No. 19 Eastgate Row, Chester

Cassidy and Ashton

February 2021

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© Copyright – Henderson Heritage

Contents

Executive summary 3

1. Introduction 4

2. The application site and identified heritage assets 6

3. Historical context and heritage assets 9

4. The significance of the heritage assets 16

5. Relevant conservation planning policy and guidance 27

6. Impact of the development proposal on the heritage assets 29 7. Conclusion 56

Appendices 57

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Executive Summary

This report relates to the conversion of 19 Eastgate, listed as Number 19 Row, Number 25 Street, into four apartments above Rows level. The proposal includes subdivision of the property to create four apartments at third, fourth and attic level, creating a rooftop terrace at third floor level, enhancing an existing rooftop terrace at fifth floor level and separating the Rows shop to create a separate entity.

The site is within Chester City Conservation Area. It is located on the north side of Eastgate, opposite the Browns Department store building, abutting Godstall Lane, in an area that is predominantly retail and commercial. It is in the vicinity of several heritage assets, including scheduled ancient monuments, listed buildings and other buildings that are considered non-designated heritage assets. Collectively these have group value that contribute to the conservation area’s special architectural and historic character and interest.

This Heritage Impact Assessment has been written to identify the impact of the proposed development on the significance of the heritage assets on the proposed alteration to The Rows walkway and stall board. This is in accordance with national and local planning guidance contained in the National Planning Policy Framework on the historic environment and the local plan.

No. 19 Eastgate Row was a townhouse with undercroft that was rebuilt as a street shop, Row shop, town house and warehouse in 1861, in a Vernacular Revival Style by T. A. Richardson for Dutton and Miller, grocers. The building forms part of the backdrop of highly decorative and lively facades on the north side of Eastgate, the façade seen at street and Rows levels opposite, and in wider townscape from the Eastgate and Clock, on the City Walls. The setting of the building relates to the nearby high-quality townscape. Its significance is derived from its architectural vocabulary of the Vernacular Revival, built within the medieval Rows structure.

Chester City Conservation Area covers Eastgate, which along with Northgate Street, Bridge Street and Watergate Street, is one of the four original streets built inside Roman Chester. The character of the area is defined by the rich architecture of built environment, built along its Roman street pattern. is identified as critical to the character of the sub area, “A key street intersection, with a remarkable mix of historic buildings, most of which are listed. The area includes The Rows, with vistas to key buildings and structures.”

The proposal will put a vacant building back into use and will repair the Rows frontage, which in future will be of key importance to the vitality and use of The Rows and the wider area of Eastgate, a key route in the city centre. The principal of development has been established elsewhere and the significance and setting of the heritage assets and key views have been carefully considered as part of the development proposal. Overall, the proposals are positive for the building, and on the significance of, and appreciation of The Rows, and preserves the setting of the listed building and the wider conservation area’s character and appearance. As such, the application should be supported.

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1. Introduction

1.1 This heritage impact assessment has been prepared on behalf of Cassidy and Ashton, on behalf of Legat Owen, to accompany a planning application and listed building consent for repairs at Row level and alteration to provide four apartments above Rows level at No. 19 Eastgate Row, Chester.

1.2 The purpose of the assessment is to describe the significance of nearby heritage assets and their setting. This information will subsequently highlight any impact of the proposal on the significance of the assets. It will identify mitigating measures, where necessary, to address this impact.

1.3 Under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990, conservation areas are “areas of special architectural and historic interest the character and appearance of which it is desirable to preserve or enhance”. Section 72 of the same Act states, in the exercising of planning functions in conservation areas special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area, when assessing planning applications. Under Section 66 there is a statutory duty to have special regard to the desirability of preserving the listed buildings or their settings. Policies in the National Planning Policy Framework (NPPF) and local development plans, including neighbourhood plans, set out national and local planning policy in respect to the conservation of the historic environment.

