St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

Heritage Statement

for

St Oswald’s Church, Dunham-on-Trent, Nottinghamshire, NG22 0TX

(To accompany a Planning Application submitted in June 2021)

Written by Mike Wakerley, Paul & Julie Waddingham

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

CONTENTS

1.0 UNDERSTANDING THE HERITAGE

1.1 Introduction 3

1.2 Site Location, Local and Regional Context 4 - 8

1.3 The History of St Oswald’s Church 9 - 19

1.4 Phasing Plans and Elevations 20 - 24

1.5 Significance 25 - 33

2.0 THE CURRENT PROPOSALS

2.1 Change of Use 34 - 35

2.2 Proposed Changes 35 - 65

2.3 Summary of Alterations 65 - 68

3.0 APPENDICES

3.1 Church List Description 69 - 70

3.2 Gateway List Description 70 - 71

3.3 Bibliography 72

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

1.0 UNDERSTANDING THE HERITAGE

1.1 Introduction

This document has been written in support of an application for planning permission for the conversion of St Oswald’s Church to a residential building, which we believe will help ensure that a well-considered long-term conservation strategy is developed for St Oswald’s. It has been produced in alignment with the HLF Conservation Management Plans guidance, the National Planning Policy Framework, the Planning Policy Statement 5 and the Practice Guide, English Heritage’s New Works in Places of Worship (2012) and English Heritage’s Technical Guidance Report.

St Oswald’s Church is a C15th church with later rebuilding and additions in the 1862. The tower is of 15th century origin, although there is evidence that the church was gifted by King Edward I (1272-1307), consequently the tower may date back to this time. The stained glass is also Victorian. The church over the last decade, has fallen into considerable disrepair, due in part to its closure in 2012 as result of a diminishing congregation. Since it’s closure, the church has been locked up and has not been in use. This report will highlight both the internal and external architectural significance of St Oswald’s, identifying potential and future risks of such and offer recommendations to enhance and/or preserve the building in keeping with Historic England and planning guidelines and advice.

This report will outline the significance of the church and its fabric and how such will be retained in the development of residential conversion. This research has been conducted using online resources such as the county and church archives and other relevant sources. Reference is also made to feedback received from professional advisors.

This report demonstrates the current condition of the building, highlighting priority areas for immediate repair and those that will require longer term sustained maintenance. It will provide a framework for actions and objectives, giving priority to conservation and preventative conservation issues. It will outline the facilitation of a sympathetic conservation/restoration of the Grade 1 listed building, including the incorporation of essential amenities.

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1.2 Site Location, Local and Regional Context

The village of Dunham-on-Trent sits about 12 miles west of the City Lincoln in close proximity to the River Trent that flows north past its eastern edge on towards Gainsborough and the Humber estuary beyond. The A57 arterial road from Lincoln travels east-west through Dunham-on-Trent and connects a series of small villages to Lincoln with a crossing point over the River Trent at Dunham Toll Bridge. The River Trent also marks the administrative border between Nottinghamshire and Lincolnshire, with Dunham sited in the western county of Nottinghamshire.

Fig 1 – Satellite Map (Google Maps, 2021)

The Church itself sits on the eastern edge of the village nearer the River Trent than the main cluster of buildings in the village. Dunham-on-Trent has a small population of around 350 people accommodated in private houses mainly along the main road and on two short spur roads, one of which ‘The Green’ is shown in proximity to the Church on Fig 3 - Site Location Plan. Dunham-on-Trent fits into the pattern of small villages along tributary roads in this part of Nottinghamshire/Lincolnshire where the car journey normally slows around a bend in the road to go through the village, then speeds up again to sections of roads across farm land to the next village. St Oswald’s Church, however does stand out at the side of the A57 as the prominent building in the village set back slightly from the main road with a tree lined setting the Church in a very picturesque rural England setting.

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Fig 2 – View from Dunham Road (Authors, 2021)

Fig 3 – Site Location (OS Maps, 2021)

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The development of the settlement of Dunham-on-Trent over the last hundred 140 years has been captured in the historical mapping on the following pages. The 1885 OS map shows the basic historic village form with a cluster of properties around the ‘T’ junction of the road with the Green and along the main road to the Methodist Chapel, it is not until after the 1950’s OS map that the village looks to have had some infill development and some development north of the main road in the later part of the C20th.

Fig 5 – 1885 Map of Dunham-on-Trent (National Library of Scotland, 2021)

Fig 6 – 1900 Map of Dunham-on-Trent (National Library of Scotland, 2021)

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Fig 7 – 1921 Map of Dunham-on-Trent (National Library of Scotland, 2021)

Fig 8 – 1950 Map of Dunham-on-Trent (National Library of Scotland, 2021)

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Fig 9 – 2021 Map of Dunham-on-Trent (National Library of Scotland, 2021)

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1.3 The History of St Oswald’s Church, Dunham-on-Trent

Dunham on Trent has a long history and there is recorded evidence of such in the Doomsday book (1086). The village, although not the church, is mentioned in Domesday Book and at this time is shown as belonging to the King. The entry reads;

‘In Dunham on Trent, with its 4 Berewicks, Ragnall, Whimpton, Darlton and ‘Swanston’ [in Dunham]. King Edward had 5.5 carucates of land to the geld. There is land for 12 ploughs. Now the King has 2 ploughs in demesne; and 50 villeins and 3 bordars having 10 ploughs, and 1 mill rendering 3 shillings and 1 fishery rendering 10 shillings 8d, and 120 acres of meadow. There is woodland pasture 6 furlongs long and 4 broad. TRE it rendered £30 and 6 sesters of honey; now £20 with everything that belongs to it.’ (www.southwellchurches.Nottingham.ac.uk)

The name of Dunham is believed to be of Saxon origin, specifically a family who settled there called Duna (www.nottshistory.co.uk). Dunham is a village and a parish in East Retford district, Notts. The village stands on the river Trent, 5 miles ENE of Tuxford railway station, and 10 SE of East Retford; and is a former market-town. Dunham has a history of being a market town back to the date of King Henry I. Evidence of such can be seen in the extract from Close Rolls in 1310:

“February 22nd, Westminster. To the Justices in eyre in co Nottingham. Order to permit Mary, late wife of Aymer de Valentia, earl of Pembroke, lady of Dunham, to have a market on Tuesday in every week at Dunham, which is 20 luca distant from the town of Nottingham” (www.nottshistory.org.uk)

The market continued until recent times when people in preference travelled to Lincoln, Newark and Retford, making the market unsustainable. It is noted in the 1500s, Dunham was home to fishermen who used the Trent for their supply. This trade however, became unsustainable due to lack of supplies. The following extract from www.nottshistory.org.uk quotes:

“In 1592 the fishermen and boatmen that dwell on the bank of the Trent petition the Privy Council, as follows:— "Whereas most of the fishermen and boatmen that dwell on the bank of the Trent, from the mouth of the Humber to the town of Dunham, complain and petition to the Lord Willoughby, the Lord Chief Justice, and other chief gentlemen in those parts, that by reason of certain weirs being set up on the banks of the Trent, the trade of fishing had greatly decayed and reduced their families to great poverty.” (www.nottshistory.org.uk)

There is evidence of the Dunham family from 1155-1564, though records have been lost for more recent evidence.

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St Oswald’s Church and its curtilage is of major historical significance. It is believed the tower part of the church is the oldest remaining part and is thought to have been rebuilt or added to in the late 15th century. The church was gifted by King Edward I (1272-1307). It is quite possible stones were reused in the rebuilding of the tower.

“Although there was most probably a church here in Saxon times, and certainly in Norman times, yet there are no stones left to indicate the existence of a church before the 15th century. The tower is of that period (c.1490) and the church originally attached to it must have been a most beautiful and imposing edifice, having large windows with elaborate tracery, and the interior adorned with beautiful carving. It was built at a time when the House of God was made as beautiful as the workman's hand could make it. Two stones now used as capitals in the arch over the gate opposite the west door give a good idea of the richness of the carving” (www.nottshistory.org.uk)

It is also known that:

“An interesting document in the British Museum, called the "Church Brief Book," records the fate of this beautiful structure. At the Quarter Sessions held at Retford on Friday, Oct. 9th, 1795, the churchwardens and principal inhabitants of the Parish of Dunham certified "that the Parish Church of Dunham is a very ancient structure and greatly decayed in the foundation, walls and roof, and notwithstanding, the parishioners have from time to time laid out several large sums of money in repairing, yet by the very frequent inundations of the river Trent, and a large mass of ice which drove upon it during the late extraordinary floods of last winter the same has become so ruinous that it cannot any longer be supported, but the Body must be taken down and rebuilt.” (www.nottshistory.org.uk).

It would appear that the church fell into a state of decay in the C 18th when parishioners were poor, gave little thought for the outward beauty of the church and had little or no thought to give back to God. It is also documented that at that time and 40 years prior, there was no resident vicar, thus little interest was given to the church. The new church was opened on 27th April 1806 and was a poor replacement for the previous splendour. The Reverend H. Jubb thus describes it as he first saw it;

"You have no conception what it was as I found it in 1856—an ugly little nave with a still uglier apse for a chancel, a mean table for an altar, and two miserable pews blocking up the space." Of the font he writes "I found a miserable thing of wood standing in the tower."

Mr. Jubb caused the building to be pulled down, except the south wall, on the exterior of which is a stone bearing the date 1805, over the windows are small carved stones which belonged to the 15th century church. He caused the nave to be rebuilt and a north aisle to be added, while at the same time the Ecclesiastical Commissioners (the Rectors) added the Chancel.

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The only alteration since the 1862 rebuild, is the adding of a window on the south side of the chancel in 1902. The bases of the tower-arch are much below the level of the floor. When the Church was rebuilt the level of the floor was raised 2 feet to prevent the interior being inundated in time of floods, which before the river banks were made must have been of almost annual occurrence. The floor of the old church was probably covered with gravestones, which, have been either broken in pieces, or buried beneath the present floor. A few of these survive in the pavement of the floor of the tower, which are as follows: ▪ Joseph Etherington, A. M., Vicar of this Parish, who departed this life June 12, 1723, aged 62 years. ▪ (Name worn off the stone) his wife, who departed this life March, 1741. ▪ The Rev. Mr. Cave, A. B., late Vicar of this Parish, who departed this life April 3, 1754. ▪ Rachael, the faithful wife of Andrew Cave, who departed this life Nov. 12, 1729, aged 28 years. ▪ John and Rachael, son and daughter of Andrew Cave and Rachel his wife. ▪ Thomas, the son of Thomas and Mary Oldham, who departed this life June 4, 1755. ▪ John Baldwin, . . . who departed this life Nov. 1, 1767. ▪ Samuel Aislabie, . . . who departed this life Feb. 14, . . . aged 57 years.

