Cruchfield Manor Hawthorn Hill Heritage Statement
December 2020
Built Heritage Consultancy Cruchfield Manor Hawthorn Hill Heritage Statement
December 2020
Contents 1.0 Introduction 1 2.0 Understanding 2 3.0 Significance 52 4.0 Assessment of the Proposals 61 5.0 Conclusion 67 6.0 Sources 68 Appendix A: List Description 70 Appendix B: Planning Policy Context 71
© Built Heritage Consultancy 2020 This report is for the sole use of the person/organisation to whom it is addressed. It may not be used or referred to in whole or in part by anyone else without the express agreement of the Built Heritage Consultancy. The Built Heritage Consultancy does not accept liability for any loss or damage arising from any unauthorised use of this report. Ordnance Survey mapping in this report is reproduced under licence no. 0100058173 1.0 Introduction
Cruchfield Manor, historically known as Cruchfield House, is situated in the hamlet of Hawthorn Hill, Berkshire, around 5km to the north east of Bracknell. The house was statutorily listed at Grade II in April 1972 (list entry no. 1312899). The list description (reproduced as Appendix A) dates the house to the 18th century. Numerous alterations were made to it in the 19th and 20th centuries. Just to the north east of the house is a ‘cottage’, parts of which appear to date from the 19th century. Now detached, the ‘cottage’ was historically contiguous with the house. Within the curtilage of the listed building is a 19th century stable block that includes two barns. Around 60m to the west of the house is an open-air swimming pool and pool house constructed in c.1961.
The estate’s owners, Mr and Mrs Brunander, wish to make a number of alterations to the house. The purpose of this report is to consider the impact of the proposed works on the building’s significance.
Paragraph 189 of the National Planning Policy Framework (NPPF, 2019) requires applicants 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.
The report meets these requirements at an appropriate level of detail. It has been prepared by Anthony Hoyte BA(Hons) MA(RCA) MSc IHBC and James Weeks MA, and is based on research and a Site visit made in October 2018.
Archaeological considerations are beyond the scope of the report.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 1 2.0 Understanding
2.1 Context Cruchfield Manor, historically known as Cruchfield House, is situated in the hamlet of Hawthorn Hill, Berkshire, around 5km to the north east of Bracknell. The house lies just within the Royal Borough of Windsor and Maidenhead, but the borough boundary runs immediately to the south, and the frontage to the road (the A330) is within Bracknell Forest.
2.2 Early history Ditchfield & Page (1923) relate that the manor of Cruchfield (variously known as Cruchesfeld, Crychfeld, Cruchefelde, Crussefeld, Crouchefeld and Crochefeld) was originally a dairy farm belonging to the royal manor of Bray. It had been established, probably in the reign of Henry I (1100-1135), by Alan de Nuvill, who subsequently gave it to Geoffrey de Baggesite, whose grandson Henry de Baggesite was in possession of it between 1186 and 1217. Henry was succeeded before 1240 by his son Geoffrey, who, in about 1251, gave his estate in Cruchfield to Henry Lovel, cook to Eleanor of Provence (c.1223-1291), the wife of Henry III. In 1256, Henry III granted Lovel a further 10¼ acres of land in the parish of Bray.
Lovel’s descendants, the Lovels of Boveney in Burnham, Buckinghamshire, remained in possession of Cruchfield until 1502, when Agatha Wayte, the eldest daughter of Richard Lovel, sold it to Sir Reynold Bray. He bequeathed it to Edmund Bray, but the latter’s claim was disputed in 1510 by Sir William Sandys (1470-1540), later the 1st Baron Sandys of the Vyne, and his wife Margery, the niece of Sir Reynold Bray. In 1577, the 3rd Baron Sandys sold Cruchfield to William Chapman, apparently a trustee for Robert Chamberlayne, after which it passed to John Hercy, who was in possession of it in 1608. The estate remained in the Hercy family until the late 1880s. Ditchfield & Page (1923) relate that, by 1891, the house belonged to a Mrs Henderson, but note that the manorial rights were by then in abeyance.
2.3 Historical development of the Cruchfield estate 2.3.1 The 18th century estate The list description for the present house dates it to the 18th century. In sales particulars of 1884, it was noted that the house dated from ‘the early part of last century’, whilst 20th century sales particulars describe it as ‘Georgian’ (i.e. from the period 1714-1830).
The earliest cartographic evidence we have of Hawthorn Hill is John Rocque’s 1761 map of Berkshire. This shows that there was by this time a single building present on the site of the present house. A single building is also shown on a ‘map of Windsor Forest and its vicinity’ prepared in 1823 by Henry Walter, and revised in 1856. The latter is annotated ‘Crutchfield Farm’. Those parts of the present house that might relate to the house present in the 18th century, and the building’s subsequent development, are discussed in detail at section 2.4 below.
2 Cruchfield Manor, Hawthorn Hill: Heritage Statement Berkshire Record Office ‘A Topographical Map of the County of Berks. By John Rocque, Topographer to His Majesty, 1761’ mapco.net ‘A Map of Windsor Forest and its vicinity 1823 by Henry Walter: New edition revised and corrected 1856’
Cruchfield Manor, Hawthorn Hill: Heritage Statement 3 Both maps show there to have been a lane extending northwards from Hawthorn (or ‘Hawthorne’) Lane to the west of the building – identified on the 1823/56 map as ‘Crutchfield Lane’. This lane had gone by 1840.
2.3.2 The early 19th century estate The earliest documentary evidence we have definitively relating to the ownership and occupation of the present house – known historically as ‘Cruchfield House’– is provided by the Bray tithe map and apportionment of 1840, and the Warfield tithe map and apportionment of 1843. The historic parish boundary runs immediately to the south of the house. Most of the extant buildings lie within the parish of Bray, but the frontage along Hawthorn Lane lies in the parish of Warfield.
The Bray tithe records reveal that, in the vicinity of the present house, the ‘House & Pleasure Grounds’ (plot 1565), and the adjoining ‘Stables, Yard & Buildings’ (plot 1566), were then owned and occupied by John Hercy Esq. (1790-1877). The Warfield tithe records reveal that on the southern side of the parish boundary, Hercy owned and occupied ‘Part of Lawn, Yard & Garden’ (plot 42), ‘Homestead & Yard’ (plot 43) and ‘Garden’ (plot 44). Hercy’s landowning in the parish of Bray extended to just under 210 acres, whilst in Warfield he owned upwards of 45 acres in the vicinity of Cruchfield, and more besides.
The Bray tithe map of 1840 suggests that the earlier house was much extended in the early 19th century. The house shown on this map is recognisably that present today, albeit there have been subsequent alterations. The map shows the house to have comprised an essentially square building with a central porch to the south, a square bay window projecting northwards from the western end of its northern elevation, and a narrow range extending north-eastwards from the north-east corner. To the east was a small projection, the south- eastern corner of which met the corner of a narrow, apparently detached outbuilding on the line of the present ‘annexe’. The subsequent historical development of the house is discussed in detail at section 2.4 below.
The house was approached via a short, U-shaped carriage sweep from Hawthorn Lane via two entrances that are no longer present. This carriage sweep was intersected on its western side by a linear drive extending north-westwards to join the road north towards Touchen End (the present A330). The garden to the north west of the house was enclosed by a curved boundary, which later maps suggest may have taken the form of a ha-ha.
To the east of the house, the Bray tithe map shows there to have been a rectangular yard enclosed on its northern and western sides by an ‘L’-shaped building, and bounded by structures to the south and east (plot 1566). The ‘L’-shaped building corresponds with the present stable and barn buildings, albeit there have been subsequent alterations. Further east was a triangular yard with further structures against its north-eastern side. These parts of the Site were approached via the present shared access from Hawthorn Lane. Wrapping around the northern side of these elements was a ‘plantation belt’ (plot 1567).
On the southern side of the parish boundary, to the south of the yards, the Warfield tithe map shows a further building, identified as a ‘homestead’ (plot 43), with a long thin range extending to the east. East of this was an enclosed garden (plot 44).
4 Cruchfield Manor, Hawthorn Hill: Heritage Statement The National Archives Bray tithe map, 1840 (Copy of 1933) The National Archives Warfield tithe map, 1843
Cruchfield Manor, Hawthorn Hill: Heritage Statement 5 2.3.3 The later 19th century estate By the time of the first edition Ordnance Survey map of 1875-76, the ‘homestead’ to the south of the extant stable and barn buildings had gone.
As discussed in more detail below, the house appears to have undergone some remodelling between 1840 and 1875. By 1875, the central porch had gone, and the front elevation appears to have been extended eastwards. There was a narrow, covered verandah extending the length of the elevation. The projection to the east had by this time been extended/rebuilt as the present ‘kitchen’ volume, whilst the earlier range extending to the north east had been rebuilt on the alignment of the present ‘cottage’. (The historical development of this element is discussed in detail at section 2.5 below.) The bay projecting to the north of the principal volume (from the present ‘drawing room’) appears to have been rebuilt in its present canted form during this period.
The 1875-76 OS map shows the ‘plantation belt’ to the north to have had snaking paths through it, suggesting that it formed part of the ‘pleasure grounds’. The enclosed garden to the south east was clearly the kitchen garden, with glasshouses along its northern edge.
Following John Hercy’s death in 1877, the estate passed to T. J. [probably Thomas Joseph] Hercy. He put it up for sale in 1884, at which point it was described thus:
BERKSHIRE—CRUCHFIELD HOUSE, WARFIELD. —An attractive Residential ESTATE of about 330 Acres, admirably situated in one of the choicest positions in the Royal County, being about three miles west of Windsor Park, five from Ascot, 3½ from Bracknell Station, and five from Maidenhead, and in the best position for the Queen’s Staghounds and for Mr Garth’s Foxhounds, It comprises FAMILY RESIDENCE, dating from the early part of last century, containing five reception and 14 bed rooms, with ample offices, stabling, and other buildings, surrounded by finely-timbered lawn and pleasure grounds, with walled kitchen garden and glass houses. [Windsor and Eton Express, 21 June 1884, p. 1]
The estate didn’t sell at this time, and Hercy marketed it again in 1887. The estate put on the market in 1884 comprised about 330 acres, but in 1887 only 301 acres were offered for sale. The 1887 sales notices described the estate in much the same terms as three years earlier, but now also made reference to ‘Farm Buildings’.
The house was presumably tenanted during this period. Certainly, a Marianne Caldwell, the widow of George Caldwell Esq., is known to have died at Cruchfield House in 1885.