1.4 A heritage asset is described in the glossary of the NPPF (Annex 2) 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. Heritage assets includes designated heritage assets and assets identified by the local planning authority (including local listing).” (Annex 2: Glossary, National Planning Policy Framework, Ministry of Housing, Communities & Local Government, June 2019). Designated heritage assets as those designated under legislation. These are a “World Heritage Site, Scheduled Monument, Listed Building, Protected Wreck Site, Registered Park and Garden, Registered Battlefield or Conservation Area”

1.5 Non-Designated Heritage Assets are described in the NPPF as heritage assets. They are defined on the Government’s website as “buildings, monuments, sites, places, areas or landscapes identified by plan-making bodies as having a degree of heritage significance meriting consideration in

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planning decisions, but which do not meet the criteria for designated heritage assets.” (https://www.gov.uk/guidance/conserving-and-enhancing-the- historic-environment)

1.6 The definition of significance in relation to heritage policy is defined in the glossary of the NPPF as “The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic and historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting. “

1.7 The setting of a heritage asset is defined as “The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.” Setting is not a heritage designation.

1.8 The application site is located within Chester City Conservation Area, which was designated in 1969, with various amendments to its boundary between then and 1989. The conservation area includes the Roman walled city, its key approaches, and the city centre and the riverside and River Dee. The Chester Characterisation Study 2011 is the comprehensive character assessment for areas in Chester.

1.9 The building was listed at Grade II in 1998. The building, its setting, and The Rows have been assessed for the purposes of this report.

1.10 This document has been prepared following site visits in September and December 2020. It is to be read in conjunction with other associated documents in relation to the planning and listed building consent application.

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2.0 The application site and identified heritage assets

2.1 The application site is No. 19 Eastgate Row (No. 25 Eastgate), which is a building on the north side of Eastgate. The site is within Chester City Conservation Area. It is in the vicinity of several heritage assets, including scheduled ancient monuments, listed buildings and other buildings that are considered non-designated heritage assets. Collectively these have group value that contribute to the conservation area’s special architectural and historic character and interest.

2.2 The designated heritage assets that are relevant in considering the proposed development are identified below:

• Conservation Area: Chester City • Listed Building: No. 19 Eastgate - listed as Number 19 Row, Number 25 Street – the application site (Grade II)

2.3 The building is in the Chester & Boughton Area of Archaeological Importance and within the Fortress Character Zone 8: The Rows of the Chester Archaeological Plan (2014). The impact of development on archaeology is minimal and as such has not been the subject of further discussion in this report.

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Fig 1. Location plan

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Fig 2. Location of Relevant Heritage Assets

Dark grey – Grade I listed buildings, Dark blue – Grade II*, Light blue/grey - Grade II. Orange - unlisted. The area above is within the conservation area

(Copyright: Cheshire West and Chester Council)

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3.0 Historical context and heritage assets

3.1 Chester is a Roman city in origin, with its defensive rectangular fortress walls, grid iron street pattern and impressive gateways, which are still evident today. There are four main streets in the walled city, Northgate, Eastgate, Watergate and Bridge Street, of which three meets at The Cross, a central crossroads. The street pattern is based on the Roman fort layout.

3.2 The Roman and later Saxon defences were enlarged by the Norman earls to complete the city walls that survive today. By 1350, the Rows, the unique, two-tiered covered walkway with shops at ground floor and Row level were largely in place in the four main streets, and in Lower Bridge Street, with documentary references to the Rows indicating that the area around St. Peter's Church and The Cross were the first.

3.3 Following the Civil War of the 1640’s, Chester in the 18th and 19th centuries became a fashionable gentile area. Buildings and structures of note of this period include Old Bishop’s Palace on St. John Street, linked to the church of St. John, Oddfellows on Lower Bridge Street, Booth’s Mansion on Watergate Street, Forest House on Love Street, and structures such as the Propylaeum and Law Courts and Grosvenor Bridge. It was during this time that the city walls were converted into pedestrian walkways and where the medieval gateways were gradually replaced by wider gateways to allow carriages through. In 1768, Richard Grosvenor, 1st Earl Grosvenor replaced Eastgate.