In the register of Fledborough Church there is an entry as follows: A. D. 1658. Edward, son of Edward Henshaw, was buried in Dunham Church at John Dexxons seat end. There is nothing left now to indicate where this grave was placed.

The name St Oswald pertains to a son born of the King of Northumbria, Aethelfrith in A.D.616. Oswald was a religious man and successfully fought against the heathen King Cadwallon. He built churches and monasteries, and sought to bring' the whole of his people to the Christian faith. He completed York Minster, begun by Edwin and Paulinus. He reigned for nine years. On August 5th, 642, he was slain in battle at Oswestry. He died as he had lived with prayer upon his lips, praying for the salvation of his warriors; "The Lord have mercy upon their souls." His body was buried at Bardney Abbey, near Lincoln, and was subsequently removed to Glouchester, and his head was buried at Lindisfarne. They laid the head of St. Oswald in the coffin of their patron St. Cuthbert, and carried it to Durham (www.nottshistory.org.uk)

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Fig 10 – St Oswald’s drawn prior to 1862 rebuild

Fig 11 - The article adjacent is a newspaper clipping from the Nottinghamshire Guardian at the reopening of St Oswald’s in 1862

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The church building is Grade 1 listed (See appendices for details). The gateway to the churchyard, 12m north of the tower, has a separate Grade 2 listed (1045729), the gateway to the church yard 24 m west of the tower is Grade 2 listed (1212606) and finally a group of three headstones 18m south of the chancel are Grade 2 listed (1289459). The Church of England are retaining the latter two items (list entries 1212606 and 1289459). Historic England state it is a;

“Former church, C15 in origin, and with the exception of the tower all rebuilt in 1862 by TC Hine. There are serious concerns about the tracery work to the very large belfry openings, and the structural integrity is severely compromised in several places. There are localised stonework defects elsewhere. The slated roofs, gutters and downpipes are all in very poor condition. Water ingress is evident in numerous places” (www.historicEngland.org.uk)

This region around the River Trent has been identified as a former Roman site, most of the remains appear to be on the East side of the River Trent and a brief inspection of the Nottinghamshire archives that nothing of architectural significance has been identified on the St. Oswald’s church site. St. Oswald’s church closed in 2012 and ceased to be a place of worship. The graveyard area to the north of the church will remain as a potential “live/active” and consecrated graveyard. Following closure of the church, its Historic England listing was amended to place it on the “at Risk” list due to the serious concerns about the tracery work to the four very large belfry openings (see Fig 12) and the structural integrity is severely compromised in several places. There are localised stone defects elsewhere. The slated roofs, gutters and downpipes are all in very poor condition. Water ingress is evident in numerous places.

Fig 12 - The Belfry with fine tracery (Authors, 2021)

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Structure, Design and Aesthetics Structurally the church is constructed from ashlar stone throughout, it appears to be a form of magnesium limestone which is now incorporated with the Zechstein Group. It is a suite of carbonate rocks found in North East of England dating from the Permian period. The outcrop stretches from Nottingham through Yorkshire and into County Durham. This type of limestone was used for statues in antiquity because of its resistance to acid. The tower is surmounted by a low-pitched roof, lead covered concealed below the embattled parapet (see Fig 13).

“The 15th century tower with embattled parapet and four crocketed pinnacles has two gargoyles on the north side and the remains of single gargoyles to both the west and south sides. The diagonal buttresses are gabled part way up where they are decorated with crockets. There are single string courses extending over the plinth and at the juncture of each of the four stages” (www.southwellchurches.Nottingham.org.uk)

Fig 13 – Parapet stones (Authors, 2021)

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Fig 14 – External view of the Church South Side (Authors, 2021)

The 1862 (see Fig 10) has a ridged, slate roof throughout. The main section with a diminishing slate arrangement and colour banding which extends to the altar section. The north aisle has a ‘lean to’ for structure, again slate on timber rafters (see pic 9).

Fig 15 – External view of the Church North Aisle (Authors, 2021)

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Internally, in the tower are 6 bells. Bell 1 (1918), founded by John Taylor & Co is not on a preservation list. Bell 2 (1952) founded by John Taylor & Co, is not on a preservation list. Bell 3 (1864) founded by John Warner & Sons, is not on the preservation list. Bell 4 (1729) founded by Daniel Hedderly, is not on a preservation list. Bell 5 (1862) founded by John Warner & Sons, is not on the preservation list. Finally, Bell 6 (1615), founded by George Lee, is on the preservation list. We understand that the Church of England will be removing all of the bells and mechanisms prior to the sale of the church (see Fig 16 & 17). The bell frame is cast iron with additional simple ‘X’ bracing by Taylor’s of Loughborough, 1952. Prior to this the bells had been unused for 50 years. On inspection one of the bells has been replaced and is dated 2003. We are uncertain as to which bell was replaced.

Fig 16 & 17 – Bell Chamber images (Authors, 2021)

The timber partition between the tower and aisle is more modern and is of an only average construction (see Fig 18 & 19). The higher section is clear plastic sheeting. The organ in the church is Victorian and of average, basic construction; the Church of England intends relocating it to another church. The pews which are not fixed are Victorian pine and are probably only of local significance. These will be retained for seating and repurposed for shelving in the library, construction of cupboards, panelling on the new partition from the tower to the church and other significant joinery purposes.

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Fig 18 & 19 – Internal images of the Nave/Tower screen (Authors, 2021)

The west gateway (Listing 1212606) is in relatively poor condition, it is constructed in sectional carved stone (see Fig 20 & 21). Research also indicates that some stone was used in its construction from the original church.

Fig 20 & 21 – Archway in the ownership (Authors, 2021)

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The aisle roof is simply boarded with ridge purlin and principal rafters, braced collars by diagonal struts. Short vertical posts and projecting timber corbels to wall plates, all 1862. The north aisle has lean to panels with principal rafters, central purlin, and arched braces springing from stone wall corbels, again 1862 (www.southwellchuches.Nottingham.ac.uk).

Fig 22 – Nave Roof Internal view (Authors, 2021)

The Chancel is simply boarded with ridge purlin and principal rafters, braced to collars by diagonal struts. Short vertical posts and projecting timber corbels to wall plates. Identical to the aisle except collars, rafters, posts and corbels have stencil decoration in the form of gold rounders and silver crosses, and boarding has IHS painted in roundels, all 1862.

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Fig 23 – Belfry tower roof (Authors, 2021)

The tower roof has a large west-east chamfered tie beam with purlins to either side, principal rafters, wall plates, and plain boarded above. The roof is made of lead and was re-roofed in 1872. North-south subsidiary tie in the centre, chamfered and stopped. Probably mostly 1930, central and subsidiary ties possibly earlier. The belfry roof, simply pitched, plain boarded with principal rafters, probably 1930 (www.southwellchurches.Nottingham.ac.uk).

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1.4 Phasing Plan and Elevations

Phasing plans have been produced showing the age and sequential development of St Oswald’s to the current day (June 2021). The phasing reflects the key stages of development as described within the brief history of St Oswald’s and are shown on the following pages.

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PHASING KEY

15th 19th 20th CENTURY CENTURY CENTURY

OAK NORTH AISLE SCREENING

ORGAN PULPIT

NAVE TOWER CHANCEL DAIS

FONT

PHASING PLAN - GROUND FLOOR

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PHASING PLAN - ROOF LEVEL

PHASING KEY

15th 19th 20th CENTURY CENTURY CENTURY

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PHASING KEY

15th 19th 20th CENTURY CENTURY CENTURY

REAR ELEVATION - EAST SIDE ELEVATION - SOUTH

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SIDE ELEVATION - NORTH FRONT ELEVATION - WEST

PHASING KEY

15th 19th 20th CENTURY CENTURY CENTURY

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1.5 Significance

The position of the church, close to the A57 trunk road and on the edge of the village, makes its appearance a captivating view for all who see it, be it passing motorists or locals and tourists. It is also significant from an architectural point of view, what the church building stands for in terms of former parishioners and those visiting the graves in the graveyard. Also significant in architecture. The same can be said for the gateway. The tower comprises the belfry which are open and is an unused space. The level below houses the bells with a rudimentary shed acting as shelter for said bells. There is also evidence of a further floor 5 m above ground level leading from the tower access stair; the exterior is blocked with stone to match surround and the interior with red brick that appears to be 20th century. So, in all there is evidence of three floors/openings. A quatrefoil window opens from the stair to view into the tower just above the position of a blocked doorway. Above this area is the main tower roof. All upper levels are accessed via a newel stair in the south west angle.

It is only the west tower with spectacularly large Perpendicular belfry openings, that survives from the medieval prebendal church; the remainder being 1860s, except the nave which is 1805. The 15th century tower with embattled parapet and four crocketed pinnacles has two gargoyles on the north side and the remains of single gargoyles to both the west and south sides. The diagonal buttresses are gabled part way up where they are decorated with crockets. There are single string courses extending over the plinth and at the juncture of each of the four stages (www.southwellchurches.Nottingham.org.uk). The medieval tower, without doubt, is the most significant part of the church building. Unfortunately, it is this part which has led to St Oswald’s being place on Historic England’s “At Risk” register. The fine tracery has severely degraded over the years and parts have broken away.

With the building closed for services since 2012 as such, the inside has not been accessible. It could be argued that the only significance to local residents has been the external aspects of the church and the gateways. That said, churches are an integral part of village life and St Oswald’s has been the venue for christenings, weddings and funerals and will hold a lot of memories for villagers and families. The church is aesthetically pleasing and a focal point of the village. The church yard is currently used by locals as a dog walking area and there are seldom visitors to the graves. The significance to the community appears to be more an external significance than internal as it has been closed and unused for many years. From direct contact with some local parishioners, they have indicated that they wish the church to be used and maintained and are not opposed to a residential dwelling conversion, it particular, both of the neighbours in Church Walk.

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Fig 24, 25, 26 & 27 – Tower Belfry photographs of traciery (Authors, 2021)

Internally, there is no plaster or paint to the walls and the stonework is open. Although, in more recent times concrete mortar has been used and the walls show evidence of water ingress and moss growth.