Between 1875 and 1897, a large conservatory was erected against the western side of the house. This was still present in 1917, but it had been removed by 1952. The two westward projections on the western side of the stable/barn buildings were also added during this period.
The drive to the north west had been present since at least 1840, but, by 1897, an entrance lodge had been erected at its western end.
6 Cruchfield Manor, Hawthorn Hill: Heritage Statement Ordnance Survey, 1875-76
Landmark Historical Map
Ordnance Survey, 1899 (revised 1897) County: BERKSHIRE Published Date(s): 1875-1876 Originally plotted at: 1:2,500
Cruchfield Manor, Hawthorn Hill: Heritage Statement 7 Berkshire Record Office The house viewed from the south in 1917 Berkshire Record Office The house viewed from the north west in 1917
8 Cruchfield Manor, Hawthorn Hill: Heritage Statement As noted above, Ditchfield & Page (1923) relate that, by 1891, the house belonged to a Mrs Henderson. Certainly, by 1894, it was owned and occupied by Esther Henderson (c.1832- 1916), the widow of William Henderson Esq. (1827-1881) of Ayrshire, who had invented the wet process for extracting copper from pyrites, and thereby established a major industry for Irvine. Also living at Cruchfield in 1894 were Albert Henderson, a ‘gentleman’, and Emma and Alice Henderson, both spinsters. Historic England The lodge viewed from the west in May 1952 Historic England The northern side of the kitchen garden in May 1952
Cruchfield Manor, Hawthorn Hill: Heritage Statement 9 Ordnance Survey, 1912 (revised 1910) Berkshire Record Office Sales Plan, 1917
10 Cruchfield Manor, Hawthorn Hill: Heritage Statement 2.3.4 The Cruchfield estate in the 20th century In 1917, following Esther Henderson’s death, her estate – amounting to a total of 154½ acres (including some land at Binfield), and thus not the whole of the Hercys’ landholdings – was offered for sale. In the event, it was purchased by Emma Henderson for £8,500.
The 1917 sales particulars described Cruchfield (‘Lot 1’) as a ‘Very Attractive Freehold Residential and Agricultural Estate’ comprising a total of a little over 143 acres. The ‘EXCELLENT HOME FARM’ was said to have ‘good Farm Buildings and Three Cottages’. The 1917 sales particulars are discussed in more detail below.
In 1939, the estate – now said to comprise about 160 acres, and including a ‘Small Farmery’ – was once again put on the market. It is not known who purchased it.
The entrance lodge was still part of the estate in 1939, but by 1953 it appears to have been sold off. An aerial photograph of 1953 shows that the drive to the north west was no longer present. The lodge had been extended slightly to the east by this time, although much greater extension was yet to come.
By 1952, the covered verandah along the southern side of the house and the conservatory to the east had both been removed. In place of the latter, a formal garden had been laid out, with an enclosing wall to the south (in line with the house’s southern elevation) and a straight path extending north-westwards from the western elevation.
In January 1957, permission was granted for a new access from the road (Bracknell Forest Council ref. 3880). The previous two entrances to the U-shaped carriage sweep were closed up and replaced by the present gated entrance directly to the south of the house. The present gates were presumably relocated from one of the earlier entrances. www.geograph.org.uk The relocated gates viewed from the south in November 2005 – currently out of use
Cruchfield Manor, Hawthorn Hill: Heritage Statement 11 © Historic England Aerial photograph, 1953
Ordnance Survey, 1972
12 Cruchfield Manor, Hawthorn Hill: Heritage Statement
Landmark Historical Map Mapping: Epoch 5 Published Date(s): 1972 Originally plotted at: 1:2,500 By at least March 1961, the estate was in the ownership and occupation of John Archibald Harford Williamson (1922-1978), the 3rd Baron Forres of Glenlogil in the County of Forfar.
In March 1961, permission was granted to Lord Forres for the construction of a Dutch barn (RBWM ref. 4471). Lord Forres was also responsible for the construction of the present open- air swimming pool to the west of the house (RBWM ref. 4582/61, approved June 1961).
In 1964, Lord Forres sold the property – now going by the name ‘Cruchfield Manor’ – to Peter Egbert Cadbury (1918-2006), the grandson of George Cadbury of chocolate fame. It was reported in June 1964 that Cadbury would take possession of the ‘manor house’ on 30 September, and would take over the running of the farm on 1 October. The exact price paid by Cadbury was not disclosed, but was reported to been in the region of £150,000.
Peter Cadbury never worked in the family chocolate business, and instead he initially pursued a career as a test pilot for jet fighters. Although he subsequently qualified as a barrister and played a minor role in the Nuremberg War Crimes trials, he is best known as an entrepreneur. In 1954, he borrowed £75,000 from his father to buy the Keith Prowse ticket agency. He subsequently became a director of Tyne Tees Television, and was instrumental in the formation of Westward Television, the first ITV franchise holder for the south west of England. He also owned his own airline and travel business. According to one of his obituaries, Cadbury was ‘blunt to the point of rudeness, picking quarrels throughout his life with policemen, politicians, neighbours and motorists who fell foul of his splendid cars’. Certainly, at Cruchfield, Cadbury’s pig-farming activities caused friction with his neighbours, and in 1971 costs were awarded against him when a neighbour felt compelled to leave his home because of the ‘noise, effluent, smell and flies’. Cadbury was reported as saying: ‘I would not deny that the idea of retaliation against the Goodiers (the neighbours) was attractive to me, but it was certainly not the main reason for putting the pigs there’.
The open-air swimming pool to the west of the house
Cruchfield Manor, Hawthorn Hill: Heritage Statement 13 The period 1953-1972 saw the removal of the service accommodation at the north-eastern corner of the house, which had been present since at least the 1840s. This effectively detached the range to the north east (the present ‘cottage’) from the principal volume. It is not known whether Lord Forres or Peter Cadbury was responsible. However, Cadbury is known to have erected the present two-storey extension against the western side of the house (RBWM ref. 6080/64, approved July 1964). He was also responsible for internal alterations to provide a staff flat (8067/68, approved November 1969). Historic England The service accommodation at the north-eastern corner of the house (left) with the ‘cottage ‘ in the middle, and the stables to the right, May 1952
The north-eastern corner of the house today
14 Cruchfield Manor, Hawthorn Hill: Heritage Statement Cadbury also demolished the buildings on the southern and eastern sides of the 19th century stable yard, and several more structures further east, and erected the present modern agricultural sheds in their place (8087/68, December 1968; 1854/69 & 8176/69, March 1969; 8777/70, September 1970; and 9115/71, April 1971). It is understood that one of these sheds was actually a hangar for Cadbury’s aircraft. By 1973, Cadbury’s estate comprised about 571 acres, and had ‘two airstrips (both about 650yds. in length) under the control of London Air Traffic’. These were located on the disused Hawthorn Hill Race Course on the western side of the present A330, on land that had not been part of the estate in 1917.
A new farm house was erected in the middle of the former kitchen garden between 1952 and 1972.
Cadbury put the ‘Cruchfield Manor Estate’ up for sale in 1973. It appears to have been bought by an organisation called Town & Country Contractors. It was unsuccessful in its application to convert 158 acres of the estate into a golf course (RBWM ref. 10685/73). This application would have seen the conversion of the house into the club house.
In June 1976, permission was granted to the Life for the World Trust (a Christian charity battling drug addiction) for the conversion of the house into a Christian Rehabilitation and Training Centre for young men once dependent on drugs (RBWM ref. 404046). In December that year, permission was granted to the Trust for a temporary portacabin to serve as a dining room (RBWM ref. 404940). That permission was renewed in June 1978. In October 1979, permission was granted to the Trust for alterations in connection with a dining/meeting room and catering kitchen on the ground floor, and a self-contained flat on the first floor (RBWM ref. 410005). It seems likely that the Trust’s works included the present single-storey passage around the north-eastern corner of the house, and the widening of the connection between the principal volume and the ‘annexe’ to its present extent.
After this, the house appears to have gone through a rapid succession of owners, whose plans for it came to naught. In June 1982, an application made by Summary 75 Ltd for the use of the house by an agricultural management organisation was withdrawn (RBWM ref. 414018). In the mid 1980s, applications for planning permission and listed building consent for the conversion of the house into an hotel, made by an M. G. Cummings, were withdrawn (RBWM refs. 414184 & 414185). And, further applications for the conversion of the house into an hotel, made by a Mrs Stratton, were withdrawn in April 1989 (RBWM refs. 87/00248/LBC & 87/00249/ FULL).
In October 1996, planning permission was granted to the A. C. Daly Consortium on appeal for the development of Cruchfield Manor Farm into a 27-hole golf course (RBWM ref. 94/00417/ OUT). This followed the refusal in 1992 of earlier golf-course applications which would have seen the conversion of the house into a golf training centre, and the stable/barn buildings into the clubhouse (RBWM refs. 90/00406/LBC & 90/00407/FULL).
Cruchfield Manor, Hawthorn Hill: Heritage Statement 15 The Field, 3 May 1973, p. 889 View of the house from the south east in 1973, showing the two-storey extension to the west (left) Historic England View of the stables, barns and farm buildings, May 1952
The stables and barns today, with one of the modern sheds erected by Peter Cadbury to the right
16 Cruchfield Manor, Hawthorn Hill: Heritage Statement In the event, however, the golf course was laid out on the site of the Hawthorn Hill Race Course on the western side of the present A330 (the site of Peter Cadbury’s airstrips), and the estate was auctioned off in several lots. That part now belonging to Mr and Mrs Brunander – comprising the house and grounds (including the swimming pool) and the stable block – was acquired by a Mr and Mrs R. Cash. In August 1999, they secured listed building consent for the conversion of the ‘barn’ at the southern end of the stable block into a two-bedroom dwelling (98/32837/LBC), to designs by PDA Architects. This application was not implemented. The Cashes had earlier applied to paint the exterior of the house (96/30796/LBC), but the application was withdrawn, apparently because of the Council’s concerns that the products proposed were inappropriate and would have damaged the render.