3.4 Perhaps the period in architecture for which Chester is best known and which established the identity of the city centre was the extensive rebuilding in a vernacular revival style which began in the 1850’s and lasted well into the early 20th century. This resulted in the half-timber buildings that romanticised the spirit of a former age, with sensitivity to craftsmanship, using a high quality but narrow pallet of materials. As well as the creation of a number of buildings, the ethos was on retaining and maintaining historic landmarks such as The Rows, and ‘restoring’ existing timber framed buildings, such as Bishop Lloyd’s Palace. The movement in Chester was pioneered by the architect Thomas Mainwaring Penson (1818–64). Many buildings were built in this style by Thomas Meakin Lockwood and John Douglas (1830-1911), who transformed the character and appearance of Chester. It was also during this period that the Eastgate Clock was designed and built by John Douglas.

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3.5 The Rows

3.5.1 Despite many alterations, in particular from the 16th century onwards, The Rows are in a form that is still recognisable today and are unique to Chester. They are elevated pedestrian walkways at first floor level, accessed by steps at various intervals at ground floor level. Underneath the walkway are undercrofts and shops; the latter are also on the first floor. These create a double tier of shops, and the second-floor projects over the walkway, supported on pillars. They are multi-faceted, typically representing a number of different architectural styles in one building.

3.5.2 Between the Rows walkway and the balustrading to the street are stalls. These developed from the late 15th century onwards, when properties were made larger by extending the chamber or second floor over the Row and supporting it on posts. The gap between these posts and the street side of the Row walkway was then covered by a stall board. This allowed for both extending the undercroft or shop at street level, and for adding appropriate headroom. This encroachment took place through the 1500’s and 1600’s. They are still evident today. Many slope downwards from the Rows balustrades at street level to the Rows walkway.

3.5.3 Enclosure and removal of some areas of the Rows gallery occurred towards the end of the 17th century following the end of the Civil War, when the city became fashionable with wealthy families and buildings were re-fronted or rebuilt in the classical style. However, the Rows were still thriving places of trade and permission to enclose was carefully scrutinised and largely refused by the City Assembly. The 1845 Chester Improvement Act clarified Council and owner responsibilities for maintaining the Rows.

3.5.4 The Rows became fashionable again during the vernacular revival period of the mid-19th century. The Rows were appreciated for their historic uniqueness, and antiquity, and as an asset to tourism.

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3.6 Historical developments relevant to the site

3.6.1 During and following the rebuilding of Chester in the 19th century, Eastgate was the commercial heart of Chester. This was where much redevelopment occurred, particularly between 1850 and 1865. There was a general rise in the standard of living which accelerated during the later 19th century and was likely to have been a significant factor behind growth in Chester's shops and service buildings

3.6.2 No. 19 Eastgate (also known as No. 25) was a townhouse with undercroft that was rebuilt as a street shop, Row shop and town house in 1861, in a Vernacular Revival Style by T. A. Richardson for Dutton and Miller, grocers. George Dutton created the business in the same year as his marriage in 1854, in Bridge Street, and relocated to Eastgate in 1856. The grocery shop specialised in wines and spirits, becoming agents for the wine and spirit merchants, W&A Gilbey in 1857. They also sold Italian goods, notably pasta such as macaroni, spaghetti, coffee, pickles, and varieties of tea, including an exclusive Dutton’s tea, blended by James Ashby & Son of London.

3.6.3 In 1861, there was sufficient prosperity in the business for the building to be demolished and rebuilt. On the 8 May and 22 May 1861, Dutton advertised in the Chester Courant for builders to tender for alterations to the building. This included for a five storey ‘half-timbered front’, shop, dwelling house, and warehouse, on the site of "Goddestalls Liane.” Mr. T. A. Richardson, architect, was appointed and the building was erected. Whilst excavating for new cellars a Roman altar " was discovered under almost 4 metres of earth. This was used to rebrand the business using the trademark "Sigarro" ("sign of the Roman altar").

3.6.4 T. A. Richardson exhibited the plans to the Architectural. Archaeological and Historic Society of Chester in November of the same year. It was noted in their journal that the building was “a modification of the Elizabethan or early Stuart period of timber architecture, the old-fashioned lath and plaster giving way in this instance to the modern and more enduring white brick and Minton tile. Notwithstanding its great height has the appearance of ample strength. Looked at as a whole, this building is one of the boldest and most picturesque thus far erected in Chester since the modern revival of the Elizabethan style of architecture”.