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Fig 28, 29 & 30 – Internal & external stonework (Authors, 2021)

The West doorway with pointed arched surround, hood mould, label stops and wooden door. Above is a single ogee arched and vaulted niche with 2 bosses, the arch is decorated with crockets, over is a hood mould with grotesque head label stops and ornate finial. There is text above the west doorway which is 19th century. Internal “Are your minds set upon righteousness ye congregation” and the external text reads “How dreadful is this place. Non-other but the House of God and this is the gatefold Heaven”.

There are some interesting stones which are built into the south wall of the nave, all c6 m above the ground, at the same level as two large blocked inscribed ‘ST OSWALD’ and ‘MDCCCV’.

There is a fragment near the west end of the wall; part of a round leaf bracelet cross head, incised except for four chip carved panels at head centre. Between the western and central widows is a block design, an upright rectangular panel with small round also at the corners, enclosing a defaced inscription, the latter part of which may be the date ‘1722’, so probably post medieval. Between the central and eastern windows is a block with a few incised lines, difficult to interpret but perhaps a cross slab. There are other

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stones at this level which may have remnants of carving, including one just round the corner on the east wall of the nave, hard up against the chancel, with roughly incised horizontal lines and rows of short upright cuts between them, difficult to make any sense of. Finally, in the internal south wall of the tower at its east end, 2.5 m above the floor, is a rectangular slab 77x52x50mm of impure limestone or marl, quite badly decayed. The upper half of the cross slab bearing an incised design, a bracelet cross with a cross bar near the top of the shaft, crudely laid out and executed. There is a similar sized slab of the same material in the north wall opposite with possible vestiges of design, but nothing clear enough to be worth reporting (per comms. Peter Ryder,2021).

Fig 31, 32 & 33 – Stonework inscriptions (Authors, 2021)

Fig 34 - Internal fixture and fittings include the altar which is a wooden, oak altar chest with three carved panels C 19th.

The font is Victorian octagonal stone, with carved quatrefoils to the panels, an octagonal plinth with an inscription, C 19th. Again, the pulpit is C 19th carved limestone with quatrefoils and other detail to the flat front, curved sides and integral steps. It is also significant because of the height and angle adjustment. It is carved from one piece of Caen stone which is Jurassic limestone quarried in NW France.

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Fig 35 – Font (Authors, 2021) Fig 36 – Pulpit (Authors, 2021)

The reredos is C 19th glazed blue tiles with cross and symbols of Christ and St Mary in gabled marble frame behind the High Altar. This is in good condition. The lectern is of a cast iron structure.

Fig 37 – Reredos (Authors, 2021) Fig 38 – Lectern (Authors, 2021)

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The south chancel wall has a piscina with cusped and decorated arch and foliate decorated ogee hood mould, label stops and finial. To the right is a single sedile with fleuron decorated moulded arch and similarly decorated hood mould, with foliate label stops

Fig 39 – Piscina (Authors, 2021)

Documentation states that a C20th brass plaque listing all incumbents since 1238 exists but this no longer appears present and it is assumed it has been removed.

Fig 40 – East window (Authors, 2021) Fig 41 – Nave seating (Authors, 2021)

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The stained glassed window in the chancel is C 19th with quatrefoil patterns in the eastern window and is in good order. The remainder of the windows are also equally in good order. The 1862 newspaper article describes them has having green glass so as to produce a somber and religious internal atmosphere. Historic England’s list description of the windows are:

“The east side has evidence of a former nave roof. The north aisle has 3 two light windows with tracery and cusping under flat arches. The east wall has a single 2 light arched window with tracery and cusping. The north chancel wall has a single arched, traceried and cusped light with hood mould and head label stops. The east wall has a single 3 light arched, traceried and cusped window with hood mould, head label stops and sill band with foliate stops. In the apex is a single trefoil. The south chancel has a single 2 light window with cusping and single stone transom under a flat arch. The south nave has 3 arched 2 light Y traceried windows with hood moulds, label stops and carved head finials.” (Historic England, List description)

Fig 42, 43 & 44 – Windows in the Nave & North Aisle (Authors, 2021)

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Fig 45 – Pew ends (Authors, 2021) Fig 46 – Chorister Chairs (Authors, 2021)

The pews are not fixed and are made of stained pitch pine. They are plainly decorated with square ends. The two chorister’s chairs are made of oak and are more decoratively carved. All of the above will remain in situ within the church. Some pews will be used, whilst others repurposed for use elsewhere in the church.

Archaeological significance The overall potential for the survival of below ground archaeology in the churchyard is considered to be moderate-high comprising medieval construction evidence, much rebuilding evidence from the C19th, burials and landscaping features. Below the present interior floors in the church it is considered to be moderate-high comprising medieval - C19th stratigraphy possibly with medieval and post medieval burials at depth. Under the tower, earlier deposits may survive and the potential in this area is high. The archaeology of the outstanding fabric in the body of the church is of two single periods, 1805 and 1862, and its archaeological potential as representative of this date is moderate. The tower is C15th and its potential is very high. Stratigraphy is possibly medieval at depth, though medieval more likely intact at higher levels in the tower, with much C19th rebuilding evidence. The extent of damage to medieval deposits by the C19th rebuilding is unknown. In the body of the church the stratigraphy may possibly be punctuated by medieval and post medieval burials.

In terms of significance, the tower is dominant and the most significant feature. This is recognised now by the Church of England and English Heritage and historically must have been important in that during the 1862 rebuild of the church, the tower was largely left untouched. According to previous statements of significance, the 1862 church is considered only of local significance. (southwellchurches.Nottingham.co.uk)

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Preserving Significance Repairs to the fabric of the building will be carried out to ensure sustainability of the significance of St Oswald’s church by taking upmost care to maintain the integrity. The restorative work will adhere to Historic England conditions, guidelines and techniques. The retention of archaeology, the fabric, fixtures and fittings will be carried out in all but exceptional circumstances. To maintain the historical integrity, the layout will cause the least harm and ensure that the appearance of the main church body is still evident. Sight lines where possible and appropriate, will have an open concept to retain the impressive space. The use of removable partition and bi-folding doors will allow the space to continue and their location will cause the least harm and can be reversed. There are no external alterations, however, there is a considerable amount of stone work repair to the tracery in the four belfry windows and to the subsidence on the north east corner of the nave. The alterations aim to enhance the use and viability of the building, minimise harm and positively contribute to the appearance, character, quality and local distinctiveness. The intended alterations aim to work cohesively with the current fabric of the building but apply C 21st technology and approaches to produce a characterful, energy/eco conscious home.

One must be aware that the greater the heritage constraints, the less likely it will become a viable solution for the building. As can be seen from the marketing reports, all of the enquirers redacted interest due to the planning and English Heritage issues, lack of vehicular access, vast cost of restoration outweighing value and no solution has thus been found.

The policies cited are in line with the National Planning Policy Framework (NPPF) and English Heritage’s New Works in Places of Worship (2012). They take into account the significance of a heritage asset and the effect proposals may have on this. Any harm or loss to significance will require clear justification. The repair works are necessary to restore the damage caused by being left to degrade for 10 years and ensure a future for the building. The repairs and works will have a positive effect on the building and its significance. Policy 11 recommends pragmatism within any project, particularly if too much weight is given to the public benefit element of the NPPF. The perceived needs of the locals will continue to be considered with the aid of English Heritage.

Alterations to the building as part of the proposals have the potential to help improve its energy performance through suitable adaptions, namely insulation, air source heating, solar panels and under floor heating, ensuring continuity of use and significance of the building. We hope this report has clearly indicated that we have fully researched the significance of St Oswald’s Church and that we will ensure that it’s significance will be upheld. Our plans to convert to a residential home will be sympathetic, restorative and will cause the least harm and impact on this beautiful building.

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2.0 THE CURRENT PROPOSALS

2.1 Change of Use

Subject to approval and agreement with Historic England, we intend applying for Listed Building consent for a change of use to a residential use. We have been informed by both the Planning Officer and Historic England that residential has been the least favoured use for this Grade 1 listed former church. However, we would like to take this opportunity to briefly outline the nature of our proposed development and the reasons why residential use should be just as favourable for the continued life of St. Oswald’s as other uses such as offices, events centre, craft centre etc. Since, the church closed in 2012 and was subsequently deconsecrated, it has been fully advertised by Brown and Co (Jeremy Baguley) and certainly nearly 3 years ago, we were told that there was no chance of residential use. We understand Jeremy worked with English Heritage and tried to fulfil their criteria (see Jeremy’s advertising report). We also understand that following the de-consecration, the condition of the church has depreciated considerably and is now on the “At Risk” register. The fact that during the 8-9 years no suitable alternative uses have been found and the building condition depreciating confirms that the least favourable use be considered. Following submission and consideration of the marketing report by English Heritage (English Heritage document – Managing Significance in Decision- Taking in the Historic Environment, Historic Environment Good Practice, Advice in Planning:2), and following referral for additional clarification, the Local Planning Authority made this statement:

“…it is clear to me that the requirements of Paragraphs 49 and 50 of GPA 2 have more than been met here. The non-residential interest was mostly deterred by the lack of parking and the heritage deficit (which will be considerable and at the moment is a huge unknown). Commercial uses normally require parking, servicing and other on-site features, which this site clearly cannot provide… The only interested party intent on full preservation sadly lacked the funds to meet the needs of the building and there was no long-term evidence that we wouldn’t be in this same position in 10 years time if that route was taken... I can only imagine the large cost of repairs to the church at Dunham, which is much more extensive, so without a considerable investment of public/grant/charitable funding, I cannot see that option ever being viable or successful in the long-term…In summary, in my view the marketing information has met the requirements set out in GPA 2 and therefore, I would be supportive of the conversion of this building in principle, subject to details of course. Any application should clearly set out this marketing information in date order to ensure transparency for the wider public…I should also say that alongside the marketing issue, the Council has its ongoing duty to seek the preservation or enhancement of heritage assets in the District and a wider need to improve the amenity and well-being of our communities, both at officer level and as the Local Planning Authority as a whole. This building has been empty and decaying for over a decade now, and the condition of the building will only deteriorate further unless the building receives investment as a mothballed church (unlikely as the Churches Conservation Trust have already decided on

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their interests in this area), or a proposal for re-use is approved. Planning Officers and Members of the Council’s Planning Committee will be very much aware of this when assessing the full range of issues in the ‘planning balance’ in considering this proposal….I should also say that alongside the marketing issue, the Council has its ongoing duty to seek the preservation or enhancement of heritage assets in the District and a wider need to improve the amenity and well-being of our communities, both at officer level and as the Local Planning Authority as a whole.” (Michael Tagg, Conservation Manager, Planning Services, Bassetlaw District Council, 2021).