By 1998, the modern farm buildings to the east were owned by Castle Storage Ltd. They have been in storage use ever since. Royal Borough of Windsor and Maidenhead The proposed golf course on the site of Cruchfield Manor Farm, 1996 (RBWM ref. 94/00417/OUT)
Cruchfield Manor, Hawthorn Hill: Heritage Statement 17 Google Aerial photograph, 2003 Google Aerial photograph, 2017
18 Cruchfield Manor, Hawthorn Hill: Heritage Statement 2.4 The house 2.4.1 The 18th century house As noted above, the list description for the present house dates it to the 18th century. In sales particulars of 1884, it was noted that the house dated from ‘the early part of last century’, whilst 20th century sales particulars describe it as ‘Georgian’ (i.e. from the period 1714-1830).
A single building is shown occupying the Site on John Rocque’s 1761 map of Berkshire. This suggests that the building might then have comprised an east-west aligned rectangular volume, although the scale of the map is such that it cannot be relied on as conclusive proof of the footprint of the building then present. A ‘map of Windsor Forest and its vicinity’ prepared in 1823 by Henry Walter, and apparently revised in 1856, also shows a single building – here identified as ‘Crutchfield Farm’. Walter’s map suggests that this may have comprised an inverted ‘L’-shaped building, with east-west and north-south ranges joined at the north-eastern corner. Although far from conclusive, evidence in the fabric suggests that the footprint of this ‘L’-shaped building might correspond with those parts of the present house marked in pink on the ground-floor plan below.
The beams in the ceiling over the present ‘study’ appear to be of some age, and there is some timber framing in the lobby to its south, and in the walls enclosing what is now the secondary staircase. Although some of the timbers here are clearly modern (applied, non-structural), the historic parts could well date from the 18th century. The north-facing 6:6 sash windows of the present ‘study’ on the ground floor present 12 panes externally but internally only 9 panes are visible. This suggests that the original building was a vernacular structure, and that it was ‘re- dressed’ when it was extended. As is discussed further later, the present three-storey, two-bay element that accommodates the ‘study’ historically continued further east and turned south through ninety degrees to join up with the present three-storey volume which accommodates the ‘scullery’ on the ground floor, together with the secondary staircase. As discussed further below, the corner of the ‘L’ formed by these two volumes was removed some time between 1953 and 1972.
Ground-floor plan, with the possible footprint of the house present in the 18th century marked in pink
Cruchfield Manor, Hawthorn Hill: Heritage Statement 19 Some of the timber beams over the present ‘study’
Timber framing in the lobby to the south of the present ‘study’
Timber framing enclosing the secondary staircase
20 Cruchfield Manor, Hawthorn Hill: Heritage Statement The much more detailed Bray tithe map of 1840, discussed further below, shows the footprint of the house to have then been much closer to its present form, and thus we might speculate that the 1856 revision of Walter’s 1823 map was not comprehensive.
The north-facing 6:6 sash windows of the ‘study’ present 12 panes externally but internally only 9 panes are visible
Cruchfield Manor, Hawthorn Hill: Heritage Statement 21 2.4.2 The early 19th century house The earliest large-scale cartographic evidence found is the Bray tithe map of 1840. The footprint of the house depicted on this map is recognisably that present today, albeit there have been subsequent alterations.
The 1840 map suggests that the earlier house was much extended, perhaps between 1823 and 1840, or perhaps earlier. The earlier ‘L’-shaped building appears to have become the north-eastern corner of an essentially square house. The 1840 map suggests that this had a central porch to the south, a square bay window projecting northwards from the western end of its northern elevation, and a narrow range extending north-eastwards from further additions at the north-east corner. To the east was a small projection, the south-eastern corner of which met the corner of a narrow, apparently detached outbuilding on the line of the present ‘annexe’.
The brickwork of the basement appears consistent with an early 19th century construction date
Historic wine cellar recesses
22 Cruchfield Manor, Hawthorn Hill: Heritage Statement Much of the fabric of the present house, and much of its plan form (with rooms arranged around a new principal staircase), can thus probably be dated to the early 19th century. The brickwork of the basement appears consistent with an early 19th century construction date.
2.4.3 1840-1875 The present southern elevation of the principal volume of the house has an irregular, asymmetric composition, comprising seven regularly spaced windows but with a much shorter section of wall to the right (east) than to the left (west). Furthermore, the roof-top pediment is off-centre – aligned with the space between the present bays 3 and 4 from the left.
The southern elevation of the principal volume showing the irregular, asymmetric composition with a much shorter section of wall to the right than to the left, and the off-centre roof-top pediment
The southern elevation of the principal volume showing how it might historically have comprised six bays centred on the roof-top pediment, with bays 3 and 4 amalgamated at ground level to accommodate a central doorway with a porch
Cruchfield Manor, Hawthorn Hill: Heritage Statement 23 As discussed above, the Bray tithe map of 1840 shows there to have been a central porch to the south. It also suggests that the south-eastern corner of the principal volume was a little westward of its present position.
The front elevation of the principal volume appears to have adopted its present footprint by the time of the first edition Ordnance Survey map of 1875-76. On this basis, we might speculate that the early 19th century front elevation had a symmetrical arrangement – centred on the present roof-top pediment – either comprising five bays, or more likely (on the basis of the internal plan form) six bays with bays 3 and 4 amalgamated at ground level to accommodate the central doorway. If this is the case, then there has clearly also been some remodelling of the plan form – in particular, the shifting eastwards of the western side of the entrance hall by one bay.
To the east of the principal volume, the 1840 map shows a small projection set back from the front elevation, and occupying only about two-thirds of the footprint of the present ‘kitchen’. The south-eastern corner of this projection met the corner of a narrow, apparently detached outbuilding on the line of the present ‘annexe’. By 1875, the projection had been extended/ rebuilt as the present ‘kitchen’ volume.
On the basis of all of this, we might surmise that the present composition of the front elevation of the principal volume was the product of a remodelling between 1840 and 1875. Certainly, by 1875, the porch had gone, and there was a narrow, covered verandah along the southern elevation. This survived until at least 1917.
The 1840 map suggests that the bay projecting to the north of the principal volume (from the present ‘drawing room’) was square, but the 1875-76 map shows it in its present canted form. This form is consistent with it having been rebuilt between 1840 and 1875.
The canted form of the bay at the north-western corner is consistent with it having been rebuilt between 1840 and 1875
24 Cruchfield Manor, Hawthorn Hill: Heritage Statement The king-post roof over the second-floor bedrooms is composed of machine-sawn timbers, and thus we might speculate that this roof was replaced in the later 19th century.
The 1840 map shows that there was historically a large irregularly-shaped volume (or volumes) occupying the present open space at the north-eastern corner of the principal volume (between the north-eastern corner of the house as it now exists, and the present ‘cottage’), with a narrow range extending north-eastwards from it.
As noted above, and as evidenced by a photographs of 1952 and 1953, the present three- storey, two-bay element that accommodates the ‘study’ on the ground floor historically continued further east and turned south through ninety degrees to join up with the present three-storey volume which accommodates the ‘scullery’ on the ground floor, together with the secondary staircase. To the east of this there was a two-storey volume with a hipped roof, and with a porch and stair at its southern end – approximately on the site of the canted corner of the present passage around the northern and eastern sides of the ‘scullery’.
The narrow range extending to the north east, shown on the 1840 map, was rebuilt on the alignment of the present ‘cottage’ between 1840 and 1875.
2.4.4 1875-1897 Between 1875 and 1897 (the revision date of the OS map of 1899), the narrow, detached outbuilding to the south east appears to have been widened on both sides and connected to the house. By the end of this period, it appears to have been as deep as the present ‘annexe’ here, although more of its front edge projected to the front building line than is now the case.
The period 1875-1897 also saw the construction of a large conservatory against the centre of the eastern elevation. This survived until at least 1917. ‘Scars’ of the removed conservatory – which can survive in the extant fabric – suggest that the conservatory had three pitched roofs orientated east-west.
‘Scars’ of the removed conservatory survive in the extant fabric
Cruchfield Manor, Hawthorn Hill: Heritage Statement 25 2.4.5 1897-1910 Between 1897 and 1910 (the revision date of the OS map of 1912), the footprint of the range to the south east appears to have undergone further change. That part of it that projected to the south appears to have been reduced in size slightly, whilst that part of it that extended eastwards beyond the footprint of the range as it now stands was made narrower.
2.4.6 1917 The earliest pictorial evidence found of the house, and the earliest detailed description of its internal arrangement, is provided by sales particulars of 1917. The site plan appended to the sales particulars suggests that the house then occupied essentially the same footprint as shown in the OS map of 1912.
The sales particulars included two photographs of the exterior of the house, one of the front elevation to the south, and one over the grounds from the north west. That from the south shows the southern elevation of the principal volume to have appeared much as it does today, although the covered verandah shown on the 1875-76 map is present. What can be seen of the range to the right (south east) is somewhat indistinct and partially screened by trees, although the photograph perhaps shows a clear break between its western end and the house proper. The photograph shows that the lean-to projection beyond – now accommodating the present ‘kitchen’ on the ground floor and an en-suite bathroom on the first floor – had a chimneystack. This chimneystack survived until at least 1953.
The photograph over the grounds from the north west shows that what now remains of the principal volume appeared much as it does today. The conservatory erected against the centre of the eastern elevation between 1875 and 1897 is visible.
The present ‘annexe’ to the south east
26 Cruchfield Manor, Hawthorn Hill: Heritage Statement Berkshire Record Office View from the south, 1917; showing the elements since removed in pink Berkshire Record Office View from the south, 1917; detail
Cruchfield Manor, Hawthorn Hill: Heritage Statement 27 Berkshire Record Office View from the north west, 1917; showing the elements since removed in pink Berkshire Record Office View from the north west, 1917; detail
28 Cruchfield Manor, Hawthorn Hill: Heritage Statement The various volumes at the north-eastern corner of the house are somewhat indistinct and partially screened by trees in this photograph, but it is clear that that part of it immediately to the east of those parts that remain standing rose to three storeys and had chimneystack at the corner. The irregular arrangement of windows on this element suggests that there was perhaps a staircase here.
The sales particulars note that the house was ‘entered through a glazed Verandah paved with black and white tiling’, accessing a ‘Square Entrance Hall’.
The ‘Dining Room’ was said to measure 24ft. 6in. by 17ft. 6in., and to be ‘lighted by three casement windows opening to the Verandah and fitted with a carved oak mantel and tiled fireplace’. From these measurements, it is clear that what was then the dining room is now the ‘sitting room’ at the south-west corner of the principal volume. The dining room was perhaps entered historically via a doorway at the eastern end of its northern wall. As discussed further below, the present doorway at the western end of its northern wall, and that from the entrance hall to the east, have both been inserted since 1952. Also as discussed further below, the present chimneypiece is a post-1952 insertion.