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3.6.5 The antiquity and interest in the site, and also The Rows, ensured that the Rows were incorporated into the new design, leading to a two-tiered retail frontage. The building was accessed on Rows level by twelve stone steps from Eastgate, with access also to Godstall Lane.

3.6.6 Census records of 1861 show that George Dutton, aged 31, his wife Elizabeth and three young children lived at the property. Dutton was described as a grocer, employing 3 men and 5 boys. Also at the property was two female servants. By 1871, Dutton employed nine men and five boys, including his 15-year-old son, also George, as a grocer’s apprentice. Also living with them was a cook, housemaid and grocer’s assistant and journeyman. He opened another branch in Wrexham during this year, followed by a further one in Oswestry in 1876. Dutton served as Sheriff of Chester in 1886 and Mayor in 1883. At this time, he had sufficient income to move his family to Curzon House (No. 8 Curzon Park South), Curzon Park, where he lived until his death in 1903.

3.6.7 The Chester Observer on the 24 Dec. 1887 noted that “Messrs. Dutton and Sons' premises have recently undergone extensive enlargement and improvement. The cash railway, recently introduced for transmitting payments to the cashier's desk, is in itself a novelty. Those who have not seen it at work should pay a visit to this establishment and set the "ball a rolling" by a seasonable purchase.” Money and receipts were sent overhead to the central cash register.

3.6.8 Prior to the WWI, well-heeled customers would arrive by horse and carriage, to be served in the shop or the staff would go to the carriage. Orders were dispatched by bicycle or handcart until an early purchase of a motor van in 1908. By 1910 a café, which was called at some point, the Tudor Café, and office had been established on the upper floors. In 1948, following WWII, Dutton’s provided an early ‘self-service’ store and celebrated their centenary in 1954.

3.6.9 By 1972, the advent of supermarkets contributed in part to the decision to leave the Eastgate Street primary shopping area and to relocate to Godstall Lane. The building became a couture shop until its closure approximately 20 years ago, where it has remained vacant from Rows Level upwards. The ground floor is currently a shop.

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Fig 3. Eastgate, between 1910 – 1919

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Fig 4. Dutton sign, taken between 1960 – 1969

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Fig 5. Eastgate viewed from Eastgate Clock and Fig.6 Eastgate Street Row (the application site) looking west to The Cross

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4. 0 The significance of the heritage assets

4.1 Assessing significance is embedded in national planning policy. Heritage values that contribute to a greater understanding of significance are identified by Historic England in ‘Conservation Principles, Policies and Guidance (April 2008)’ as being: -

• Evidential

• Historical

• Aesthetic

• Communal

4.2 There are six commonly accepted levels of significance. These are as follows: -

• Outstanding

• High

• Medium

• Low

• Neutral

• No interest

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4.3 Chester City Conservation Area – Central Area: Eastgate

4.3.1 Chester City Conservation Area has a very distinct character created by its ancient history, its high quality and distinctive architecture, the City Walls, amphitheatre, the two-tiered Rows, Cathedral, the topography which influences its key views into and outside of the city and setting on the River Dee.

4.3.2 The conservation area has been assessed in the Chester Characterisation Study. Its overall character has been subcategorised into several character areas and summarised as follows:

• Critical: of utmost importance, this sub-area plays a crucial role in the character of the conservation area overall.

• Positive: the sub-area contributes positively and is important to the character of the Character Area.

• Neutral: the sub-area either has no overall or both positive or negative impacts on character; and is neutral in balance.

• Negative: the sub-area detracts from the character of this Character Area.

(Chester Characterisation Study 2011: Executive Summary)

4.3.3 The site is within Area A1. The Cross and abuts A.16. Godstall Lane. The Chester Characterisation Study defines Area A1 as the area that “radiates from The Cross and contains the core of the city and the majority of the unique Rows system”. The character area is described as thus: - “A key street intersection, with a remarkable mix of historic buildings, most of which are listed. The area includes The Rows, with vistas to key buildings and structures” goes onto say that “The Cross area contains most of the key elements which give Chester its special character and strong sense of place.” is identified as critical to the character of the sub area. A16. Godstall Lane is positive, described as “a charming lane with appropriate uses, views to Cathedral and intimate quality. Vibrant uses.”

