applied that would have controlled the way these two settlements development. It wasn’t until the Enclosure Act of 1813 that the area was ‘liberated’ and the boundaries of Windsor Forest delineated more tightly.

4.3 A major phase of development of the town was in the early 13th century when the Bishop of Salisbury, in 1219, purchased the right to hold three fairs. Following this, the principal streets were laid out. Market towns were few and served an extensive area so unsurprisingly, traders sought to settle near their places of trade. The development of trade in the 13th century accounts for Rose Street, Peach Street and Cross Street.

4.4 Throughout the medieval period Wokingham was part of the large parish and manor of Sonning. This manor was an ecclesiastical and jurisdictional unit – related to the manor of Amesbury in Wiltshire. Hence part of today’s Wokingham (the area known as Ashbridge, including All Saints Church) were formerly a detached part of Wiltshire – separate from the county of Berkshire (as evidenced by Wiltshire Road and the county boundary sign in Rose Street).

4.5 The town served the outlying areas, a place where people could trade their wares. Other historic industries included: a bell-foundry (14th century); silk-weaving (Peach Street); tanning (utilising the ready availability of fresh water and oak bark from the adjacent woods) and the production of malt for the London breweries. The bell foundry business was extremely important to Wokingham and continued into the early 17th century.

4.6 Wokingham remained relatively prosperous until the 1640s but was virtually ‘undone’ by the events of the Civil War, during which it suffered at the hands of both the Roundheads and the Cavaliers. When unable to meet the demands of the armies, the town was sacked and several buildings burnt to the ground. It took many years for the town to recover.

4.7 The 18th century was a prosperous time. Many of the timber-framed houses were ‘modernised’ by the addition of a brick façade, sash windows and panelled doors.

Heritage Statement – The Old House, Wokingham

As a rural town, agriculture continued to be important, as did tanning, wool sorting and silk production.

4.8 Whilst the town entered a relatively prosperous stage, it did not grow very much. However, expansion started with the establishment of the Windsor Forest Turnpike in 1759 which led to regular coach connections with London – a journey that could be achieved within a day.

4.9 However a significant phase of Wokingham’s development was triggered by the arrival of the railway. First the Reading to Guildford line in 1859 and then a direct line to London in 1869. The expansion in population led to new forms of workers housing (in the form of Victorian terraces) and the building of new civic buildings such as the new Town Hall (1860).

4.10 The growth continued apace during the 20th century. Wokingham’s proximity to London and Heathrow meaning that many of its residents commute outside the town to work.

4.11 The Terrace is in an area of town known as Shute End (or so described in the Wokingham Town Centre Conservation Appraisal). Shute End forms the western approach from Reading (Reading Road becomes Shute End at the intersection with Station Road).

4.12 The Terrace to the north of the road, contains a mixture of historic buildings, all of which are listed, some dating back to the 14th century.

‘Its position on an embankment and the composition of buildings provides an identifiable village green character and gives a sense of entry to those approaching the town from Reading or the railway’1.

4.13 Opposite The Terrace is the forked entrance to Station Road. To the west is a group of buildings dominated by St Paul’s Parish Rooms and Clock House. The tall clock tower is an important visual landmark. Dividing the two forks of Station Road is Anchor Green, an area of green planted with mature lime trees. To the east are the Council offices housed in a former rectory (with a large modern extension).

1 Wokingham Town Centre and Langborough Road Conservation Area Study

Heritage Statement – The Old House, Wokingham

Fig.20 Junction of Shute Road with Station Road

4.14 The property is described in the list description as being a Wealden Hall House dating from the 15th century. The 15th century element at ground floor is likely limited to the entrance hall and living room. The Old House has been re-fronted - the choice of Flemish bond, the steeply pitched clay tile roof, the style of the doorcase and the sash windows suggesting a late 18th or early 19th century re-fronting.

4.15 The rear extensions (two-storey and single-storey) are thought to be mid-late 19th century and represent different building phases within a short timeframe: The large drawing room corresponds with one gable; the rear stair hall, rear lobby and back door reflect the middle (narrower) gable; and the current kitchen, the third gable.

4.16 The single-storey extension (with mono-pitched roof) that houses the breakfast room has a large chimney so may have been the kitchen in the 19th century.

4.17 The rear single-storey range abutting the garden wall is difficult to date but the brick piers are possibly 19th century judging from the size of the bricks and the lime mortar, and indeed a structure appears on the late 19th century maps in the same location. The building, however, has been very much altered as evidenced by the modern north wall, weatherboard and glazed infill and modern felt flat roof. The structure was also once part of a longer range of outbuildings (see maps below).