The sales particulars note that there was an ‘ANTE-ROOM on the West front opening to CONSERVATORY, 27ft. by 25ft.’ This ante-room presumably occupied the western end of the wide corridor space between the present ‘sitting room’ and the present ‘drawing room’. Its eastern side was perhaps enclosed by a wall on the line of the eastern side of the present en-suite bathroom on the first floor above, and by a short return in the southern side of the footprint of the basement below.
The ‘Lofty Drawing Room’ was said to measure ‘26ft. into the bay by 18ft.’, and be ‘lighted by five windows with views across the Park and casement to Lawns, panelled walls and decorated mantelpiece with grate and tiled hearth’. This description clearly relates to the present ‘drawing room’. We might speculate that there was a second doorway to the south, to the east of the wall enclosing the ‘Ante-Room’.
The ‘Library’ was said to measure ‘17ft. by 12ft. 6in.’, and was ‘lined throughout with bookcases and French casement to Verandah’. On the basis of these measurements, this description is thought to relate to the present ‘dining room’. As discussed further below, at least some of the bookcases survived until 1952. The present chimneypiece here is a post-1952 insertion.
The 1917 sales particulars also describe a ‘Small Sitting Room communicating with the passage to Billiard Room, also entered from the Verandah’. This was almost certainly the present ‘kitchen’.
What is described as the ‘Handsome Billiard Room 25ft. by 21ft. with lantern light and decorated ceiling, fitted with carved oak mantel and tiled fireplace and stained glass window; Lavatory with hot and cold supplies; W.C.’ can be identified as the present ‘annexe’ to the south east of the principal volume. The dimensions of the billiard room correspond with the now subdivided volume with the projection to the south at the eastern end of the range. The lantern light over this space was removed some time between 1973 and 2003. As discussed further below, the footprint of that part of the ‘annexe’ between the billiard room and the principal volume of the house has undergone some change since 1972.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 29 The rest of the ground floor was said to comprise:
the Capital Domestic Offices comprising HOUSEKEEPER’S ROOM with Cupboards. SERVANTS’ HALL. KITCHEN fitted with “Eagle” range and hot plate. SCULLERY. Meat Larder. BUTLER’S PANTRY with hot and cold supplies. OLD BREW HOUSE with Copper. LAUNDRY and IRONING ROOM.
Some of these functions may have been accommodated in the present ‘study’, and in the present ‘scullery’, although some must have been accommodated in the volumes at the north-eastern corner that were demolished after 1953.
The sales particulars note that: ‘in the House Yard are DAIRY with slate shelving, Meat and Game Larder, Coal Store.’ These functions may have been accommodated in the present ‘cottage’. As discussed further below, this building has been very heavily remodelled.
The sales particulars relate that:
ON THE UPPER FLOORS: approached by Principal and Secondary Staircases are Nine Family Bed Rooms and Two Dressing Rooms. FITTED BATH ROOM. W.C.; Fitted Safe; Housemaid’s Pantry with hot and cold supplies; Work Room. Four Maids’ Bed Rooms. Store Closet, Box Room, etc.
These spaces are much more difficult to relate to the present accommodation, although we might surmise that the nine family bedrooms were accommodated on the first and second floors of the surviving parts of the house, whilst the four maids’ rooms might have been on the upper storeys of the since demolished volumes at the north-eastern corner.
2.4.7 1917-1953 The Historic England Archive holds several photographs of the house taken in May 1952. Some of these show that the covered verandah along the southern elevation and the conservatory to the east had both been removed by this time. In place of the latter, a formal garden had been laid out, with an enclosing wall to the south (in line with the house’s southern elevation) and a straight path extending north-westwards from the western elevation. The photographs also show that the ‘annexe’ range to the south east had by this time assumed its present length.
One of the 1952 photographs provides the only pictorial evidence we have of the eastern side of the since-lost volumes at the north-eastern corner of the house. As discussed above, the present three-storey, two-bay element that accommodates the ‘study’ on the ground floor historically continued further east and turned south through ninety degrees to join up with the present three-storey volume which accommodates the ‘scullery’ on the ground floor, together with the secondary staircase. To the east of this there was a two-storey volume with a hipped roof, and with a porch and stair at its southern end – approximately on the site of the canted corner of the present passage around the northern and eastern sides of the ‘scullery’.
Unfortunately, the only external photograph from the north west cuts off the volumes at the north-east corner.
30 Cruchfield Manor, Hawthorn Hill: Heritage Statement Historic England View from the south, May 1952; showing the elements since removed in pink
View from the south today
Cruchfield Manor, Hawthorn Hill: Heritage Statement 31 Historic England Front elevation from the south east, May 1952; showing the elements since removed in pink Historic England Front elevation from the south east, c.1973
32 Cruchfield Manor, Hawthorn Hill: Heritage Statement www.geograph.org.uk View from the south east, 2003
View from the south east today
Cruchfield Manor, Hawthorn Hill: Heritage Statement 33 Historic England View from the north west, May 1952
View from the north west today
34 Cruchfield Manor, Hawthorn Hill: Heritage Statement A photograph of the ‘entrance hall’ shows that the present doorway to the west (accessing the present ‘sitting room’) was not then present. It also shows the conventional balusters to the principal staircase, since replaced with the present geometrically patterned balusters, and indicates that the lowest step extended slightly to the east in front of the adjacent wall. It also shows that the present cornicing and dropped ceiling to the east are later interventions.
A photograph of the present ‘sitting room’ shows it then to have been the ‘dining room’, as it had been in 1917. As noted above, the photograph shows that the present doorway at the western end of its northern wall was not then present. It also shows the since-replaced ‘carved oak mantel and tiled fireplace’ mentioned in 1917. Historic England The entrance hall, May 1952
The entrance hall today
Cruchfield Manor, Hawthorn Hill: Heritage Statement 35 Historic England The present ‘sitting room, then the dining room, May 1952 Harrods Estates The ‘sitting room’, 2017
The ‘sitting room’ today
36 Cruchfield Manor, Hawthorn Hill: Heritage Statement A photograph of the present ‘dining room’ is identified as the ‘study’. At this time, this space (which in 1917 had been described as the ‘library’) retained bookcases to either side of the chimneybreast, although these have since been replaced with round-headed alcoves, that to the right accommodating a serving hatch. The photograph also shows a since-replaced eared chimneypiece. Historic England The present ‘dining room’, then the study, May 1952
The ‘dining room’ today
Cruchfield Manor, Hawthorn Hill: Heritage Statement 37 A photograph of the ‘drawing room’ shows that it appeared essentially as it does today, although the present panelling to the ceiling is a post-1952 intervention. Historic England The drawing room, May 1952 Harrods Estates The drawing room in 2017
38 Cruchfield Manor, Hawthorn Hill: Heritage Statement The drawing room today
The drawing room fireplace today
One of the drawing room windows Detail of one of the shutters
Cruchfield Manor, Hawthorn Hill: Heritage Statement 39 The only photograph of the first floor shows the ‘principal bedroom’, which continues in the same use today. However, it is clear from this photograph that the subdivision of its southern end to provide a dressing room with built-in wardrobes is a post-1952 intervention. Historic England The principal bedroom, May 1952
The principal bedroom today
40 Cruchfield Manor, Hawthorn Hill: Heritage Statement 2.4.8 1953-1972 The house underwent considerable change between 1953 and 1972. Much of this change can probably be attributed to Peter Cadbury, who acquired the estate in 1964. Cadbury is known to have erected the present two-storey extension against the western side of the house (RBWM ref. 6080/64, approved July 1964). As part of these works, a new door opening was created at ground-floor level in the western side of the principal volume, just to the south of the French doors that historically accessed the conservatory. And, two new door openings were created at first-floor level: one from the main landing (and perhaps involving the reconfiguration of the adjacent en-suite bathroom); and one from the bedroom at the south-west corner. The second-floor, west-facing window opening immediately to the north of the chimneystack, which provides access to the flat roof of the extension, was presumably created at the same time; certainly, it was not present in 1952. The 1972 OS map suggests that a further, narrower extension north of the extant extension had also been erected since 1953, although no pictorial evidence of this has been found.
The western extension viewed from the south west
The western extension viewed from the north
Cruchfield Manor, Hawthorn Hill: Heritage Statement 41 Cadbury was also responsible for internal alterations to provide a staff flat (8067/68, approved November 1969). This was presumably at the eastern end of the second floor, and included the insertion of the east-facing window to the kitchen at the eastern end of the second-floor corridor.
The greatest changes made between 1953 and 1972, however, relate to the removal of the volumes at the north-east corner. The bay windows at the eastern end of the three-storey volume on the northern side of the house were presumably added when that part of the building that turned the corner was chopped off. New east-facing windows were inserted in the recessed section of wall just to the left (south) of this element. New windows were inserted into the now-external wall at the northern end of the truncated north-south two-storey range. There was also some reconfiguration of the east-facing windows of this element. The existing second-floor window opening here was moved southwards slightly. Modern windows were inserted in this opening, and in the corresponding ones on the ground and first floors.
All the windows of the present ‘kitchen’ are modern, as is the east-facing window of the en- suite bathroom above.
On the basis of the 1952 photographs, the French windows to the ‘drawing room’ have been replaced.
Quite a number of internal changes have been made throughout the house since 1952. These include:
• the replacement of the conventional balusters to the principal staircase with the present geometrically patterned arrangement; • the introduction of the present cornicing and section of dropped ceiling to the ‘entrance hall’; • the insertion of both the present doorways into what is now the ‘sitting room’; • the insertion of the present marble chimneypiece (which may be Victorian or a modern reproduction) in place of the earlier ‘carved oak mantel and tiled fireplace’ in what is now the ‘sitting room’; • the introduction of the present round-headed alcoves to either side of the chimneybreast in what is now the ‘dining room’ (that to the right accommodates a serving hatch, presumably introduced when the room to the east was put to kitchen use); • the insertion of the timber mantel (which may be old or a modern reproduction) in place of the earlier eared chimneypiece in what is now the ‘dining room’; and • the subdivision of the principal bedroom on the first floor to provide a dressing room with built-in wardrobes;
Other internal changes for which we have no photographic evidence, but which were perhaps contemporaneous with the above, include:
• the removal of the wall enclosing the eastern side of the ante-room at the western end of the wide corridor space between the present ‘sitting room’ and the present ‘drawing room’; and • the reconfiguration of the plan form between the stair down to the basement and the main corridor space to the south;
42 Cruchfield Manor, Hawthorn Hill: Heritage Statement Historic England View of the north-eastern corner of the house, May 1952; showing the elements since removed in pink
The north-eastern corner today
Cruchfield Manor, Hawthorn Hill: Heritage Statement 43 Cruchfield House was statutorily listed at Grade II in April 1972 (list entry no. 1312899).