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4.3.4 The Cross is a formal intersection of the four historic streets at the heart of the city centre. It is located outside St. Peter’s Church, with stop views to the Eastgate Clock, and Guildhall, on Watergate Street, and funnelled views to and from Lower Bridge Street. The experience of the view changes as a consequence of the many projecting gables to buildings at two, three and four storeys, creating a vibrant street frontage.

4.3.5 Eastgate, which along with Northgate Street, Bridge Street and Watergate Street, is one of the four original streets built inside Roman Chester. The character of the area is defined by the rich architecture of built environment, built along its Roman street pattern. Eastgate is identified in the Chester Characterisation Study as “contained on both sides by shops which form part of The Rows system. The ground in the central area has considerable falls to the south and west, which allows the network of lanes and alley ways to connect street level and Row level at various points” creating a permeable network for pedestrians, with a stop view of the City Walls, with the famous Eastgate Clock.

4.3.6 The high-quality public realm contributes to the aesthetic, high quality, high density, lively townscape, particularly to the corners of each street where the architecture is in the vernacular revival style. There is a consistency of terracing with narrow frontages and a tight grain. The variety in architectural styles allows for an irregular rhythm of narrow frontages at back-of pavement, that in turn creates a harmonious urban form along the four principal streets radiating from The Cross. The limited palette of materials adds to the high townscape value.

4.3.7 The different heights of the buildings and the various ornamentation from gable level downwards creates a domestic scale to each building. This gives a degree of enclosure to the street and defines the sense of place and context.

4.3.8 The character statement is summarised in the Characterisation Study as: “The Cross area contains most of the key elements which give Chester its special character and strong sense of place. The Cathedral, The Rows, the Town Hall, the four principal shopping streets, and the only large open space remaining inside The Walls, along with a remarkable collection of historic buildings of mixed styles but with a predominance of 'vernacular revival' black and white buildings. The unique opportunity to walk at first floor level on The Rows and also on the Walls, adds a dimension in a city unique to Chester.”

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Chester City Conservation Area – Eastgate

Evidential The area has a history of use that has gradually evolved over time, as evidenced in archival and Overall significance Value – archaeological records. Outstanding / High outstanding This derives from those This includes historic use, including the shape and boundaries, which are well preserved as elements of an indicated by historic mapping sources and reports. historic asset that can provide evidence about past human There is national archaeological significance as the existing street pattern is influenced and overlies activity. the Roman fort and settlement.

Historical Value Chester is unique with its Roman street pattern and amphitheatre, the City Walls and later historic – Outstanding settlement pattern, landform, landscape, topography and architecture contributing strongly to its (Special Historic sense of place. The conservation area retains many authentic structures that contribute to its wider Interest) setting. The evolution of the city is demonstrated in its streets and architecture. The Cross area is a key historic node, dating from Roman times.

In 1966 Chester was one of four historic towns included in a pilot study of towns of special historic importance, to assess the impact of development pressure upon their special architectural and historic interest. The study led to the formulation of a national policy on conservation and the designation of one of the first conservation areas in the country in 1969, and the first conservation officer in 1971.

Aesthetic Value The Roman, medieval, Georgian, Victorian and in particular its vernacular revival architecture has a – High strong and high aesthetic value in terms of the contribution it makes to local distinctiveness and to (Special Architectural key views, that contribute strongly to Chester’s unique sense of place. Its topography and setting, Interest) and its spatial natural environment, including the River Dee and Meadows, against the backdrop of a tightly grained city, allows for several defining key views and vistas that contribute strongly to its character. The Cross is a key node and open space in the city centre with high quality architecture surrounding it that contributes to the sense of place.

Communal The conservation area has regional interest for the wider community in which it serves and national Value - High and international significance for its historic and unique buildings.

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Fig 7: Townscape analysis of the area from the Chester Characterisation Study 2011 (red arrow is application site)

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4.4 The Rows

4.4.1 The Rows are separate buildings that interconnect with one another to create a continuous rectangular walkway above street level. Like the City Walls, it is a unique two-tier experience of Chester at above ground level. The Rows are over 700 years old. Some of the fabric that survives is medieval, particularly within the undercroft at ground floor level, but much was rebuilt from the 16th and 17th centuries onwards. There exist about 130 Rows building in Chester and are an early consistent system and tenure of domestic and commercial occupation where it was common to live over the shop, with constraints over the width of trade frontages at street level.