The proposal is a low impact two-bedroom residential conversion. Many of the works necessary for the conversion are essential for any renovation work or alternative.

2.2 Proposed Changes

Stonework Conservation of the stonework in the belfry and the roof is of upmost importance and will be carried out as a priority. The stonework to the main church area is largely good but any substantially eroded areas should be replaced and the building pointing cleaned back and repointed with a hydraulic lime-based mortar. The tower is the oldest part of the church and is said to be the most significant architecturally. The roof is pitched and covered with lead. This appears in good condition with no leaks noted. The stonework is generally sound and as indicated in the original listing, some erosion to ornaments is present. The large belfry windows will need extensive work, sympathetically extremely eroded stone can be removed, replaced and lime mortar repointing carried out.

Roof – Chancel, Nave & North Aisle 1862 Hine roof. The 1862 Church roof is currently a high pitch slate roof in two sections, one covering the main church aisle section, the second section covering the altar section of the roof. The pitch of the roof is about 60 degrees. In addition, there is a ‘lean to’ type construction north aisle which is again covered in slate at a lower pitch of around 30 degrees. The slate construction is the original 1862 construction. The rafters are timber, supported on truss and purlin with horizontal timber battens supporting the slate courses. The roof elevations end at the gable walls of the church and appear to have lead flashings. The rainwater goods are metal cast iron and drain into soakaways although this hasn’t been confirmed. The slates on the main nave church roof are arranged in a diminishing pattern in that the lower courses are further spaced than the upper courses presumably with different size slates, in addition green and purple slate is used to create colour banding. Overall this part of the roof has 45 courses of slates, the majority is in purple slate with 4 bands of green slate (all courses 3 courses wide). The north and south elevations are fundamentally the same.

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The slates on the northern aisle (lean to extension) are all purple slate and arranged in a regular pattern with 22 courses. The roof is attached to the main body or the church and made watertight with lead flashing.

The altar or chancel roof has banded slates in a regular pattern, the majority of the roof has purple slates with green slates arranged to make 3 visual bands, 20 total courses ( 3,3,2 wide green courses from bottom). Both north and south elevations are the same. The ridge is unusual in that the ridge tiles have an open slot on top in which decorative finishing is placed.

Internally the rafters and roof structure are exposed, they are dark stained or painted, those in the chancel are decorated with gold crosses. The rafters are relatively closely spaced, the area between filled with internal tongue and groove softwood cladding diagonally arranged in a wagon pattern.

Overall the roof on this section of the church is in a failing condition, internally light is visible as a result of inadequate flashing particularly at the south west elevations, some of the internal cladding had fallen of due to water penetration, the plaster on the north east corner has fallen off due to water penetration and a rafter to the north west is badly water damaged. Externally, the gutters and down pipes are all in very poor condition with joints missing and severe rust damage. It is evident that some repairs have been carried out to replace slipped slates in previous years with a noticeable percentage of slates particularly on the southern elevation being held in place by makeshift slate hangers. There is also vegetation growing on the northern aisle roof parapet.

Proposed Roof renovations. The condition of the main church roof has been highlighted as one of the main issues the church is on the ‘at risk’ register and as such one of the main restoration issues to be addressed. The significance of the slate roofs to the building is paramount.

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Fig 47 & 48 – Multi-foil Gold insulation (YBS website, 2021)

Removal and replacement of the roof is essential to protect the fabric of the building. It is also important to maintain the significance and appearance of the roof so any changes are as close to imperceivably possible. We also see the opportunity to replace the roof as a chance to increase the insulation of the building as a whole and achieve a form of ‘warm roof’ by introducing some level of insulation during the process. However, the parapet arrangement of the outside of the roof and the internal wagon cladding mean the more normal types of insulation and the wood fibre-board suggested by the Historic England document would be too thick resulting in increasing in either raising the slate height or internally lowering the cladding and hence noticeable. We also take advice regarding the need for breathability for the timbers and the solution we are suggesting is a breathable gold or aluminium multi-quilt material such as YBS breathable multi quilt (https://ybsinsulation.com/pitched-roof-application/pitched-roof-over- rafters-application-solutions/) or similar. This compresses to only 5mm at the battens, but expands to around 40mm between.

The actual removal and re-slating of the roof will reuse as much of the original material as possible and retain the current layout throughout. The process will involve removing all the slates to try to preserve as many as possible, recording the positions of each slate size and colour and batching according (particularly important in respect of the colour banding and diminished course roof).

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Fig 49 & 50 – Nave roof details (Authors, 2021)

Recording position and size of battens to maintain the layout as close to original as possible. Remove battens. Flashings to be as untouched as possible when in good condition. Any vegetation will be removed and stonework pointing carried out using approved lime-based mortar.

Fig 51 – North aisle roof (Authors, 2021)

Following this stage, inspection of main timbers, restoration with equivalent wood the, size and finish if needed. Treating of exposed surfaces with preservative to increase longevity.

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Fig 52 & 53 – Nave roof detailing internal views (Authors, 2021)

Refurbishment will be based on reference information obtained during dismantling. Internal cladding will be repaired and replaced with equivalent wherever necessary, breathable multi quilt insulation layer subject to manufacturer’s directions, treated tile battens fastened down using copper or stainless steel nails as per original layout. Slates cleaned and any breakages replaced with reclaimed equivalent grade CUPA roofing slate, placed as in removal layout and nailed using copper or stainless steel nails. New lead soakers made and used and flashings refurbished and reseated. The ridge tiles relayed and the decorative top inserts replaced without sourcing for replacements where necessary.

Tower The roof on the tower is of sheet lead, on a timber sub-base construction (largely oak). Internally there is no evidence of water penetration, externally the lead sheeting has evidence of minor repairs using bitumen and the ridge seam is slightly open. The historical significance of this covering is very high and it is our view that wherever possible existing material must be kept. Close inspection reveals that craftsmen working on the roof in 1887 left graffiti carved on the lead including their names and outline drawings of their hands and shoes which should be retained. Repair work will only be lead solder as absolutely necessary. The timber structure shows woodworm and will be treated chemically sympathetically.

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Fig 54 & 55 – Lead inscriptions tower roof (Authors, 2021)

The re-roofing will be paramount and the tracery and stone work will be an ongoing project. The environmental conditions are continuing to cause damage to the fabric of the building. The roof is in poor condition and is allowing water entry which is having a continued detrimental effect to the walls, floor and remaining roof. The tower floor is at very high risk of archaeological survival below the floor. This will be left intact, cleaned and sealed to ensure preservation.

Tower Floors The tower is without doubt the oldest part of the church building, evidence suggests it most certainly is 15th century and probably appreciably older than that. It is hard to find documentary evidence other than that previously mentioned but certainly on the ground evidence suggests that over the centuries stabilisation works have been carried to rectify the slight lean that developed or was inherent in its construction. Buttresses have been built on all 4 corners probably in several stages. This is shown by the limited stone bonds between the buttresses and the original structure and the similarly limited bonds between different buttress constructions.

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Fig 56 & 57 – Stonework in the tower & tower stair access (Authors, 2021)

Externally the tower has a height approaching 23m and with a ground coverage of around 7m x 6m. Internally, the presence of steps just inside the doorway and the fact that the doorway to the internal circular staircase is at the lower main entrance doorway level, suggests that the tower floor height was raised by approximately 1m and similarly for the main church. This was probably carried out during the Victorian renovations and was probably to reduce the impact of flooding from the River Trent. This opinion has been substantiated by the archaeological initial report. The staircase also conclusively shows that previously there were 3 floor levels in addition to the ground floor. These floors appear to have been relatively evenly spaced. The first-floor level was partly closed off probably in Victorian times, the internal tower wall shows replacement stones imperfectly matched, the staircase opening is still present but closed off by bricks. This floor was about 4m above the original ground floor height.

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Fig 58, 59, 60 & 61 – Bell Chamber images & bell chamber floor internal (Authros, 2021)

The second floor is now the one where the bell apparatus stands. This whole floor and the bell apparatus appears to have been changed and rebuilt probably at the time of the 1952 works. The original threshold indicates that the floor level has been changed by around 40cm. This floor is showing signs of rot and weakening of the floor boards. It is lined in the lower surface with timber tongue and groove type boarding. The third floor is again at a non-original height having been raised by around 40cm. This is evident because of the threshold and an additional stone layer appears to have been placed on the stone sill. The original third floor was again probably altered to suit the bell mechanism and for audiology reasons.

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Fig 62 & 63 – Bell chamber images (Authors, 2021)

Fig 64, 65 & 66 – Bell Chamber and Tower Belfry images (Authors, 2021)

The roof of the tower appears to remain as more original and is certainly as least 150 years old, probably much more. The lead work shows dating from its last replacement in the 1870’s. It is the planned intention to reinstate the floors to a more original and usable state. The original first floor to be reopened and using reclaimed oak beams to span (incorporating concealed steel flitch plates if necessary for additional load bearing) with an oak boarded floor with insulation below and tongue and groove boarding below as exists on the current second floor. The existing second and third floors to be repaired and reinstated in a similar manner to provide 3 occasional use rooms. The bell mechanism and bells to be removed by the Church of England and relocated to an identifiable Parish Church where they will be able to maintain their true function.

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Lift Although the Tower roof will only be used for occasional rooms, access will be required. As part of the floor installation a hatch access 1m diameter on the west end of the North most wall will be retained for lift installation as described in this report. The existing stone spiral staircase is restrictive but clearly shows the location of the intermediate floors. Timber staircases will take up a large floor area and not be aesthetically appealing because of the height that needs to be attained, additionally they will cause more structural harm than the installation of a lift. A lift will also ensure that the church and tower will be useable for us in our elderly years. The solution proposed is a self-contained and self-supporting personnel lift. Pneumatic vacuum elevators have the advantage of needing no ground excavation, they don’t need a motor room but have an air pump built into the top of the tube. The floor area is a 933mm diameter and is capable of carrying 2 people or 205kg, the power consumption is very low on ascent and zero on descent, so is very eco-friendly.