2.4.9 1972-present It is unclear precisely when the internal changes described above were made, but we might speculate that some or all of them were made by Peter Cadbury between 1964 and 1973.
In 1976, the house became a Christian Rehabilitation and Training Centre operated by the Life for the World Trust. The Trust’s works of conversion are thought to have included the construction of the present single-storey passage around the north-eastern corner of the present ‘scullery’, and the widening of the connection between the principal volume and the ‘annexe’ to its present extent, including the installation here of the present sauna and showers. The Trust also apparently made alterations on the first floor to create a self-contained flat, although it is unclear precisely where and what these works entailed.
The Trust may also have been responsible for the removal of the lantern light over the former billiard room in the ‘annexe’, and the almost complete reconfiguration of the internal plan form of the whole ‘annexe’. All of the ‘annexe’s external doors and windows are also modern).
More generally, most of the internal joinery throughout the house, including the doors, architraves and skirtings of the principal rooms on the ground floor and the first-floor bedrooms, is modern. A fair amount of historic joinery survives on the second floor.
The list description dates the front door to the 20th century. The south-facing French doors to either side retain their 19th century shutters. The doors themselves may also be historic, although they have undergone some repair/renewal. The 6:6 sash windows of the ‘drawing room’ at the north-western corner of the ground floor retain their 19th century sash boxes and shutters. The windows themselves may also be historic, although they have undergone some repair/renewal. As noted above, the north-facing 6:6 sash windows of the present ‘study’ on the ground floor present 12 panes externally but internally only 9 panes are visible. They retain their 19th century sash boxes but the windows themselves may be modern.
The south-facing 6:6 sash windows on the first floor retain their 19th century sash boxes and shutters, although some of the latter are painted shut. The windows themselves may be modern. The 6:6 sash windows of the principal bedroom, dressing room and en-suite bathroom at the north-western corner retain their 19th century sash boxes, although most of the shutters are missing. The windows themselves may also be historic, although they have undergone some repair/renewal. These windows have all had secondary glazing installed. The north-facing 6:6 sash windows of the first-floor bedroom to the east of the canted bay at the north-western corner retain their 19th century sash boxes and shutters (painted shut). The windows themselves may also be historic, although they have undergone some repair/ renewal.
The south-facing 6:6 sash windows on the second floor retain their 19th century sash boxes. The windows themselves may be modern. The north-facing 6:6 sash windows of the second- floor bedroom to the east of the canted bay at the north-western corner retain their 19th century sash boxes. The windows themselves may also be historic, although they have undergone some repair/renewal.
44 Cruchfield Manor, Hawthorn Hill: Heritage Statement The single-storey passage around the north-eastern corner of the ‘scullery’
The sauna and showers in the widened connection between the principal volume and the ‘annexe’
The subdivided former billiard room in the ‘annexe’
Cruchfield Manor, Hawthorn Hill: Heritage Statement 45 2.4.10 Summary of historical development | Ground floor
18th century
Early 19th century (by 1840)
1840-1875
1875-1897
Post-1952 N
46 Cruchfield Manor, Hawthorn Hill: Heritage Statement 2.4.10 Summary of historical development | First floor
18th century
Early 19th century (by 1840)
1840-1875
1875-1897
Post-1952 N
Cruchfield Manor, Hawthorn Hill: Heritage Statement 47 2.4.10 Summary of historical development | Second floor
18th century
Early 19th century (by 1840)
1840-1875
1875-1897
Post-1952 N
48 Cruchfield Manor, Hawthorn Hill: Heritage Statement 2.5 The ‘cottage’ As discussed above, the Bray tithe map of 1840 shows that there was historically a narrow range extending north-eastwards from the service accommodation at the north-eastern corner of the house. This narrow range appears to have been rebuilt on the alignment of the present ‘cottage’ between 1840 and 1875. Historic maps and photographs suggest that the building was physically connected to the service accommodation until the latter was demolished, some time between 1953 and 1972 – perhaps by Peter Cadbury between 1964 and 1973. The present wall that extends eastwards from the ‘cottage’s south-eastern corner, and then south to join the stable block, appears to have been in existence since at least 1875.
The building is probably that described in the 1917 sales particulars as the ‘DAIRY with slate shelving, Meat and Game Larder, Coal Store’, and was probably always accessed from the yard to the south rather than internally from the house.
The building appears to have still been an ancillary outbuilding rather than a dwelling in 1952. A 1952 photograph from the south shows that neither of the current porches were then present, although the pattern of fenestration (door, window, door, window) then present appears consistent with that still there.
An aerial photograph of 1953 shows that there was a central chimneystack; this has since been removed.
The element at the western end with a lower ridge and eaves height appears to have been constructed following the demolition of the service accommodation after 1953.
The northern elevation with shallow-pitched dormers appears to be on the line of the historic northern elevation, but it has an entirely modern character, and probably dates from the remodelling of the building as a ‘cottage’ – perhaps by Peter Cadbury between 1964 and 1973.
All the external doors and windows are modern.
There is no evidence of the central chimneystack in the internal plan form. It seems likely that this was comprehensively reconfigured or rebuilt to effect the conversion to residential use. All the internal joinery is modern. One internal wall incorporates a section of exposed brick wall; this is of modern brick laid in stretcher bond.
The Harrods Estates’ sales particulars of 2017 noted that the ‘cottage’ had been ‘refurbished within the last few years’.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 49 The ‘cottage’ viewed from the south east
The ‘cottage’ viewed from the north east
The ‘cottage’ viewed from the north west
50 Cruchfield Manor, Hawthorn Hill: Heritage Statement Summary of historical development | The ‘cottage’
1840-1875
Postwar N
Cruchfield Manor, Hawthorn Hill: Heritage Statement 51 3.0 Significance
3.1 Assessing significance The government’s National Planning Policy Framework (NPPF, 2019) places the concept of significance at the heart of the planning process. Indeed, it is this that drives the definition of what constitutes a ‘heritage asset’. Annex 2 of the NPPF defines Significance (for heritage policy) as:
The value of a heritage asset to this and future generations because of its heritage interest. The interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.
A Heritage asset is defined as:
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. It includes designated heritage assets and assets identified by the local planning authority (including local listing).
In the planning context, the Government’s Planning Practice Guidance (https://www.gov.uk/ guidance/conserving-and-enhancing-the-historic-environment, accessed 26 October 2020) states that the NPPF’s definition of significance can be interpreted as follows:
• archaeological interest: As defined in the Glossary to the National Planning Policy Framework, there will be archaeological interest in a heritage asset if it holds, or potentially holds, evidence of past human activity worthy of expert investigation at some point. • architectural and artistic interest: These are interests in the design and general aesthetics of a place. They can arise from conscious design or fortuitously from the way the heritage asset has evolved. More specifically, architectural interest is an interest in the art or science of the design, construction, craftsmanship and decoration of buildings and structures of all types. Artistic interest is an interest in other human creative skill, like sculpture. • historic interest: An interest in past lives and events (including pre-historic). Heritage assets can illustrate or be associated with them. Heritage assets with historic interest not only provide a material record of our nation’s history, but can also provide meaning for communities derived from their collective experience of a place and can symbolise wider values such as faith and cultural identity.
3.2 Cruchfield Manor Cruchfield Manor was statutorily listed at Grade II in April 1972 (list entry no. 1312899). This designation reflects only the statutory importance of the building; it does not set out what features are important, or to what degree; neither does it describe what elements play a neutral role, or detract from significance. Understanding these aspects is essential in enabling informed decisions to be taken when proposing development, so that the building’s special interest can be conserved wherever possible.
52 Cruchfield Manor, Hawthorn Hill: Heritage Statement As detailed in Chapter 2.0, the list description dates the house to the 18th century. The earliest fabric of the house appears to be contained in the three-storey range accommodating the present ‘study’, and in the three-storey range accommodating the ‘scullery’ and the secondary staircase. The corner of the ‘L’ formed by these two volumes was removed some time between 1953 and 1972. By 1840, the house had been much extended, and its footprint was then much closer to its present form. Between 1840 and 1875, the house was further modified; the front elevation appears to have been extended slightly to its present form, the canted arrangement of the bay window to the north had been established, and the present ‘cottage’ (discussed further below) had been erected. Between 1875 and 1897, a narrow, detached outbuilding to the south east had been widened on both sides and connected to the house, and a large conservatory had been erected against the centre of the eastern elevation. By 1953, the conservatory had been removed; the present two-storey extension here was erected in c.1964. Between 1953 and 1972, the service accommodation at the north-eastern corner of the house was demolished, effectively detaching the present ‘cottage’. There was much reconfiguration of the fenestration here, including the construction of the present canted bay over three storeys at the eastern end of the three-storey range accommodating the present ‘study’. The present single-storey passage around the north-eastern corner of the present ‘scullery’, and the widened connection between the principal volume and the ‘annexe’, probably date from the 1970s.
The front door is modern, but the French doors to either side may be historic. Many of the windows are modern, including all the windows on the eastern side of the principal volume, and all the windows of the ‘annexe’. The south-facing sash windows over first- and second- floor levels, and the windows of both levels of the canted bay at the north-western corner, retain their historic sash boxes, and some of them retain historic shutters. Some of these windows may be historic, although they have undergone some repair/renewal. Others may be modern.
Internally, the historic plan form remains largely intact, although quite a number of alterations were made in the second half of the 20th century, including: the subdivision of the principal bedroom; the removal of the ante-room at the western end of the ground-floor corridor; and the complete reconfiguration of the plan form of the ‘annexe’. Other 20th century alterations include: the insertion of several new doorways and the closing up of others; the replacement of much of the historic joinery, particularly over the ground and first floors; the insertion of the present geometrically patterned arrangement of the principal staircase in place of conventional balusters; and the replacement of some of the chimneypieces.
3.2.1 Exterior The front elevation of the principal volume of the house is of considerable aesthetic and historical interest, and must be regarded as that part of the building’s external envelope of the highest significance. The canted bay at the north-western corner, and the two bays to its east also reflect its 19th century appearance, and are significant.