4.4.4 Part of the essential character and significance of The Rows is its almost continuous walkway linked to separate and distinctly different buildings, at first floor level which offers views over a substantial part of the key historic Roman streets of the city centre – Eastgate, Northgate Street, Bridge Street and Watergate Street. There are high-level two-tiered views to and from the surrounding townscape. The topography, formal building setting, differing scales of buildings and high-quality public realm immediately next to it form part of their context and setting.

4.4.5 The Rows as viewed from the four main streets clearly show the different styles of Row employed to each building over their many centuries of rebuilding and repairs, as part of individual buildings that connect to form the walkway. The Rows contribute strongly to the townscape and each particular building, creating a strong frontage to the street. The depth of the open gallery can be appreciated whilst walking on the Rows footpath, standing on the stalls, or coming in and out of buildings along it.

4.4.7 The ambience of The Rows offers a different experience to standing in the street, as the noise and bustle at street level is more subdued. The Rows walkway is noticeably quiet to Watergate Street north, Bridge Street west and Eastgate Row north and activity is noticeably quiet as a result of building vacancy. This has resulted in a general dirty unkempt air and a degree of antisocial behaviour, which discourages footfall along this part of the Rows. It creates a weak pedestrian link and negative experience at Rows level. The public walkway is particularly scruffy, with a chipped asphalt surface.

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The Rows (various listings)

Evidential The site has a history of use that has gradually evolved over time, as evidenced in archival and Overall significance Value - archaeological records, with an emphasis on trading continuity Outstanding outstanding This derives from those The construction, shape and boundary are well preserved as indicated by historic mapping and elements of an study sources, and they also identify what design and construction changes have occurred over historic asset that can provide the centuries. evidence about past human activity. There is national archaeological significance as they overlie the Roman fort and settlement.

They are integral to understanding the development of trade in Chester.

Historical Value The Rows has the greatest concentration of undercrofts and medieval townhouses in England. – Outstanding (Special Historic The unique two-tiered trading space which has not significantly changed over 700 years is Interest) internationally significant.

The Rows are listed at various gradings for their special architectural and historic interest and are within the Chester City conservation area. Aesthetic Value Notable architects who designed the architecture that includes the Rows are recorded, in - Outstanding particular those of the vernacular revival. (Special Architectural Different treatments to The Row façade create a strongly aesthetic appeal. A narrow pallet of Interest) materials is used to create a high-quality architectural composition and is nationally significant.

The stall boards and balustrades provide a degree of continuity. The internal and external juxtaposition of space allows for observing the streets and the buildings beyond.

Much of The Rows are listed for their special architectural and historic interest and are within the Chester City conservation area. Communal The Rows are unique to Chester. They have historical, architectural, symbolical and cultural Value - significance as a route above the street for domestic trade and tourism, offering a unique two- Outstanding tiered visual experience. They are one of the most photographed images of the city.

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4.5 No. 19 Eastgate Row

4.5.1 No. 19 Eastgate Row, part of No. 25 Eastgate is on the primary shopping street, wholly rebuilt in a vernacular revival style, with a Rows shop and stall. The building is located on the north side of Eastgate Street. Its principal frontage faces south. It lies immediately east of Godstall Lane. To the south of the building at the rear is a small 19th century single storey building at second floor level which looks to be contemporary with the building. It is a building constructed in the Vernacular Revival style.

4.5.2 The building is timber framed with white plasterwork panels to the south elevation and principal facade, and brown brick in English garden wall bond to the rear, with a slate roof. It has painted end-piers with tongue stopped hollow chamfers that are on either side of the shop at street level and the Rows. On these are decorative corbelled responds with foliar bases and moulded capitals. It is a four-storey building, plus attic. The main roof has carved bargeboards and a finial. It has two gabled ormers with steeply pitched roofs, located on each side of the front gable. The windows are carved. Internally they have been covered over.