Fig 67 – Typical lift detail (Vacuum Elevators website, 2021)

Guttering The poor conditions of the guttering are also allowing water entry which has caused considerable damage to the east window and wall in the north aisle. The rainwater goods will all be removed and the wall fastening brackets checked for solidity, refurbished and replaced with equivalent if necessary. The gutters and down pipes will be de-rusted and cleaned, assessed for damage and if necessary replaced with reclaimed equivalent. Installation will include using new rubber joints to replace original. We had sight of a survey carried out by Gordon Smith, Conservation Surveyor, which suggested that the existing gutter size is too small because of the steep roof pitch. We will take further advice in this matter prior to reinstalling the gutters. Likewise, the soakaways are uninspected so we similarly will consider their capacity.

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

Services Access to main drains and water is 24m away, close to the west gateway. The former under grate heating fire/ventilation duct would likely make a suitable services exit from the church building. At present St Oswald’s has mains electricity connected and mains drainage connected. Rainwater drainage is assumed to be to soakaways located near the rainwater down pipes. Mains water connection is available less than 10m west of the West Gate close to the gateway to Levante House (see picture below). The owner of the house confirmed the location and that the mains feed was upgraded because of a leak within the last two years. It is assumed the water services provider (STW) will make a connection up to the church boundary close to the west gate and a contractor will be required to make a connection to the church building subject to STW approval. It is assumed that this will follow the route taken by the current tarmac path. For the sake of later simplicity additional conduits will be laid at the same point for alternative services including air source heating pipes, electrical cables, data cables, gas pipes and additional water pipes. This process involves excavation and even though the long established walkway may be low risk, archaeological surveillance will be required. At the same time exposure of the mains drain will allow an additional access point to be installed.

Fig 68 – Open Manhole in Church Walk (Authors, 2021)

The floors in the tower are considered very high risk in respect of sub floor archaeology and even though the floor was probably disturbed to lay the heating flue in Victorian times it is not appropriate to further disturb this area for routing of pipe work. Instead it is better to locate a more suitable entry point for the service conduits. Initial investigation suggests that the heating grid system which extends downwards nearly 2m, runs the length of the main aisle but also appears to have a further section that runs across the church (North and South) at roughly the pulpit position and probably had exits below the floor level to the north and/or south side for coal supply access. This would be a better access point subject to

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detailed inspection. The built-up land around the church is probably covering such access points. Again, any trial excavation would be subject to archaeological surveillance. Church Walk is adopted and maintained by Nottinghamshire Highways Authority.

Floors in the Main Church The current church floors are showing signs of damp with salting out present. To prevent damage to the possible high risk of archaeological survival, install underfloor heating on a new floated floor following Historic England recommendations. Underfloor heating will provide a more efficient radiant heat at a low level rather than a connective system which will produce warm buoyant convective air which will just rise up to the roof level. Overlaying an underfloor heating system on an existing floor is simpler, more cost effective and protects in situ the underground archaeology of St Oswald’s.

St Oswald’s appears to have been heated by a coal fired stove which is located under the grate in the centre of the 1862 church. The flue extends under the main aisle under the tower and upwards on the north-western corner of the tower enclosed in a brick chimney stack to come out on the roof. Radiated heat from the flue warming the back of the church. Later a system of infra-red wall heaters was installed. Some of the systems still exist but both unfortunately are energy inefficient and unsuitable for long time heating of this large open space. We propose an underfloor heating system powered by an air source heat pump located within the hedge just to the west of the church door and effectively hidden from sight, the 2 very well insulated feed and return pipes under the tarmac path (see services). Underfloor heating and heat pumps work very well together and are seen as very energy efficient, linked with solar panels they can have net zero power input.

Historic England advice relating to insulation of floor and underfloor heating gives good advice in respect of the need to maintain a breathable floor for stone buildings of this type. The floating underfloor wet heating system is designed for use in applications where a solid floor installation is not suitable due to structural weight limitations or where a ‘dry build’ floor option is required. Furthermore, following discussions with John Buglass from JB Archaeology Ltd, it it’s the preferred option and will minimise harm caused to any unforeseen archaeology (see separate Archaeological report).

This type of underfloor heating system is ideal for heating large volume spaces such as the church. It also has the advantage over the more formal wet system which usually involves lifting the existing floor and excavating more than 150mm in that the existing church floor will be untouched and any under lying archaeology is maintained. The maximum increase in floor height is approximately 150mm including floor covering. Obviously because the intended proposal is for ground floor development of the main church itself this has no significance in terms of ceiling height.

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In terms of the architecture of the building, the juncture points between the new floor height and original features are as follows:

1. Change of height with walls. There is no skirting board or equivalent structure at the juncture between the floor and walls to be affected by the 150mm height change. The windows are set high in the wall so not significantly affected. 2. Juncture with altar area. There is an existing step from the main church area to the altar area of approximately 200mm. This raised area is of a much later concrete construction and is causing damp problems highlighted by the archaeologist and architect. It is obviously a later addition as the base of the columns are below the level of the concrete floor. We intend to remove this floor and reinstate with a limecrete breathable floor as per historic England recommendations and incorporating underfloor heating, following the same method as previously outlined. 3. Juncture with tower area. The two areas are currently at the same level and will remain so. 4. Juncture with 2 cylindrical columns and pulpit. These three structures will be most affected aesthetically by raising the floor height by 50mm but the columns both sit on lower bases of 170mm high. The loss of 150mm will have a very insignificant change to their overall appearance. Similarly the pulpit sits on a lower step of 180mm and would not be adversely affected by a 150mm change of floor height. 5. Breathability of the floor structure. The entire underfloor heating system sits on a breathable geotex protective membrane and the insulation pads the water pipes sit in have penetrations installed to allow a through flow of moisture and air.

Fig 69 & 70 – Base of Chancel arch & Pulpit step (Authors, 2021)

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Fig 71 – Column base in Nave (Authors, 2021)

This system is suitable for use in either new build or existing properties, the floating floor panels can be installed directly on top of both solid and timber floors. The 75 mm thick high-density polystyrene panels have a thermal value of 0.036 W/mK and can be used to enhance the thermal insulation requirement of the floor structure.

Features & Benefits of using the Floating Floor system • Dry system — no screed and drying time • No interruption of existing historic tiled and stone floor • Can be adapted to allow continued breathability of existing floors • Little change to architectural significance • No visible heating system- all pipe work located within the system leading to small control system in laundry area. • Effectively carbon neutral as system run by an air source water heating system powered directly or indirectly from solar panels located on workshop.

Key Design Information

Typical heat output at 50℃ mean Approx. 65 W/m2 at 200 mm pipe water temperature spacing

Recommended design flow 45-50℃ temperatures

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Maximum circuit length 100 m (15 mm pipe)

Maximum coverage per circuit 20m2

Panel: 1200 mm x 800 mm x 50 mm Dimensions End return: 800 mm x 300 mm x 50 mm

Fig 72 – Table of underfloor heating specification

The control system is located in the laundry with pipe work accessing the building with water supply. This would be the preferable solution to heating the church, however is subject to the underlying archaeology because of the possibility of internment’s under floor. The risk factor associated with the 1862 church is considered medium to high risk. The risk factor associated with the tower is very high. For this reason we wouldn’t consider lifting the tower floor, instead using an alternative non-intrusive heating option, namely cast iron radiator heating. Research does indicate that during the rebuild, the floor level was raised 2 feet to prevent further flooding. This will further reduce the risk of disturbing any archaeological remains. However, any involvement of removing or disturbing the floor will be completed under the on- site guidance and of an archaeologist.

Repair of north east corner subsidence Structural movement to North East corner of Northern Aisle. The only identified area of structural movement that appears ongoing lies to the north east corner of the North Aisle (lean to 1862 extension). A crack has formed from foundation level following mortar joints on the whole but at least one external stone is cracked through. The crack extends upwards opening the window frame by just over 10mm and then angling slightly northwards to the roof parapet.

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Fig 73, 74, 75, 76, 77 & 78 – North Aisle window images & stonework cracking (Authors, 2021)

The cracking appears to roughly remain the same thickness throughout its length. It is probably not caused by ground heave as this usually shows as a widening crack at greater heights. It is indicative of poor foundation structure or more likely issues with the soakaway or rainwater removal system in operation. This problem is probably exacerbated by the poor condition of the gutters and downpipes and vegetation growth on the parapet wall area. The cracking would seem more recent in nature which suggests the latter reasons rather than foundation failure. The exact nature of the rainwater removal system is not known which suggests the need for localised excavation to determine and remedy the issues. In all likelihood, the rainwater runs to a localised soakaway consisting of a stone filled pit or alternatively a clay pipe land drain leading the rainwater away or a combination of the two.

However, resolution of the problem will most likely need a localised excavation under archaeological surveillance and remaking of a soakaway using modern plastic egg shell technology as a replacement.

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It has been suggested by the archaeologist that this may provide the ideal opportunity to sink a deep borehole to power a ground source heat pump. This is open to further investigation. Following remedial work as required, the next stage will be consolidation of this section of the building to limit further damage or movement. It is apparent that the construction of this part of the church consists of an outer Ashlar stone skin approximately 300 - 400mm thick and an inner brick layer again around 300mm thick. Both courses are bedded in lime-based mortar and probably bonded together by the same.

It is anticipated that following detailed photography, the inner brick skin will be removed sectionally in the area surrounding the crack. The bricks should be readily saved for reuse. This will expose localised inner surfaces of the stonework. Helical stainless-steel reinforcing bars which have substantial tensile strength are bonded into cut slots in the stonework at pre-determined levels and bonded using a suitable thixotropic 2 pack polyester styrene free resin. The length of the helibars is variable but recommended at 1000mm length or a minimum of 300mm either side of the damaged area whichever is shorter. Helibars wave a helical high fin design with a typical 0.2% proof strength of 1100N/ mm2 (www.helical.co.uk)

Following this process, the brick skin is re-laid following the same brickwork bond pattern with helibars inserted into the horizontal mortar joints at alternative courses to those in the stonework. The lime mortar to follow the mix type specifications already described for pointing in this report. Following a suitable curing period (2-3 weeks), the wall is re-plastered using the 3 layer system in lime based plaster as previous described.