Heritage Statement – The Old House, Wokingham

Fig.21 1875 (surveyed 1870) OS map

Fig.22 1899 OS map

Fig.23 1911 OS map

Heritage Statement – The Old House, Wokingham

4.18 There is no recent planning history for The Old House, the house having been owned by the previous owner for over 40 years.

Heritage Statement – The Old House, Wokingham

5.0 Assessment of Significance

5.1 The Old House is a Grade II listed building of special architectural or historic interest, the significance of which mainly lies in its historic value as an example of a 15th century house of the rare Wealden Hall type, re-fronted in the late 18th or early 19th century to emulate a Georgian townhouse.

5.2 The house is also of social significance reflecting the important phases of Wokingham’s development from the medieval period to the late 18th/early 19th century.

5.3 The Old House makes a positive contribution to the street scene and group value of the buildings that line The Terrace. The setting of the house, arising from its prominent elevated position midway along The Terrace and its position on a major thoroughfare within the centre of the town, contributes to its significance.

5.4 The front of the house is attractively composed with an elaborate doorcase, large small-pane timber windows with fine glazing bars, attractive bricks in Flemish bond, a characterful steeply-pitched roof of plain tiles with brick chimneys. Its appearance derives from the late 18th/early 19th century ‘make over’. As such the frontage has high significance.

5.5 The house has been substantially altered at the rear and the original back wall (of the 15th century Wealden Hall house has been added to and covered by later two- storey and single-storey extensions dating from the 19th century. Whilst the extensions are of some historic interest, their later date, rear position and architectural dissonance, make them of lesser interest.

5.6 The singe-storey range that runs back from the rear of the house and incorporates part of the eastern garden wall, is of some social interest in terms of evidencing that the house was once served by a series of outbuildings in a more extensive plot, however this interest has been eroded by lack of historic fabric, degree of alteration and the poor quality of the component elements such that it provides little evidence of its original function. In addition its appearance detracts from the setting of the host building. The modern garage doors onto the side passage are particularly unsympathetic.

Heritage Statement – The Old House, Wokingham

Fig.24 Rear single-storey range

Heritage Statement – The Old House, Wokingham

6.0 Proposals

6.1 The existing kitchen is small and awkwardly arranged for modern family living.

6.2 Planning permission and listed building consent are sought for the demolition of the existing rear flat-roofed single-storey range, and for its replacement with a single- storey extension of a similar footprint to accommodate an open-plan kitchen and dining room.

6.3 The extension would comprise a contemporary single-storey flat-roofed structure. It would be wider than the existing range but of a similar length. It would have a rear (eastern) blockwork cavity wall abutting the brick garden wall and a northern wall of rendered blockwork. The garden-facing elevation (western) would comprise four pairs of large Critall French doors set between painted timber piers. It would have a single-ply membrane roof with four flat skylights. The northern wall would have a three-light window whilst the southern wall would have a window and a glazed door leading out onto the side passage to the east of the house.

Fig.25 Proposed plans

6.4 The existing kitchen would then become a utility room and the breakfast room, a snug. The alterations in relation to the existing kitchen would entail the conversion

Heritage Statement – The Old House, Wokingham

of a window to a door (east elevation) to access the side passage, involving the removal of a small area of brickwork below the window cill.

6.5 In relation to the breakfast room (to become the snug), the proposal is to remove the lobby, some of the rear (northern) wall and to demolish the existing protruding extension (existing utility room) and to rebuild a short section of wall.

Fig.26 Northern wall of snug and adjacent utility room

Heritage Statement – The Old House, Wokingham

7.0 Policy Context

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

7.2 Section 72(1) of the Act requires that special attention shall be paid to the desirability of preserving or enhancing the character or appearance of a conservation area.

7.3 The statutory duties are reflected in the following policies of the Wokingham Borough Development Plan Document (adopted January 2010):

 CP1 – Sustainable development  CP3 – General Principles for development  CP9 – Scale and location of development proposals . 7.4 National planning policy relating to the historic environment is provided within section 16 of the NPPF. It advises that heritage assets are an irreplaceable resource that should be conserved in a manner appropriate to their significance.

7.5 Paragraph 193 of the NPPF advises that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. Any harm or loss to a heritage asset’s significance should require clear and convincing justification, and needs to be weighed against identifiable public benefits. Substantial harm or loss of a Grade II listed building should be exceptional.

7.6 Paragraph 195 of the NPPF advises that where proposals would lead to substantial harm to the significance of a designated heritage asset, the proposals should be refused unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of four listed criteria therein apply.