4.5.3 The building has a modern streel level shop front on Eastgate Street and to Row level. These currently detract from the building. Whilst the Rows shopfront is modern and of no merit, the Rows area itself is highly decorative. The railings are ornate wood and cast iron. The west end-pier is backed by an archway on fruit-and-foliage corbels; the east pier fronts a brick wall above the stall board. The bressummer has a large central fruit-and- foliage pendant. In front of the Rows railings are arched beam-brackets with foliar caps that are directly beneath the Row-front bressummer. The boarded sloped stall board is arranged vertically rather than horizontally. The walkway has a granolithic finish that detracts from its appearance and character. Internally, the shop is dark and long, and any features of interest are fully covered up with modern materials.

4.5.4 A full assessment of the building is within Chapter 6. Impact of the development proposal on the heritage assets.

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No. 19 Eastgate Row, part of No. 25 Eastgate

Evidential Grocer, townhouse, shop and former warehouse for Dutton’s to designs of T. A. Richardson, as Overall significance Value - High evidenced in archival and map sources. It has 20th century ground floor and other internal alterations. High This derives from those elements of The shape and boundary are well preserved as indicated by historic mapping sources. an historic asset that can provide evidence about past human activity. Historical Its design is synonymous with the vernacular revival tradition and its dominance in the 19th and Value – High early 20th century, that is so important to the identity of Chester. (Special Historic Interest) The building was purpose built as townhouses and shops in a regionally important architectural style, on Eastgate, a key historic city centre street dating from the Roman period. In 1861 it was rebuilt as a purpose-built grocer’s shop, townhouse, and warehouse, and remained as such until the 1970’s. The ground and first floor facades of the building was significantly altered in modern times and the internal connection between ground floor and upper floor is now separate.

The building is listed at Grade II for its special architectural and historic interest and is within the City Centre conservation area. Aesthetic A Victorian commercial building in a well-executed vernacular revival style, with bold embellishment Value - High of its five-storey façade treatment to Eastgate that contributes to the lively townscape. The Rows (Special balusters are given particular embellishment. The rear is restrained in a Georgian style. Architectural Interest) Externally, the front of the property remains largely as original to the upper three floors.

Despite 20the century alterations, the interior is legible to some degree in plan form as a commercial office and town house that illustrates the varied functions

The building is listed at Grade II for its special architectural and historic interest and is within the City Centre conservation area. Communal The building was a townhouse, shop with warehouse, and includes The Rows walkway, which is an Value - historic route above street level that has been used for centuries in Chester. Medium

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4.6 Key Points of Significance relevant to the site:

• The architectural style, that influenced the character of Chester’s identify in the mid-19th century in the vernacular revival style • The relationship with Eastgate, The Rows, Godstall Lane and adjacent buildings that forms part of its setting • Its high-quality townscape context and street scene that contribute to the group value and views and vistas and Chester’s architectural identify • Its historical and aesthetic value, which helps define its sense of place. • Features of significance to the building include a distinctive canted mullioned and transomed oriel window at third floor level, the dogleg stair, some surviving mid-19th features, and a distinctive single storey timber-framed gazebo with a pitched roof, hipped and fish scale tiles and lead finial to the building at third floor level to the rear. This is accessed via a rear door over a flat roof above the Rows shop. • The internal layout, which includes more formal rooms to the south and the service wing to the north to the third and fourth storeys, that largely retain their mid-19th century character.

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5.0 Relevant Conservation Planning Policy and Guidance

5.1 Under Section 66 (1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 local authorities must give special regard to the desirability of preserving a listed building or its setting or any features of special architectural or historic interest. Section 72 of the same Act states, in the exercising of planning functions in conservation areas special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area, when assessing planning applications.

5.2 National guidance is within the National Planning Policy Framework (NPPF). Policies 16. Conserving and enhancing the historic environment. Of relevance is policies on Proposals Affecting Heritage Assets. Paragraph 189. “In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting”, Paragraph 190. “Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal. Paragraph 192. In determining applications, local planning authorities should take account of: -

(a) the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation.

(b) the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and

(c) the desirability of new development making a positive contribution to local character and distinctiveness.