Fig 79 – Typical egg crate soakaway system to be installed at each downpipe position

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Fig 80 – Typical cracking line to be repaired with Helibars

Lime Mortar It is essential that repointing of stonework, relaying of replacement stonework and brickwork is carried out using an equivalent lime mortar to that originally used for the church. This is partly for aesthetic reasons but most importantly because lime is an extremely versatile material that can be used as the binder in mortars for building, pointing, rendering, plastering and flooring, as well as in grouting and limecrete. Lime has variable physical properties, depending on the parent rock from which it is derived, which contribute to the nature of lime mortars. They are compatible with stone buildings and have good water vapour permeability unlike cement mortars. Lime based mortars are relatively flexible under stress and have limited autogenous healing properties, due to slight dissolution and re-deposition over time, which can fill hairline cracks. By contrast, cement mortars are brittle, prone to cracking, and are not self -healing.

Repointing of poor and degraded mortar is carried out by raking the old mortar out to a depth of up to 2cm and refilling with lime-based mortar, similarly those area especially highlighted in the tower where cement-based mortar is present due to previous repairs will be raked out and repointed with lime mortar. Any stone or brickwork repairs similarly. (https://historicengland.org.uk/images-books/publications/mortars-renders-plasters- conservation/)

Natural Hydraulic Lime mortar consists of two building materials, lime and sand. They can be used for a variety of applications for laying brickwork, bedding tiles, rendering and plastering. By using appropriate sharp sand will help the mortar have excellent workability, whilst keeping a consistent water retention when applied to bricks, blocks and bedding surfaces. Using a lower strength of natural hydraulic lime mortar when compared against Portland cement, will work together and complement natural stone and soft brick applications; whilst improving plasticity and retaining a high level of solidity with a reduction of shrinkage. Natural hydraulic lime mortars gain strength by a mixture of hydraulic action and carbonation. Generally, lime mortar mix ratio for brick and stonework ranges from 1:3 to 1:5 depending on the strength. The mix proportions provide below are a guide from which a mix can be selected to suit the construction and local environmental conditions. Other aspects, such as the type of brick or stone, or the

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sand being used will affect the final mix. It is strongly recommended that trial mix is carried out prior to commencement of work to ensure that the mix design and material combinations meet the requirements of the specification and method of use.

NHL 3.5 Moderately Hydraulic Lime Mortar can be used for permeable masonry materials which is mainly used above ground. Generally, it is used for bricks, facings, commons, blockwork, bedding, sandstone, limestone, flint, terracotta, cavity and solid walls, pointing or repointing.

NHL 5 Eminently Hydraulic Lime mortar is commonly used for the foundations of buildings, coastal locations, or for parapets, coping’s and chimneys in external areas.

Lime based mortar is available in a range of shades and types to suit restoration work. As it is likely that the lime mortar used inside and outside the tower and the mortar used in the 1862 sections are different in terms of constitution and colour shades samples obtained from the different areas will be referenced to a specialist conservation lime mortar producer for type and colour matching.

Fig 81 – Typical Mortar mixes colour chart

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Hydraulic Lime Mortar NHL 2 Lime Mortar for Internal work or soft masonry. This is flexible and slow setting and suitable for interior brickwork. Also suitable for soft mask art and conservation of materials that are decaying or crumbling. NHL 3.5 Lime Mortar for external mixed for most type of brick and stone masonry. General building, walling, pointing and patching.

Lime render and plaster. There is compelling evidence that modern gypsum plasters encourage condensation and consequent mould growth if used on walls that are supposed to 'breathe'. Lime plaster was applied in most buildings over 100 years old and from the second half of the 17th century onwards was applied in three coats, which enabled a flat finish to be achieved. In poorer quality buildings fewer coats were used but the resulting finish was less good. Before embarking on any plastering project it is worth assessing the number of coats used originally and/or the quality of finish required. On the basis that three-coat work is the most common in historic buildings, it is likely that St Oswald’s used this system unless evidence shows otherwise.

Fig 82 – Limebased repair techniques

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The first coat is known as the 'scratch coat', because the surface is scratched with lines to give a key for the next coat. The mix used is usually one-part lime putty to two and a half parts of coarse, sharp, well- graded sand. Hair can be added for strength. The second coat is known as the 'floating' or 'straightening' coat, and is used to bring the surface to a level plane. The mix is usually slightly less rich than that of the base coat, typically one part of lime putty to three parts of coarse sand. The final coat is known as the 'setting' or 'finishing' coat. It is usually thinner than the other two coats and uses a finer sharp sand. The mix can vary depending on the hardness and the type of finish required; the richest mix being three parts of lime to one of fine sharp sand, and the leanest mix being one part of lime to three parts of sand. This layer is generally only 2mm or so thick.

In the church there are areas where relatively large amounts of re-plastering is required such as the north east corner of the aisle. There are areas where dampness due to roof issues has affected the plaster and removal and patching may be required. In these areas it is important to make sure plaster surrounding damaged areas is firmly adhered to the backing substrate. If there is separation from the substrate this will result in a slight bulge around the damaged area, making it almost impossible to achieve and invisible repair without cutting out additional material. However, if those areas are not at risk from further deterioration and are quite stable, the desire for an invisible repair must be weighed against the unnecessary loss of further historic fabric.

Lime wash Descriptions from 1862 newspaper articles and many subsequent photographs suggest that the church has always been decorated internally with some form of white paint covering the majority of the stone work and walls. The decorative carvings and columns appear to have always been undecorated to leave the stonework apparent. Historically it is most likely that the white colour was achieved with lime wash. Lime wash may be made from lime putty or hydrated lime by the addition of water to make a slurry with the consistency of whole milk. In terms of solids (lime) content, this works out to be a mixture that is approximately 15 to 20% lime and 80 to 85% water.

To a certain extent, lime-wash remains a proven, versatile material to protect and maintain a wide range of building surfaces. It is materially inexpensive, easy to apply, and durable. Lime-wash can be pigmented to a variety of colours or be left pure white. Lime-wash can beneficially consolidate damaged substrates. Lime-wash is vapour-permeable, allowing a building to breathe from the inside to the outside. Carbonation of the surface over time, and encouraged during application by cycles of wetting and drying, increases the beauty and durability of the lime-washed surface.

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However, either because of later additions of non-compatible modern paint, age or moisture damage substantial areas of this white paint or limewash are flaking away leaving the stonework exposed.

While this is a problem, it has also exposed decorations and writing especially on the wall between the main aisle and altar area. Whilst it is difficult at this point in time to predict, it is unlikely that much more of the limewash can be removed because it forms a chemical bond as a result of the ‘lime cycle’ with the stone and mortar it is applied to.

Chemical agents or high-power blasting may be required to remove it causing unwanted damage to the historical evidence we are trying to expose below. Therefore, it is our intention to remove any easily removed flaking paint but conserve evidence below in non flaking areas. Those areas of exposed text we will protect with a Perspex screen and leave visible, other areas we will limewash as photographs suggest was the case. We also accept that this is an evolving situation and are content with changes that occur over time.

Energy Efficiency At these times of global warming and climate change, it is important that everybody worldwide does as much as possible to reduce their carbon footprint, reduce production of climate changing gases such as carbon dioxide, chlorofluorocarbons, nitrogen and sulphur dioxides, and recycling or repurpose wherever possible.

Our plan is to effectively recycle or repurpose this former Grade 1 listed Church and give it an extended life, hopefully for many more decades or even centuries.

Research is far from conclusive, but generally it can be argued that the saving of the embedded carbon dioxide in a building ( from when it was originally constructed) and the savings in the demolition CO2 justify refurbishment over new build. (https://core.ac.uk/download/pdf/111026212.pdf)

Obviously, Grade 1 listed buildings of this type are not expected to (and probably never could) reach the same energy efficiency criteria as expected of a new build dwelling. In fact they are exempt because of the alterations needed to reach those criteria (https://www.gov.uk/energy-performance-certificate- commercial-property/exemptions).

The Government provides guidance for improvements to dwelling houses to make them more energy efficient, it also imposes legal requirements during building and alterations and at other times.

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Despite, not having to reach specific criteria for energy efficiency, it would be irresponsible to not make every effort possible to try to increase energy efficiency, reduce the carbon footprint and aspire to carbon and energy neutrality.

Incorporating Insulation Due to the construction of this Grade 1 listed building, there is only very limited facility for loft insulation or equivalent. Since there is no loft space as such, the equivalent is to try to produce a warm roof by means of insulation at the roof level. The difficulty here is that the waggon cladding directly below the tile battens stops insulation at that point, the other solution would be insulation over the top of the rafters, again this is virtually impossible because it would raise the whole roof height which again would cause major issues in a Grade 1 listed building.

The only feasible solution is to use a modern multi quilt breathable foil underfelt between the rafters and battens. This compresses at the juncture points to around 5mm while expanding between to around 30- 40mm. It provides a reasonable level of insulation and infra-red reflectivity and yet only raises the roof profile by 5mm which is relatively imperceiveable.

The walls of the church are solid stone and as such do not have a cavity that could be insulated. There are two alternatives, a layer of insulation could be placed inside or outside the stone walls but either would significantly alter the appearance of the building.

Draught proofing doors and windows. This area is one which will provide an increase in energy efficiency for the church and will certainly be required. The leaded windows are made with a very thin glass and are poorly sealed. Fortunately, the internal stone window frames a flat in terms of profile. Custom made double glazed secondary window units will be installed. Hinged units with screws at hinges set into plugs in mortar joints to reduce physical damage, rubber of Velcro seals that are fully removable with minimal impact on structure. Similarly, the upper Belfry openings will be filled utilising the flat inner profile of the mullions and transoms. In addition to increasing the thermal efficiency, it is anticipated that this will cut out the particle filled air that flows through the openings and consequently reducing the erosion that has caused damage to the fine tracery work.

There is only one door to the church, the tower door is very draughty, it is evident that previous attempts have been made to seal the door with little success. It is likely that purpose made rubber seals attached to the wooden frame would be un-intrusive and effective.

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Upgrading boiler The current heating system is by using wall mounted infra-red heaters, and previously by a coal fired stove. While these might have been effective, the nature of church use is different to that of a residential or office type use. As a church it was seldom used as a percentage of available hours and even then only for a short period of time.

A floating underfloor heating system is proven much more effective at heating such a large volume space. The underfloor heating system incorporates insulation and infra-red reflective surfaces to direct the heat upwards. Ceiling fans may need to be installed to recirculate this heat downwards.