Some of the sash windows lighting these elements may be modern, but they might still be considered to have a degree of aesthetic interest, reinforcing the building’s historic appearance, and certainly reflecting its appearance in 1917 – the date of the earliest depictions found.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 53 The modern, two-storey extension to the west is of no inherent heritage interest; indeed, it could be felt to detract from views of the house from the north, south and west, and to much diminish the composition of the western elevation of the principal volume. The way the inserted first-floor doorway in the western side of the principal volume disrupts the quoins at the south-eastern corner of the principal volume is particularly unfortunate. The inserted west-facing windows on the second floor also detract.
The modern canted bay over three storeys at the eastern end of the three-storey range accommodating the present ‘study’ is of no inherent heritage interest, but it does not jar visually with this range’s historic northern elevation. The same cannot said of the fenestration in the northern and eastern sides of the truncated three-storey range accommodating the present ‘scullery’, or in recessed section to the south of the canted bay. This is considered to detract. The single storey passage around the northern and eastern sides of the ‘scullery’ also notably detracts.
The external walls of the ‘annexe’ to the south east are of some aesthetic and historical interest, but that interest is somewhat diminished by the out-of-character modern fenestration to this range.
3.2.2 Interior The earliest fabric of the house appears to be contained in the three-storey range accommodating the present ‘study’, and in the three-storey range accommodating the ‘scullery’ and the secondary staircase. The principal beams over the ‘study’, and the identifiably historic timbers in the lobby to its south, and in the walls enclosing what is now the secondary staircase, are significant.
The later 19th century plan form of the extant parts of the house appears to survive largely intact, and probably largely reflects the plan form of the house following its extension and remodelling before 1840. Where historic fabric defining this historic plan form survives, it is of considerable historical interest, and significance.
The walls subdividing historic spaces are considered to detract. This includes the subdivision of the principal bedroom, the subdivision of the first-floor space over the entrance hall, the complete reconfiguration of the plan form of the ‘annexe’, and the inserted walls on the northern side of the corridor on the ground floor.
Architectural features relating to the pre-1840 and 1840-1875 phases are regarded as significant. This applies to the wine cellar shelves and the window shutters where they survive. The ‘drawing room’ is known to have been panelled in 1917. The present panelling here is probably historic, but has clearly undergone considerable repair and renewal. As noted above, much of the joinery over the ground and first floors appears to be relatively modern, and has no inherent heritage interest. The same is true of the geometrically patterned balusters of the principal staircase. A fair amount of historic joinery survives on the second floor, but, in consequence of its relatively-plain nature (borne of it being located in a part of the house not intended to be seen), it must be regarded as being of more limited significance.
54 Cruchfield Manor, Hawthorn Hill: Heritage Statement The modern fit-out of the present ‘kitchen’ and ‘scullery’, and all the bathrooms, are of neutral significance.
The plan form and internal fabric of the extension to the west and the area around the sauna and showers in the ‘annexe’ are of no heritage interest.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 55 3.2.3 Summary of significance | Ground floor
Highly significant
Significant
Some significance
Neutral significance
Detracts N
56 Cruchfield Manor, Hawthorn Hill: Heritage Statement 3.2.3 Summary of significance | First floor
Highly significant
Significant
Some significance
Neutral significance
Detracts N
Cruchfield Manor, Hawthorn Hill: Heritage Statement 57 3.2.3 Summary of significance | Second floor
Highly significant
Significant
Some significance
Neutral significance
Detracts N
58 Cruchfield Manor, Hawthorn Hill: Heritage Statement 3.3 The ‘cottage’ As detailed in Chapter 2.0, the present ‘cottage’ appears to have been erected between 1840 and 1875, and was historically connected to the house’s service accommodation until the latter was demolished, some time between 1953 and 1972. Given that it was separate from the house at the time of listing, it is not considered to form part of the listed building, but it does fall within its curtilage.
As detailed in Chapter 2.0, the 19th century building has been much altered. However, the wall forming the front elevation, and the wall that extends eastwards from its south- eastern corner, appear to have been in existence since at least 1875, and might therefore be considered to have a degree of historical interest. The present northern elevation appears to be on the line of the historic northern elevation, but it has an entirely modern character. Its modern fabric is of neutral significance, but it might be considered to detract from the setting of the listed building when viewed from the north.
The element at the western end with a lower ridge and eaves height, the porches to the south, all the external doors and windows, and the whole internal plan form are of neutral significance.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 59 3.2.3 Summary of significance | The ‘cottage’
Highly significant
Significant
Some significance
Neutral significance
Detracts N
60 Cruchfield Manor, Hawthorn Hill: Heritage Statement 4.0 Assessment of the Proposals
4.1 Outline of the proposals The proposed alterations are illustrated and described in detail in the architects’ submission; the following is intended as a summary to inform the subsequent discussion about the application scheme’s impact on the significance of the listed house.
4.1.1 The house Exterior
Externally, the greatest changes would be concerned with the extension of the house at its north-eastern corner – on the site of the service accommodation removed between 1953 and 1972. The modern east-facing canted bay over three storeys would be removed, along with the modern single-storey passage around the north-eastern corner of the present ‘scullery’. Extending eastwards from the present ‘study’ and wrapping around the eastern side of the present ‘scullery’, there would be constructed a new single-storey extension. That part to the north of the present ‘scullery’ – with a north-facing canted bay window – would accommodate the new kitchen, with a large opening through to the present ‘study’ to the west, which would become the living room. East of this, there would be a small study with three east-facing windows, together with a short passage reconnecting the house with the ‘cottage’. As noted below, access to the ‘cottage’ would be via the existing doorway within its western porch (which would be removed). To the east of the present ‘scullery’, between the new kitchen and the present kitchen (which would become the boot room), the extension would accommodate a rear hallway with WC. Along the eastern side of the hallway and the boot room, there would be a new open porch with a glazed roof.
Elsewhere, there would be some reconfiguration of the north- and west-facing windows of the present ‘library’ on the ground floor of the extension of 1964, the east-facing windows of the present kitchen (the new boot room) and the north-east-facing windows of the present ‘annexe’. The present south-facing French windows of the bedroom on the first floor of the extension of 1964 would be reconfigured as single glazed doors.
Ground floor
The present ‘library’ on the ground floor of the extension of 1964 would become the dining room; there would be some minor reconfiguration of the means of access into this space at its north-eastern corner.
There would be some reconfiguration of the plan form of the central reception space to the west of the principal staircase. The present WC here would be relocated slightly further west, and its volume would be opened-up to provide more direct passage between the front and rear of the house. To the rear, the present ‘study’ would become the living room. Its present doorway would be closed-up, and a new doorway created slightly further west – lining through with the new passage between the front and rear of the house. As noted above, the present east-facing canted bay over three storeys would be removed, leaving a large opening
Cruchfield Manor, Hawthorn Hill: Heritage Statement 61 at ground-floor level through to the new kitchen in the new single-storey extension at the north-eastern corner of the house.
As noted above, the present kitchen would become the boot room; the nibs flanking the Raeburn and delineating the northern and southern halves of this space would be removed.
The internal plan form of the present ‘annexe’ would be reconfigured in order that it can accommodate the new laundry room and gym.
First floor
The wall between the master bedroom and the dressing room to its south – inserted since 1952 – would be removed. The present en-suite bathroom to the south would be amalgamated with the corridor to the south, and would become a dressing room with built-in wardrobes along its eastern side. The eastern end of the former corridor would be closed off. The opening through to the first floor of the extension of 1964 would remain, and this space would be subdivided to accommodate a further dressing room and a new en-suite. As noted above, the present south-facing French windows here would be reconfigured as single glazed doors.
As noted above, the present east-facing canted bay over three storeys would be removed. On the first floor, a single east-facing window would be inserted in its place to serve bedroom 4. This room would be fitted with built-in wardrobes along its northern side.
There would be some minor reconfiguration of theen-suite bathroom behind the third and fourth windows (from the left) of the principal elevation, and the dressing room to its north (which would become a linen cupboard).
The present WC to the east of bedroom 1 would be relocated into the en-suite further east, and its volume given over to clothes storage. Bedroom 1 itself would be fitted with built-in wardrobes along its northern side.
Built-in wardrobes would also be fitted along the southern side of bedroom 3.
Second floor
The only alteration proposed to the second floor is the removal of the east-facing canted bay to bedroom 6. A single east-facing window would be inserted in its place.
4.1.2 The ‘cottage’ Exterior
Externally, it is proposed to remove both of the porches to the south, the gabled projection with lower ridge and eaves height to the west, and the narrow lean-to along the whole of the ‘cottage’s’ northern side.
As noted above, the extension of the house proper would re(connect) it with the ‘cottage’. Access to the ‘cottage’ from within the house would be via the doorway within the existing western porch (which would be removed). The eastern doorway would be blocked up, along with the window between the two porches and the window in the eastern gable end. The window to the east of the eastern porch would be widened, whilst the doorway in the
62 Cruchfield Manor, Hawthorn Hill: Heritage Statement western gable end would be converted to a window. The existing openings between the main volume of the ‘cottage’ and the narrow lean-to along the whole of its northern side would be reconfigured as three windows.
Interior
The internal plan form of the ‘cottage’ would be reconfigured slightly to provide a bedroom, bathroom and kitchen/living room.
4.2 Assessment 4.2.1 The house Exterior
The canted bay over three storeys at the eastern end of the three-storey range accommodating the present ‘study’ was added between 1953 and 1972, when the service accommodation at the north-eastern corner of the house was demolished. The single-storey passage around the north-eastern corner of the house probably dates from the 1970s. As discussed in Chapter 3.0, the canted bay is of no inherent heritage interest, whilst the passage notably detracts. The removal of these elements would thus cause no harm to the listed building’s significance. The windows that would be inserted in place of the canted bay at first- and second-floor levels would have an appropriate historic character, and would cause no harm to the listed building’s significance.
The proposed extension at the north-eastern corner of the house would occupy the site of the service accommodation removed between 1953 and 1972. Whilst the extension would not occupy exactly the same footprint as the lost service accommodation, nor take the same form (being arranged over only a single storey), development on this site clearly has precedent. The proposed reconnection of the house and ‘cottage’ would restore something of the spatial arrangement that existed historically at the north-eastern corner of the Site.