7.7 Paragraph 196 advises that where proposals would lead to less than substantial harm to the significance of a designated heritage asset, the harm should be weighed

Heritage Statement – The Old House, Wokingham

against the public benefits of the proposals, including securing its optimum viable use.

7.8 Paragraph 200 advises that local planning authorities should look for opportunities for new development within conservation areas to enhance or better reveal their significance.

7.9 The Wokingham and Langborough Conservation Area Study is a material consideration in the decision-taking process, however, there are no specific policies for development within the conservation area.

Heritage Statement – The Old House, Wokingham

8.0 Heritage Impact Assessment

Listed Building 8.1 The proposed extension would improve the usability of the existing house by providing a reasonable kitchen/dining area more proportionate to the existing house and more appropriate for modern family living.

8.2 The proposals would affect a much altered outbuilding range of limited historic interest. The proposals would necessitate minor changes to other areas but those changes would be restricted to the late 19th century extensions. The historically significant elements of the house (those components and features relating to the 15th century and late 18th/early 19th century) would be undisturbed by the proposals.

8.3 The design would reflect the scale and appearance of the existing range and would be in keeping with the character of the rear of the house. The contemporary design would clearly distinguish it from the historic fabric whilst the Crittal windows with small panes would reflect the character of the windows at the rear of the house.

8.4 The proposed extension would be of a similar footprint to the existing range (albeit deeper than the existing). The modest scale and proportions of the single-storey flat- roofed extension would allow it to appear subservient to the house.

8.5 The internal alterations to the house would be minor and would not impact on fabric of significance.

8.6 The proposals would preserve the legibility of the existing floorplan of the building.

Conservation Area 8.7 The proposed single-storey flat-roofed extension would be in a position of low prominence at the rear of the house. It would be lower than the height of the existing garden wall (as per the existing structure) so that it would not be visible from the neighbouring properties.

8.8 The proposed structure would maintain a low profile, repeating the existing and historic pattern of development. As such, there would be no harm to the character and appearance of the conservation area.

Heritage Statement – The Old House, Wokingham

9.0 Conclusion

9.1 The Old House is a Grade II listed 15th century Wealden Hall house re-fronted in the late 18th or early 19th century. Its significance mainly derives from its floorplan, external appearance and the survival of some key architectural features (internal and external) evidencing its evolution and changing status.

9.2 The house is located in a prominent position within a group of buildings of historic character and interest that make a strong positive contribution to the character of the conservation area.

9.3 The key interest of The Old House lies in the front portion of the building reflecting the 15th century house re-vamped in the late 18th/early 19th century. The rear extensions are considered to be of lesser interest due to their lack of architectural and historic merit.

9.4 The rear flat-roofed single-storey range is considered to be of low significance because of its lack of historic fabric, degree of alteration and unsympathetic appearance. The range is considered to detract from the setting of the house.

9.5 The proposed extension would reflect the current range by virtue of its elongated footprint, flat roof and large openings facing the garden. The proposed extension would be subservient to the house echoing the existing ancillary range.

9.6 The new range would be sympathetic to the house in terms of its proposed materials, the render harmonising with the painted brickwork on the rear elevation of the house, and the proposed small-pane fenestration echoing the windows in the house. There would be an improvement from the removal of the modern garage doors and the revised treatment for the elevation onto the side passage.

9.7 Overall the setting of the listed building would be enhanced and the character and appearance of the conservation area would be preserved.

9.8 The proposed extension would greatly enhance the living conditions of the house, which in turn would help to maintain the house in its optimum viable use.

9.9 The proposals would conserve the listed house in a manner appropriate to its significance and the extension would be of a high quality design. The proposals would satisfy the policy requirements of the current development plan and the NPPF, which seek to protect the historic environment.

Heritage Statement – The Old House, Wokingham

Sources Used in the Report

Publications

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

Designation Listing Selection Guide – Domestic 1: Vernacular Houses, Historic England, December 2017.

Wokingham Town Centre and Langborough Road Conservation Area Study, Wokingham Borough Council.

Wokingham and Bracknell Photographic Memories, Trevor Offlewski – The Francis Frith Collection, 2001.

Websites

The Wokingham Society https://www.wokinghamsociety.org.uk/history.html Date accessed: 28 October 2018

Wokingham Borough Council’s website (planning) http://www.wokingham.gov.uk/planning/ Date accessed: 28 October 2018

Images of England https://www.imagesofengland.org.uk/login/default.aspx Date accessed: 2 November 2018

Mapping Consulted

Ordnance Survey maps: 1875, 1899, 1911.