The heating system will utilise a heat pump. This is seen as being very efficient and produces up to 5 times the input energy. The most probable system will utilise an air source heat pump. An alternative is a ground source heat pump utilising two bore holes located in an area deemed suitable by our archaeological advisor.

Installing double glazing

See comments above in the draught proofing section.

Alternative sources of energy The plan is to use as much solar energy production as possible to try to attain a zero carbon status. It is anticipated that 4kW of photovoltaic panels will be placed on the workshop south facing roof to optimise seasonal solar position. It is further anticipated that another 4 kW of solar panels be located on a self- supporting frame mimicking the Tower roof so as to be totally invisible from any but an extreme altitude.

The energy from these panels will primarily be used to supply the house, excess energy will be used to charge and maintain a house LiPO4 10 kWh battery and feedback into the National Grid.

As a backup option an auxiliary boiler will be available to feed into the underfloor heating system. This will initially be an oil fed boiler capable of using biodiesel from a small storage tank behind the workshop. It is hoped that when hydrogen fuel is available this boiler will be upgraded to use this fuel source.

Partitions/Subdivisions - Chancel partition – see proposed drawings

The partition between the main aisle and the chancel (or altar) area is one which will be deliberately left moveable, removable and largely transparent. This is to maintain the open uncluttered feeling and atmosphere within the church building.

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From the aisle perspective, an oak frame will be constructed behind the ornate stone pillars making the entrance way, the oak uprights will be steamed to allow a bend to perfectly copy the arch profile. They will be attached non-permanently using minimal screws into wall plugs inserted into mortar joints and bonded using epoxy so as not to expand damaging the stonework. This frame will have an oak transom from which 2 oak mullions rise to form a clear glazed window mimicking the stained glassed window beyond.

Fig 83 – Indicative folding screen detail in Oak

Below the transom (or lintel) reclaimed Victorian folding doors (W 3820mm x h 4035mm) from a former Methodist Sunday School will form a folding part glazed partition with an opening door. This will be attached at one end to the oak frame and at the other end by a suitable catch/ locking mechanism. The folding mechanism will primarily be a sliding rail set into the transom. If necessary an additional rail may be set into the floor surface.

Partition between the Tower and Church - See Proposed drawings At present this partition is wholly unsatisfactory, the construction from the ground floor to a height of 2.7m is currently of plywood and relatively modern tongue and groove cladding. Double part glazed doors are centrally located opening into the church. The massive area above this partition is made out of a very poor-quality frame and polythene sheeting filling the opening.

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Fig 84 – View of the Nave (Authors, 2021)

The proposed replacement involves a partition that utilises the same attachment points as the current partition so as to cause as little additional damage to the structure as possible. The main partition would be constructed from 96mm thick SIPs panels which are self-supporting and are extremely effective insulation and soundproofing. On the church side they would form the backs to the tall kitchen cupboards that would go across this area. We intend to use the Victorian ornate partition and door from the Vestry as a decorative feature in the hall and incorporate the door as access into the main church. Repurposed church pew ends from the church would be used to make panelling for the tower side of the partition.

Fig 85 & 86 – Church pew ends (Authors, 2021)

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The upper currently polythene area would be changed for an oak framed and mullioned window similar in style to that used between the aisle and altar area but this one would have 3 mullion bars to create 4 glazed areas in keeping with all the tower and belfry windows.

Partitions to the North Aisle This area is already partly defined as separate from the church due to the vestry area on the west side being closed off and the 2 columns which aesthetically define this later ‘lean to’ northern aisle as outside of the main church area.

The partitions will be placed central to the column profile which will leave the majority of the column structure visible, the same applies to the profiled arches above and between the columns. The diameter of the columns is 700mm while the partitions will only reach a maximum 105mm wide.

The partitions to create the two bedrooms, the bathroom and the laundry room will all be of the same construction to maximise insulation and soundproofing to create these rooms.

Minimally intrusive methods will be used to attach the partitions to the existing structure so as not to damage or cause disruption to the historical fabric. The methods used will include:

a) using the buildings’ own shape to maintain position, an example of this would be on the columns b) wall plugs set into wide mortar joints with epoxy and partition screwed into plug so as not to cause expansion damage to fabric. c) Expansion bolting to maintain enough pressure to support partition structure but not to cause historic fabric damage. d) Making partitions support each other so they form a self-supporting structure.

The partitions will all be 96mm thick SIPs panels to increase thermal and sound efficiency. They will be finished with glass fibre mesh followed by a polished lime putty plaster finish. It is intended that the SIPS panels to be used to create the rooms are on a self-supportive basis, thus causing the least harm to the fabric of the building. Doors are reclaimed early Victorian 6 panel pitch pine (730mm x 1980mm) stripped and waxed with matching period door furniture and architraves.

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Fig 87 – Typical internal door

Boundary treatments The red line boundary of ownership is the same as for planning permission and it includes the former St Oswald’s Church building and a surrounding footprint extending between 2 and 3 metres from the building walls. This footprint variance allows for existing graves on the side of the church to remain accessible to the public. There is also an area of garden land to the south west of the graveyard, this measures around 25m (east west) by 50m (north south). This land is chosen because it has the fewest graves and they are very old, most over 200 years. It is currently being discussed to make arrangements for access to these graves when requested. The garden shares boundaries with Levante House to the west and Applecroft to the south. These are established hedge and fence boundaries. The new boundary to the east is the be a hedge boundary (largely mixed evergreen native plants including taxus baccata, prunus laurocerasus, thuja plicata, ilex aquifolium, lonicera nitida), planted 2 to 3 per metre. To maintain security and protection for the plants in the short term until the hedge becomes established there will be an oak post (75mm sq) and pig wire fence to around 1200mm high.

We are including the Grade 2 listed west gate (1212606 listing reference) in the property as access of Church Walk. This is a pedestrian access and the only access to the property. The tarmac walkway to the church which has established hedges on both sides is included as the final part of our property.

In order to allow virtually unhindered visual access to the Church and full pedestrian access to the remaining graveyard, there will be a traditional black painted metal wrought iron railings around the aforementioned church footprint and extending to the hedges to the north and south sides of the tarmac path from the west gate. Gates of the same style will allow access to the garden area and north gate.

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The specifications for the fence and gates are as follows; Uprights, 16mm round mild steel bar 1200mm long, no detailing on top just softened top edge. Cross pieces, 40x10mm flat mild steel bar, 2206mm length, holed for 16mm round bar to give 100mm gaps. Posts, 40x40x2.5mm mild steel rectangular hollow section,1800mm long. 600mm into ground. Finish, QD Enamel semi matt black paint. Brinkley & Sons (Sheffield) Ltd.

Fig 88 – Typical reclaimed fence panel detail (Authors, 2021)

Workshop / Shed – See Proposed drawings Both in the near and far future, there is a need for a moderate size workshop. Uses will include short term storage of items from the church like the pews and wooden items during renovation work inside the church, joinery work such as repurposing items like the unneeded pews to make wall panelling, work surfaces and cabinets and storage of items to be used in the renovation. In the long term, storage of possessions such as sports equipment, tools and gardening equipment including mowing machinery to name a few. The workshop will be good quality built with a hand-crafted oak frame with cedar cladding for longevity and a slate roof to blend in well with the church. The floor will be of a floating raft slab type so as not to need archaeologically intrusive footings (See Proposed drawings).

Location wise it will be close to the south western boundary of the garden area in what appears the least ‘occupied’ area of the graveyard, furthest from the church and what we hope is the least distracting position from a significance point of view.

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It will be sited east to west for a length of 5.4m and with the width of 3.0m. Height to eaves 2.4m and to ridge 3.5m. Gross internal area 15.5m2. To the southern roof elevation will be as close as possible to 4 kW of photovoltaic panels capable of powering the air source heat pump and with a LiPO4 type 10kWh storage battery to improve the carbon footprint of the church. The position of the workshop is the maximum distance possible from other dwelling houses and least detrimental to the significance of the Listed building.

Archaeological WSI An initial report has been conducted by John Buglass of JB Archaeology Ltd. His findings have supported the historical research in as much as he agrees there has been a settlement in Dunham prior to 1086 and this obviously increases the potential for earlier remains to be present in and around the church. He also agrees that both the church and the tower floors have been raised approximately 1.75-2m, during the 1862 rebuild to prevent the annual flooding from the river Trent (see separate Archaeological report). This is clearly evident upon entering the tower where there are steps leading up the current tower floor and two steps down to the bottom of the tower steps. He states that any archaeological findings would most likely be very deep below the current floor and any proposed works. He agrees that the chancel floor has further been raised and it can be seen to be over the decorative base of the arch. The chancel appears to have mainly concrete floors that “appear to be causing widespread damp issues due to lack of ‘breathability’”. He states that removing/lowering this area of floor would be beneficial with the introduction of appropriate breathable membranes and insulation of all floors. John suggests that when/if any floors are lifted, archaeological monitoring would be required. He does indicate that if required we were to use a directional drilling technique, to insert a large conduit for services, it would have the least disturbance to any buried remains.

The site visit noted “that all top water from the roofs appeared to simply discharge directly onto the ground, almost undoubtedly adding to the damp issues within the building.” He has suggested the use of ‘egg boxes’ (see section on repair of North East wall subsidence). Should the need arise for a land drain or french drains, he suggests inserting a ring around the church to link them to reduce damp issues, each location would need excavated archeologically under the Church of England and Historic England Guidelines (2017, www.historicalengland.org.uk/images-books/publications/human-remains-excavated- from-christian-burial-grounds-in-England). Similarly, John is in agreement regarding sighting the services in the current drainage tunnel, or alongside, under the path in a direct line from the gate to the doors; again this may require archaeological monitoring. John also noted the painted Victorian text above the chancel arch which we previously discussed with Michael Tagg, who suggested preserving some text under a glass or Perspex screen rather than a full restoration. This wall has been painted over numerous times and in areas is peeling of and in a poor state.

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Finally, John has suggested taking photographic documentation to a minimum of Level 2 (Understanding Historic Buildings: A Guide to Good Recording Practice, Historic England, 2016) of distinct features/items that would be affected by the restoration. Examples of the pews, organ, bells, graffiti, and other furniture.

