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A$ Document Template MISTS FARM, SANDLEHEATH, SP6 1QG CONSIDERATION OF HERITAGE INTEREST SEPTEMBER 2020 REV A CONTENTS PAGE 1.0 Purposeofstatement 2 2.0 Non-designatedHeritageAssets-meaningandpolicy 3 3.0 Descriptionandhistoryofthesite 4 4.0 AssessmentofheritageinterestofMistsFarm 8 5.0 Conclusions 12 This report has been prepared for the exclusive use of my client and unless otherwise agreed in writing by K Metcalfe Heritage Ltd, no other party may use, make use of, or rely on its contents. This report has been compiled using resources agreed with my client and in accordance with an agreed scope of works. No liability is accepted by K Metcalfe Heritage Ltd for any use of this report other than the purposes for which it was prepared. 1 20.49 | Mists Farm, Sandleheath | Heritage Assessment | Rev A 1.0 PURPOSE OF STATEMENT This assessment has been prepared for the property owners in order to consider the heritage interest of Mists Farm. A pre-application enquiry was submitted (ref. ENQ/20/20141/SSRC) and the response from New Forest District Council included the following statement regarding the loss of the existing dwelling: The existing dwelling is not listed, nor does it lie within a Conservation Area. The Council also does not hold any 'local list' of non designated heritage assets. However, this does not mean that it has no heritage value. It is my view, that given the character, aesthetic value and age of the existing dwelling, the building could be considered as a non designated heritage asset. As such I would advise that a Heritage Assessment is submitted. There is encouragement in the Framework and in Planning Practice Guidance (PPG) to identify non- designated heritage assets. The PPG states that ‘there are a number of processes through which non- designated heritage assets may be identified, including the local and neighbourhood plan-making processes and conservation area appraisals and reviews. Irrespective of how they are identified, it is important that the decisions to identify them as non-designated heritage assets are based on sound evidence. Paragraph 197 of the NPPF states that the effect of an application on the significance of a non- designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset. In relation to this case, we need to understand the significance of the building, but it could be that the dwelling has been significantly altered internally or externally, or is in poor condition. The Heritage Assessment will help determine whether the existing dwelling has limited value in term of heritage. This would help provide a base line in the balancing exercise as set out in the NPPF. For instance, the removal of the existing dilapidated buildings and the creation of a traditional courtyard and good designed replacement, may well weigh in favour of the development. This assessment therefore considers the heritage interest of the existing building against published criteria and national advice. This report has been prepared by Katharine Metcalfe IHBC of K Metcalfe Heritage Limited, an appropriately qualified and experienced Heritage professional. Opinions expressed have been reach through primary research, site visits, and reference to previous reports by others. Unless otherwise stated, all plans reproduced in this document are courtesy of Roderick James Architects. Unless otherwise stated, all photographs were taken on 25 August 2020. 2 20.49 | Mists Farm, Sandleheath | Heritage Assessment | Rev A 2.0 NON-DESIGNATED HERITAGE ASSETS - MEANING AND POLICY The pre- application submission response rightly queries whether the existing rendered building retains sufficient interest to be considered a non-designated heritage asset. A definition of Heritage Assets can be found in the Glossary of the NPPF, which describes them as “A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. It includes designated heritage assets and assets identified by the local planning authority (including local listing)”. This implies that local planning authorities may identify buildings as non- designated heritage assets and apply this as a material consideration in the planning process. The NPPF contains paragraph 197 that states: The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset. This paragraph would only be applied if a structure was considered to retain sufficient heritage interest and so the level of heritage interest must be ascertained prior to an application being made. The Planning Practice Guidance issued to support and clarify the NPPF has a section on Conserving and Enhancing the Historic Environment (published April 2010, updated February 2018). In relation to non- designated heritage assets, this states: What are non-designated heritage assets and how important are they? Local planning authorities may identify non-designated heritage assets. These are buildings, monuments, sites, places, areas or landscapes identified as having a degree of significance meriting consideration in planning decisions but which are not formally designated heritage assets. In some areas, local authorities identify some non-designated heritage assets as “locally listed”. A substantial majority of buildings have little or no heritage significance and thus do not constitute heritage assets.Only a minority have enough heritage interest for their significance to be a material consideration in the planning process*. How are non-designated heritage assets identified?Local lists incorporated into Local Plans can be a positive way for the local planning authority to identify non- designated heritage assets against consistent criteria so as to improve the predictability of the potential for sustainable development. When considering development proposals, local planning authorities should establish if any potential non- designated heritage asset meets the definition in the National Planning Policy Framework at an early stage in the process.Ideally, in the case of buildings, their significance should be judged against published criteria, which may be generated as part of the process of producing a local list*. * Author’s emphasis The Local Planning Authority do not have a published Local List or any published criteria against which to judge whether buildings should be considered to be non-designated heritage assets. There has been no formal assessment of the buildings by the Authority. Therefore, with due regard to request from the Local Authority, this document will assess the merits of the building against criteria published in the NPPF, the NPPF Practice Guide and the Historic England Advice Note 7 “Local Heritage Listing” (May 2012). Historic England’s document suggests criteria that Local Planning Authorities might use in compiling their own Local Lists, in order to ascertain whether the building meets the required level of heritage interest for its significance to be a material consideration in the planning process. 3 20.49 | Mists Farm, Sandleheath | Heritage Assessment | Rev A 3.0 DESCRIPTION AND HISTORY OF THE SITE Mists Farm is situated 3km north west of Fordingbridge. The site is accessed via a private track from Rockbourne Road and comprises approximately 2 acres, including the access track, however the farm owership extends beyond the site. 4 20.49 | Mists Farm, Sandleheath | Heritage Assessment | Rev A The site comprises the main house and gardens, with various outbuildings to the south west. The farmhouse is in two distinct parts; the older rendered section sits on a north east-south west axis, with the later red brick extension perpendicular to the rear. It is this later part of the building that is first seen when entering the site. Historic maps show the development of the site from 1876, although the rendered cottage is understood to have been constructed between 1840 and 1860. 1876 OS 25 inch to 1 mile map. The house and two outbuildings are clearly shown, surrounded by orchards 5 20.49 | Mists Farm, Sandleheath | Heritage Assessment | Rev A 1908 OS 25 inch to 1 mile. The house and two outbuildings are still visible, along with a third outbuilding. 1924 OS 25 inch to 1 mile. Whilst the layout appears the same, the brick extension to the house would have been constructed by this time; the date for this is understood to be 1908 - 1912. From the modern map, the buildings shown on these historic maps are extant and comprise the house, a stable, a barn and a piggery. 6 20.49 | Mists Farm, Sandleheath | Heritage Assessment | Rev A The plan below dates from 1956 and shows the layout of the property at this time. The proposals suggested by this plan included removal of the staircase in the rendered section. This work was carried out and since this time, the remaining internal wall at ground floor has been removed and the rendered section is now a single room plan at ground floor. Furthermore, the old front door is blocked up and a more recent porch has been added externally. All but two of the windows in the rendered section are metal; either multi-pane Crittall style or much later aluminium, with non-traditional opening lights The layout of the Edwardian extension remains as shown on these plans. 7 20.49 | Mists Farm, Sandleheath | Heritage Assessment | Rev A 4.0 ASSESSMENT OF HERITAGE INTEREST OF MISTS FARM The heritage interest of adesignated asset lies in its value borne out of its archaeological, architectural, artistic and historic interest, as well as the contribution made by its setting.
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