The proposed extension has been conceived in the spirit of each generation making its own contribution to the building’s distinctive character. At the same time, the extension’s massing has been conceived to ensure that the primacy of the listed building would not be threatened, and that the legibility of its historical development – as much as it can be read in the extant fabric – is not further diminished.
The windows it is proposed to replace/reconfigure – the north- and west-facing ground- floor windows of the western extension, the south-facing first-floor windows of the western extension, the east-facing windows of the present kitchen, and the north-east-facing windows of the present ‘annexe’ – are all modern and of no inherent heritage interest. The proposed replacements would have an appropriate historic character, and would cause no harm to the listed building’s significance.
Ground floor
The present ‘library’ at the western end of the ground floor would become the dining room. There would be some minor reconfiguration of the means of access into this space. This room dates from c.1964 and is of neutral significance. The proposed reconfiguration here would thus cause no harm in heritage terms.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 63 There would be some reconfiguration of the plan form of the central reception space to the west of the principal staircase. The present WC here would be relocated slightly further west, and its volume would be opened-up to provide more direct passage between the front and rear of the house. The wall enclosing the northern side of the present WC may have its origins in the 18th century, but it has clearly undergone much renewal such that the 18th century plan form here is already unintelligible. The wall enclosing the southern side of the WC probably has its origins in the early 19th century; it too has undergone alteration, including, importantly, the closing up of a doorway that existed here before 1952. To the rear, the present ‘study’ would become the living room. Its present doorway would be closed up, and a new doorway created slightly further west – lining through with the new passage between the front and rear of the house. Whilst the wall enclosing the southern side of the ‘study’ has its origins in the 18th century, the historic plan form here is already much compromised. On balance, it is considered that the reconfiguration of the plan form would cause very limited harm to the building’s significance, and would be more than outweighed by the heritage benefits of the scheme as a whole.
As noted above, the present east-facing canted bay over three storeys would be removed, leaving a large opening at ground-floor level through to the new kitchen in the new single- storey extension at the north-eastern corner of the house. The present bay is of no inherent heritage interest, and thus its removal would cause no harm in heritage terms. It is likely that the ground-floor room extended further to the east historically, and thus the opening though to the new kitchen would restore something of its original spatial arrangement.
The present kitchen would become the boot room; the nibs flanking the Raeburn and delineating the northern and southern halves of this space would be removed. These nibs are all of modern brickwork laid in stretcher bond, and are of no heritage interest. Their removal would thus cause no harm in heritage terms.
The internal plan form of the present ‘annexe’ would be reconfigured in order that it can accommodate the new laundry room and gym. With the exception of the wall that contains the north-western side of the pavilion structure at the southern end of the ‘annexe’, the internal plan form here is entirely modern and of no heritage interest. The reconfiguration of the plan form would thus cause no harm in heritage terms. The surviving historic wall would be retained, whilst the new subdivision of the space would not cause any further impairment of the historic volumes.
First floor
As discussed in Chapter 3.0, the post-1952 subdivision of the principal bedroom is considered to detract. The removal of the inserted wall and the restoration of the room’s historic volume would thus enhance the listed building’s significance.
The corridor between the landing and the bedroom in the western extension was presumably created when the latter was constructed in c.1964, and the wall that forms the corridor’s northern side is considered to detract. The removal of this wall would thus restore part of the historic plan form; this also constitutes an enhancement.
The spaces within the extension of c.1964 are at best of neutral significance. The subdivision of the first-floor room into a dressing room and en-suite bathroom, and the reconfiguration of
64 Cruchfield Manor, Hawthorn Hill: Heritage Statement the present south-facing fenestration, would thus cause no harm in heritage terms.
As noted above, the present east-facing canted bay over three storeys would be removed. The bay is of no inherent heritage interest, and thus its removal would cause no harm in heritage terms. The proposed new window that would be inserted in its place at this level would have an appropriate historic character, and would cause no harm to the listed building’s significance.
The subdivision of the first-floor room at the centre of the principal elevation into an en-suite bathroom and dressing room – probably since 1952 – is considered to detract. The minor reconfiguration of the partition between these two spaces would cause no additional harm.
The present WC to the east of bedroom 1 would be relocated into the en-suite further east, and its volume given over to clothes storage. In their present arrangement, both spaces are at best of neutral significance. The proposed alterations would cause no harm in heritage terms.
The fitting of built-in wardrobes in bedrooms 1 and 3 would very slightly impair appreciation of these spaces’ historic volumes. However, in the context of the significance of the house as a whole, this would cause negligible harm, and the works would in any case be reversible.
Second floor
The only alteration proposed to the second floor is the removal of the east-facing canted bay to bedroom 6. As noted above, the bay is of no inherent heritage interest, and thus its removal would cause no harm in heritage terms. The proposed new window that would be inserted in its place would have an appropriate historic character, and would cause no harm to the listed building’s significance.
4.2.2 The ‘cottage’ As discussed in Chapter 3.0, the ‘cottage’ was separate from the house at the time of listing in April 1972 It is thus considered not to form part of the listed building, but it does fall within its curtilage.
Exterior
As detailed in Chapter 2.0, the present ‘cottage’ appears to derive from a building erected between 1840 and 1875, and was historically connected to the house’s service accommodation until the latter was demolished between 1953 and 1972. The 19th century building has been much altered, although the wall forming its front elevation appears to have been in existence since at least 1875; it might therefore be considered to have a degree of historical interest. Both porches were added after 1952. As discussed in Chapter 3.0, they are of no inherent heritage interest, and thus their removal would cause no harm to the significance of the listed house.
Under the application scheme, the house and the ‘cottage’ would be physically reconnected. Access to the ‘cottage’ from within the house would be via the doorway within the present western porch. Whilst the connection would not take the same form as was present until at least 1953, the principle of reconnecting the ‘cottage’ has precedent, and the works would restore something of the spatial arrangement that existed historically at the north-eastern
Cruchfield Manor, Hawthorn Hill: Heritage Statement 65 corner of the Site. The new connection, and the reconfiguration of the door/window openings in the front elevation, would affect the ‘cottage’s’ surviving historic fabric and would cause a slight change to the setting of the listed house when viewed from the south east. However, on balance it is considered that the primary significance of the listed house would not be adversely affected.
The gabled projection to the west with a lower ridge and eaves height appears to have been constructed following the demolition of the service accommodation after 1953. As discussed in Chapter 3.0, it is of no inherent heritage interest, and thus its removal, and the conversion of the doorway in the western gable end of the ‘cottage’ proper into a window, would cause no harm to the significance of the listed house.
The narrow lean-to along the whole of the ‘cottage’s’ northern side has an entirely modern character. As discussed in Chapter 3.0, its modern fabric is of neutral significance, but it might be considered to detract from the setting of the listed house when viewed from the north. The removal of this element, and the reconfiguration of the resultant openings as windows, would thus deliver a modest enhancement of the listed building’s setting, and by extension significance.
Interior
As discussed in Chapter 3.0, the whole internal plan form of the ‘cottage’ is of neutral significance. The reconfiguration of the present spaces to provide a bedroom, bathroom and kitchen/living room would thus cause no harm to the significance of the listed house.
66 Cruchfield Manor, Hawthorn Hill: Heritage Statement 5.0 Conclusion
The proposed works are, for the most part, concentrated in areas of little or no heritage significance.
Externally, the greatest changes would be concerned with the extension of the house at its north-eastern corner – on the site of the service accommodation removed between 1953 and 1972. Whilst the new extension would not occupy the same footprint as the lost service accommodation, nor take the same form (being arranged over only a single storey), development here clearly has precedent, and would restore something of the spatial arrangement that existed historically at the north-eastern corner of the Site. The fabric that would be removed from the listed house and the curtilage-listed ‘cottage’ to facilitate the extension/connection is of no heritage interest. Its removal would thus cause no harm in heritage terms. Indeed, in the case of the ‘cottage’, the removal of the narrow lean-to along the whole of the building’s northern side would deliver a modest enhancement of the listed building’s setting and significance. The proposed extension has been conceived in the spirit of each generation making its own contribution to the building’s distinctive character. At the same time, the extension’s massing has been conceived to ensure that the primacy of the listed building would not be threatened, and that the legibility of its historical development – as much as it can be read in the extant fabric – is not further diminished.
Most of the proposed internal works are concerned with fabric of little or no heritage significance, and in several cases would enhance the building’s significance through the restoration of parts of the historic plan form. Where harm has been identified – in respect of the minor reconfiguration of the ground-floor plan form to the west of the principal staircase – this would be at the very lowest end of ‘less than substantial’ in the terms of the NPPF, and would be outweighed by the heritage benefits of the scheme as a whole.