Grounds Our agreement, with the Church of England, is to buy the church building itself and a footprint around it of 2-3 metres, depending on the position of graves. The soil around this area appears to have been built up and it is our architect’s opinion that some of this soil should be removed to try to alleviate some dampness in the stonework. This will obviously only be done if necessary to protect the building structure. To maintain security, and yet not obstruct the significance of the appearance of the church, we will install wrought iron style railings around this footprint: to the north, east and south aspects, to a height between 100-120cm. The ownership also includes the tarmac access from Church Lane, including the gateway (1212606) and a designated area of garden land to the south west boundary of the graveyard. This area is relatively unoccupied with graves and measures approximately 20-25m east to west, and 52m north to south. We propose planting evergreen hedges to maintain privacy and security. This area is not in unobstructed sight of the church and cannot readily be seen as altering the significance of the church. Pedestrians will still have access to the remaining graveyard and the ability to walk around the church in an easterly direction from the north or south. Irrespective of the alternative use of the church, we consider this arrangement to be essential. At the same time, we request permission to site a wooden workshop/ garage building on the north section of the designated garden area.

Fig 89 – Site boundary (Authors, 2021)

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2.3 Summary of Alterations

Residential Amenity The proposals will not result in an adverse impact on neighbouring amenity by reason of noise, vibration, smell, light or other pollution, loss of light or overlooking. The proposal has no new extensions, thus will not impact on light. There are no additional windows or doors. It is approximately 25 m to the two neighbouring properties in Church Walk and we consider that overlooking from the property will be limited and acceptable. The reinstating of the original tower floors will create four rooms: a library on the top floor, two occasional rooms and the original entry hallway in the ground floor. It is therefore believed that this will not impact the two neighbours and will not cause any untoward overlooking. The installation of windows in the belfry and the intended use as a library will not affect overlooking. The tower is 22m high and thus visibility from the belfry window is well above the roofs of the neighbours and does not give sight into the said properties. The two occasional rooms already have stained glass installed and thus visibility will be unaffected.

Fig 90 – West elevation of the tower (Authors, 2021)

There will be no additional external building, thus no impact in overshadowing. The external space included in the property is located in a southwest direction. Evergreen hedges will be planted which are in keeping with the current hedges. This will provide privacy and security, yet fit well into the surroundings. It will not have any impact on the neighbouring houses. The remaining land and church yard will remain the property of the Church of England. The erection of a workshop in the south west corner will be of oak construction and is out of sight of the neighbouring properties.

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

Highway Safety and Parking The proposed development does not have a right of way for vehicular access due to the Grade 2 listed lychgate. Church Walk has 4 properties which all have private parking. The road provides ample space for manoeuvring, parking and services. There are also additional parking spaces available across the road (A57) in the car park. We believe the lack of on-sight parking is outweighed by the need to turn this extremely vulnerable Grade 1 listed building which has been empty and decaying for 10 years, into a sympathetic use which will ensure its long-term use.

The impact of the Proposal on the Listed Building St Oswald’s Church is a Grade 1 listed building and is in the ‘At Risk’ register with Historic England. Section 16 ‘Conserving and enhancing the historic environment’ of the National Planning Policy Framework outlines considerations in relation to the historic environment. It states that ‘when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation and the more important the asset, the greater the weight should be (paragraph 193). It, further states that a new development should sustain and enhance the significance heritage assets and put them to viable uses consistent with their conservation. We believe that the harm of the proposed development will not out-weigh this and will instead secure its optimum viable use. The proposals aim to cause the least harm, no structure will be altered, with the exception of removing the poorly constructed wooden panel and plastic sheeting which separates the church and the tower. Any construction of walls will be removable and will be built to cause the least harm possible, for example, attaching at the mortar joints. We believe our development will protect and enhance the historic environment and that it demonstrates and understands the impact of the development on the heritage asset and setting, and will minimise harm. The development does not make any alteration to the external appearance. The proposed development will ensure that the building is safe and maintains its distinctive local character. The external works are minimal and only serve to enhance and preserve the building: re mortar with lime-based mortar, reroof using original tiles and replace lost decorative ridge tiles, restoration and preservation of the stonework to the tower, belfry tracery and church walls. It is considered that there will be minimal of harm and only serve to improve the external appearance and help remove it from the ‘At Risk’ register.

Balance Between Level of Harm and Public Benefit We understand that our proposals will cause a minimal level of harm, however we believe this to be ‘less than significant’ and weighed such against public benefit. St Oswald’s Church has been empty for 10 years and as such is vulnerable to crimes such as theft, arson and vandalism. The condition of its fabric has deteriorated considerably during this time. Water ingress through the damaged roof has caused decay to the internal fabric; plaster is falling off, the floors are moving and are uneven, and subsidence has damaged stonework. Therefore, allowing consent will prevent further decay, risk and harm, securing its

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

long-term future and architectural importance on a national level. Great public benefit is to be gained through our restoration and preservation of the tower and belfry tracery. It seems unlikely that this work will be carried out other than with the current proposal and the approval of a planning permission of conversion to residential use.

Biodiversity According to the Church Heritage Record 638113, there is no evidence of bats. We have commissioned a bat report through Astute Ecology which indicates that there is evidence of bats entering the belfry for feeding but there is no evidence of bat roosts and that there is no problem moving forward with the proposed development (see separate report).

Overall, we feel that the scheme has only minimal impact on the building as a whole. We believe it probably has a lower total effect on the significance of the church than many alternative uses. The scheme of renovation is allowing this Grade 1 listed building to return to its previous condition and be enjoyed by people for a long time. We are committed and excited to be working with English Heritage and the planning department to get this beautiful building off the ‘At Risk’ register and back into functional life.

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

3.0 APPENDICES

3.1 Church List Description

Entry Name: Church of St Oswald Listing Date: 1 February 1967 Grade: I Source: Historic England Source ID: 1370101 English Heritage Legacy ID: 241450 Location: Dunham-on-Trent, Bassetlaw, Nottinghamshire, NG22 County: Nottinghamshire Civil Parish: Dunham-on-Trent Traditional County: Nottinghamshire Lieutenancy Area (Ceremonial County): Nottinghamshire Church of England Parish: East Drayton with Dunham-on-Trent, Darlton, Ragnall and Fledborough Church of England Diocese: Southwell and Nottingham DUNHAM-ON-TRENT MAIN STREET

4/10 Church of St. Oswald 1.2.67 G.V. I Parish church. C15. With the exception of the tower the church was rebuilt in 1862. Ashlar. Slate roofs. Coped gables with single ridge crosses to the east end of the nave and chancel. Set on a plinth. Tower, nave, north aisle and chancel. The C15 tower with embattled parapet and 4 crocketed pinnacles has 2 gargoyles on the north side and the remains of single gargoyles to both the west and south sides. The diagonal buttresses are gabled part way up where they are decorated with crockets. There are single string courses extending over the plinth and at the juncture of each of the 4 stages. The west is of 3 stages. West doorway with pointed arched surround, hood mould, label stops and wooden door. Above is a single ogee arched and vaulted niche with 2 bosses, the arch is decorated with crockets, over is a hood mould with grotesque head label stops and ornate finial. Above is a single large moulded arched window with 4 lights, panel tracery, cusping, hood mould, figurative label stops and finial. There are 4 very large arched and traceried belfry openings each with 4 arched and cusped lights surmounted by a further 4 similar lights. There are 3, 4 and single small rectangular stair lights to the west, south and north sides respectively. The east side has evidence of a former nave roof. The north aisle has 3 two light windows with tracery and cusping under flat arches. The east wall has a single 2 light arched window with tracery and cusping. The north chancel wall has a single arched, traceried and cusped

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

light with hood mould and head label stops. The east wall has a single 3 light arched, traceried and cusped window with hood mould, head label stops and sill band with foliate stops. In the apex is a single trefoil. The south chancel has a single 2 light window with cusping and single stone transom under a flat arch. The south nave has 3 arched 2 light Y traceried windows with hood moulds, label stops and carved head finials. Interior. 3 bay nave arcade with double chamfered arches supported on circular columns with moulded capitals and, at the west and east sides, on foliate decorated corbels. The double chamfered chancel arch is supported on slim engaged columns with foliate decorated capitals. The tall double chamfered tower arch has foliate decorated imposts, the angles below the imposts are decorated with ribs and there are blind cusped panels at the base. The south chancel wall has a piscina with cusped and decorated arch and foliate decorated ogee hood mould, label stops and finial. To the right is a single sedile with fleuron decorated moulded arch and similarly decorated hood mould,with foliate label stops. The reredos and furniture are C19.

Listing NGR: SK8150874488

3.2 Gateway List Description

Entry Name: Gateway to Churchyard of Church of St Oswald 24 Metres West of the Tower Listing Date: 12 July 1985 Grade: II Source: Historic England Source ID: 1212606 English Heritage Legacy ID: 241453 Location: Dunham-on-Trent, Bassetlaw, Nottinghamshire, NG22 County: Nottinghamshire Civil Parish: Dunham-on-Trent Traditional County: Nottinghamshire Lieutenancy Area (Ceremonial County): Nottinghamshire Church of England Parish: East Drayton with Dunham-on-Trent, Darlton, Ragnall and Fledborough Church of England Diocese: Southwell and Nottingham SK 87 SW DUNHAM-ON-TRENT MAIN STREET (south side) 4/13 Gateway to church- yard of Church of St. Oswald 24 M west of the tower G.V. II

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

Gateway. 12 metres west of the Church tower. Mid C19. Ashlar and iron. Central small double iron gate flanked by single engaged columns with possible C14 foliate decorated capitals which support an ashlar overthrow with hood mould and central cross. Extending for one and a half metres and sloping down from the columns are single ashlar walls which are set on plinths. Included for group value only.

Listing NGR: SK8148774480

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St Oswald’s Church, Dunham-on-Trent, Nottinghamshire – HERTIAGE STATEMENT WAKE

3.3 Bibliography

Primary Sources Buglass, J. JB Archaeology Ltd Astute Ecology Tagg, M. Bassetlaw District Council, Planning Department Whitbread, J JRW Restoration

Secondary Sources Clarke, K. Informed Conservation – Understanding buildings and their landscapes for conservation, English Heritage, 2001 Nottinghamshire Guardian, Extract 10.10.1862 Pevsner, N. The Buildings of England: Nottinghamshire, London Publishing, 1979 National Planning Policy Framework (NPPF) - Planning Policy Statement 5 English Heritage’s, New Works in Places of Worship (2012) Practice Guide English Heritage’s Technical Guidance Report

Websites www.southwellchurches.Nottingham.ac.uk www.nottshistory.co.uk www.historicEngland.org.uk

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