The proposed scheme is thus considered to be in accordance with the relevant parts of the NPPF, as well as Policy LB2 of the RBWM Local Plan (1999, incorporating alterations adopted June 2003) and Policy HE 1 of the emerging Borough Local Plan 2013-2033.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 67 6.0 Sources
6.1 Primary sources Birmingham Daily Post (1964): ‘Tittenhurst Park sold for £145,000’, 16 June, p. 11
Birmingham Daily Post (1971): ‘Pigs forced man to leave home’, 12 February, p. 7
Bray tithe map, 1840 (copy of 1933) [National Archives: IR 30/2/23]
Cruchfield House Estate, Hawthorn Hill [sales particulars], 26 June 1917. [Berkshire Record Office: D/EX1051/64 & D/EX1271/10]
Cruchfield Manor: photographs, May 1952 [Historic England Archive: CC005603-CC005618]
Ordnance Survey maps: 1875-76, 1899, 1912, 1972
Rocque, John (1761): A Topographical Map of the County of Berks. By John Rocque, Topographer to His Majesty, 1761, reproduction by H. Margary [Berkshire Record Office: CPC20B/18/6/1-19]
Sales announcements: Berkshire Chronicle: 9 April 1887, p. 1; 7 May 1887, p. 1 Middlesex Chronicle: 11 February 1939, p. 8 Reading Mercury: 19 July 1884, p. 3; 26 May 1917, p. 5; 9 June 1917, p. 5; 4 February 1939, p. 18 The Field: 3 May 1973, p. 889 Windsor and Eton Express: 21 June 1884, p. 1; 28 June 1884, p. 1; 5 July 1884, p. 1; 19 July 1884, p. 1; 17 September 1887, p. 1; 24 September 1887, p. 1
Walter, Henry (1823/56): A Map of Windsor Forest and its vicinity 1823 by Henry Walter: New edition revised and corrected 1856 [www.mapco.net]
Warfield tithe map, 1843 [National Archives: IR 30/2/141]
6.2 Secondary sources Adeney, Martin (2006): ‘Peter Cadbury’ [obituary], The Guardian, 27 April
Adeney, Martin (2010): ‘Cadbury, Peter Egbert (1918-2006)’, Oxford Dictionary of National Biography [available online at: www.oxforddnb.com]
Ditchfield, P. H. & Page, William [eds.] (1923): A History of the County of Berkshire: Volume 3, London: Victoria County History [available online at: www.british-history.ac.uk]
Pevsner, Nikolaus (1966): Berkshire [The Buildings of England], Penguin Books 1966/Yale University Press 2002
68 Cruchfield Manor, Hawthorn Hill: Heritage Statement 6.3 Relevant legislation and guidance Ministry of Housing, Communities & Local Government: National Planning Policy Framework, 2019
Planning (Listed Buildings and Conservation Areas) Act 1990
Royal Borough of Windsor and Maidenhead: Royal Borough of Windsor & Maidenhead Local Plan, 1999, incorporating alterations adopted June 2003
Royal Borough of Windsor and Maidenhead: Borough Local Plan 2013-2033: Submission version, January 2018
Cruchfield Manor, Hawthorn Hill: Heritage Statement 69 Appendix A: List Description
Heritage Category: Listed Building Grade: II List Entry Number: 1312899 Date first listed: 11-Apr-1972 Statutory Address: CRUCHFIELD HOUSE, HAWTHORN HILL District: Windsor and Maidenhead (Unitary Authority) Parish: Bray National Grid Reference: SU 87716 74056
Details:
BRAY HAWTHORN HILL SU 87 SE (north side) 12/1 Cruchfield House 11.04.72 II
Large country house. C18, altered and extended C19. Rendered, slate hipped roof. Rectangular plan with extensions on sides and rear. 3 storeys. 2 end chimneys. Plinth, moulded cornice, parapet. Sash windows with glazing bars. Entrance (south) front: symmetrical. 7 bays. Rusticated corner pilasters with moulded caps and bases, springing from first-floor moulded string course. Windows on first floor have pedimented heads and vertical fluted ornamentation in a frieze. C20 entrance door, ground-floor French windows. C19 single- storey range adjoining on right hand angled forward from main house has C20 glazed door and two 2-light casement windows on left; section on right is slightly taller with 3 windows in centre part, slightly projecting, with plinth, raised apart panels, moulded string, cornice, and coping to parapet; blind panels on each side.
70 Cruchfield Manor, Hawthorn Hill: Heritage Statement Appendix B: Planning Policy Context B.1 National heritage policies B.1.1 Primary legislation Listed buildings are subject to the Planning (Listed Buildings and Conservation Areas) Act 1990. Section 7 (1) of the Act provides that listed building consent is required for:
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 …
Section 16 (2) of the Act states that:
In considering whether to grant listed building consent for any works the local planning authority … 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.
With regard to applications for planning permission affecting the setting of listed buildings, Section 66 (1) of the Act requires that:
in considering whether to grant planning permission for development which affects a listed building or its setting, the local authority … 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.
B.1.2 National Planning Policy Framework National heritage policy governing the application of the primary legislation is contained within section 16 of the National Planning Policy Framework (NPPF, 2019). The relevant sections of the NPPF are as follows:
190. 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.
192. In determining applications, local planning authorities should take account of: a) the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; b) the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and c) the desirability of new development making a positive contribution to local character and distinctiveness.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 71 193. 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 (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.
194. Any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Substantial harm to or loss of: a) grade II listed buildings, or grade II registered parks or gardens, should be exceptional; b) assets of the highest significance, notably scheduled monuments, protected wreck sites, registered battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
195. 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 total loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply: a) the nature of the heritage asset prevents all reasonable uses of the site; and b) no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and c) conservation by grant-funding or some form of not for profit, charitable or public ownership is demonstrably not possible; and d) the harm or loss is outweighed by the benefit of bringing the site back into use.
196. 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, where appropriate, securing its optimum viable use.
B.2 Local heritage policies: Royal Borough of Windsor and Maidenhead Apart from the southern end of the southern barn, the existing buildings on the Site lie within the Royal Borough of Windsor and Maidenhead (RBWM).
Until the adoption of the Borough Local Plan 2013-2033 (see below), the Development Plan for Windsor and Maidenhead consists of the Royal Borough of Windsor & Maidenhead Local Plan, Maidenhead Town Centre Area Action Plan, Minerals and Waste Plans, South East Plan policy NRM6 (Thames Basin Heaths Special Protection Area), and adopted (or ‘made’) neighbourhood plans.
B.2.1 The Royal Borough of Windsor & Maidenhead Local Plan The RBWM Local Plan (1999, incorporating alterations adopted June 2003) contains a number of ‘saved’ policies in respect of the historic environment:
72 Cruchfield Manor, Hawthorn Hill: Heritage Statement Policy DG1: Design Guidelines The Borough Council will have regard to the following guidelines when assessing new development proposals: ... 3) The design of new buildings should be compatible with the established street façade having regard to the scale, height and building lines of adjacent properties. Special attention should be given to the ‘roofscape’ of buildings. Illustrations showing the relationship between new and old will be required at the application stage. 4) Materials which are sympathetic to the traditional building materials of the area should be used. (Additional constraints will apply in conservation areas – see Policy CA2); 5) Public views of historic, townscape, or scenic importance; especially those important views of Windsor Castle and views of the River Thames, should be recognised and retained; ... 11) Harm should not be caused to the character of the surrounding area through development which is cramped, or which results in the loss of important features which contribute to that character.
Policy LB2: Proposals affecting Listed Buildings or their settings The Borough Council will have special regard to the preservation of listed buildings and their settings and will: 1) not grant approval for the demolition of a listed building unless it is satisfied that there are very exceptional circumstances as to why the building cannot be retained and reused; 2) require applications affecting listed buildings to be accompanied by detailed survey drawings, in order to ensure an accurate record of the existing building(s) and site, against which alterations can be assessed and monitored; 3) only grant listed building consent for the alteration and/or extension of a building (subject to compliance with other relevant policies) provided that the character of the building will not be adversely affected, both internally and externally; 4) require any works or alterations to a listed building or to buildings within their curtilage to make use of appropriate traditional materials and techniques and to be of a high standard of design; 5) ensure that development proposals do not adversely affect the grounds and/or settings of listed buildings.
Policy LB3: Change of Use of Listed Buildings Wherever possible the Borough Council will require that listed buildings are used for purposes which will secure their long term future and which will preserve or enhance their physical fabric, setting, special character and interest. Proposals for changes of use of listed buildings which do not meet these objectives will not be permitted.
B.2.2 Borough Local Plan 2013-2033 Paragraph 48 of the NPPF (2019) states that local planning authorities may give weight to relevant policies in emerging plans according to the stage of preparation of the emerging plan and the degree of consistency of the relevant policies in the emerging plan to the NPPF.
The Borough Local Plan 2013-2033: Submission version (BLPSV) was submitted to the Secretary of State for Housing, Communities and Local Government for independent examination on 31 January 2018. The Plan is now being independently examined by the Planning Inspector.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 73 The BLPSV contains the following relevant objectives:
Objective 1: Special qualities To conserve and enhance the special qualities of the Borough’s built and natural environments: i. Protect the openness of the Green Belt. ii. Retain the character of existing settlements through guiding development to appropriate locations and ensuring high quality design of new development. iii. Protect the special qualities of the built environment including heritage assets. …
Objective 8: Heritage To seek to maintain and enhance the rich heritage of the Borough: i. Protection of designated areas and developments, such as scheduled monuments, Listed Buildings and Conservation Areas ii. Promotion of high quality development and design in sensitive heritage areas.
The BLPSV contains the following relevant policies:
Policy SP 2: Sustainability and Placemaking 1. All new developments should positively contribute to the places in which they are located. …
Policy SP 3: Character and design of new development 1. New development will be expected to contribute towards achieving sustainable high quality design in the Borough. A development proposal will be considered high quality design and acceptable where it achieves the following design principles: a. Respects and enhances the local, natural or historic character of the environment, paying particular regard to urban grain, layouts, rhythm, density, scale, bulk, massing, proportions, trees, water features, enclosure and materials b. Provides layouts that are well connected, permeable and legible and which encourage walking and cycling c. Delivers easy and safe access and movement for pedestrians, cyclists, cars and service vehicles, maximising the use of sustainable modes of transport where possible d. Respects and retains high quality townscapes and landscapes and helps create attractive new townscapes and landscapes e. Retains important local views of historic buildings or features and makes the most of opportunities to improve views wherever possible (including views of key landmarks such as Windsor Castle, Eton College and the River Thames) f. Creates safe, accessible places that discourage crime and disorder. Well connected, attractive, legible places with strong active frontages will be expected g. Incorporates interesting frontages and design details to provide visual interest, particularly at pedestrian level h. Designed to minimise the visual impact of traffic and parking i. Protects trees and vegetation worthy of retention and includes comprehensive green and blue infrastructure schemes that are integrated into proposals j. Provides high quality soft and hard landscaping where appropriate k. Provides sufficient levels of high quality private and public amenity space
74 Cruchfield Manor, Hawthorn Hill: Heritage Statement l. Has no unacceptable effect on the amenities enjoyed by the occupants of adjoining properties in terms of privacy, light, disturbance, vibration, pollution, dust, smell and access to sunlight and daylight m. Is accessible to all and capable of adaption to meet future needs n. Provides adequate measures for the storage of waste, including recycling waste bins, in a manner that is integrated into the scheme to minimise visual impact o. Minimises energy demand and maximises energy efficiency p. Fronts onto, rather than turns its back on waterways and other water bodies …
Policy HE 1: Historic Environment 1. The historic environment will be conserved and enhanced in a manner appropriate to its significance. Development proposals should seek to conserve and enhance the character, appearance and function of heritage assets and their settings, and respect the significance of the historic environment. 2. Heritage assets are an irreplaceable resource and works which would cause harm to the significance of a heritage asset (whether designated or non-designated) or its setting, will not be permitted without a clear justification to show that the public benefits of the proposal considerably outweigh any harm to the significance or special interest of the heritage asset in question. 3. A local register of heritage assets at risk will be maintained.
Cruchfield Manor, Hawthorn Hill: Heritage Statement 75 73 Great Titchfield Street London W1W 6RD [email protected] Built Heritage 020 7636 9240 Consultancy