Paragraphs 193, 194 and 196, in ‘Considering Potential Impacts’ state that “193. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation … irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance. Paragraph 194. states that “Any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Paragraph 196. advocates that “Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal”. Paragraph 200 of the NPPF states that “Local Planning Authorities should look for opportunities for new development within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to the asset should be treated favourably”.

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5.3 There is therefore a balanced view required on use, viability and conservation. If harm is identified, the degree has to be given sufficient weight and balanced against the public benefits generated by the proposals. Harm is generally identified as being negligible, slight, moderate or severe.

5.4 Relevant local plan policies are in the Cheshire West and Chester Local Plan: Part 1: ENV5 Historic Environment, and ENV6 High quality design and sustainable construction; and Part 2: CH 5 - Chester conservation areas, CH 6 - Chester key views, landmarks and gateways and historic skyline, DM 3 - Design, character and visual amenity, DM 14 – City and Town Centres; DM 46 - Development in conservation areas and DM 47 – Listed buildings. These policies reflect national planning policy in the preservation and enhancement of the building environment. In line with Local Plan (Part One) policies STRAT 3 and ENV 5, development within Chester's conservation areas, as identified on the policies map, will be required to demonstrate a very high quality of design, and contribute positively to the townscape and the city's setting.

Local Plan (Part Two) Policy DM 47 – Listed buildings states that development proposals will be supported where: -

• the significance of a listed building and its setting is safeguarded, securing its optimum viable use and minimise the harm to any existing heritage assets on the site • it can be demonstrated that the proposals would not have a detrimental impact on the significance, character, structure, scale, design, appearance or setting of the building.

Local Plan (Part Two) Policy DM 47 – Listed buildings states that development proposals will be supported where: -

• Proposals for roof extensions to existing buildings (which may include the installation of conservatories, roof terraces, telecommunications equipment, or solar collectors) will be supported provided that they would not adversely affect either the architectural character or unity of a building or group of buildings. • be visually intrusive or unsightly when seen in longer public or private views from ground or upper levels

Local Plan (Part Two) Policy CH5 – Conservation Areas states that development will be supported if: -

• Chester's key views, landmarks, gateways, and historic skyline will not be adversely affected in line with policy CH 6. • they use high quality and durable materials appropriate to the building and its setting.

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6.0 Impact of The Development Proposal on The Heritage Assets

6.1 The proposal includes subdivision of the property to create four apartments at third, fourth and attic level, creating a rooftop terrace at third floor level, enhancing an existing rooftop terrace at fifth floor level, and separating the Rows shop to create a separate entity.

6.2 Features include: -

• The layout of the building is over four floors –street level, Row level, third and fourth storey, and attic. • It is split into larger formal rooms to the south and the service wing to the north. • The internal layout of the building largely retains their mid-19th century character to the south of the building and the third and fourth storeys. • The third storey has a very distinctive canted mullioned and transomed oriel window. It is of one piece, with six 2-pane lights with trefoil heads to the upper panes. Internally this is a striking feature and bookended by a column of Egyptian inspiration at each jamb of oriel and an ornate cornice. • A pair of moulded timber Tudor arches between the third storey landing and the south room. • A distinctive single storey timber-framed gazebo at third floor level with a pitched, pyramidal inspired roof, hipped with fish scale tiles and lead finial. • The fourth storey has been replanned and has a blocked Tudor archway. • The fourth and attic storey has a jettied central gable bay directly above the oriel window. It has two windows of cross design with heavy mullion and transom. To each side of these and above them are one pane trefoil-headed windows in framing. • The attic storey to the rear is much modernised. It has a small access gallery with spectacular views to the cathedral to the north. • The rear windows at third and fourth floor are six over six timber windows, apart from one window at third floor level which is a casement with trefoil heads. This looks to be the same style as the oriel to the front on this level. Other windows to the attic storey and side are metal, probably dating from the 1940’s. • The main roof is decorative with carved bargeboards, finial, two gabled dormers with steeply pitched roofs and carved windows. • The shop fronts on Eastgate Street and to Row level are modern and detract from the building. • Access - The ground floor is only accessed at street level. The Rows shop and the storeys above is accessed via The Rows through the Rows shop. The Rows is accessed via twelve steps from street level. The Rows lead to Godstall Lane. The building has no direct access to Godstall Lane.

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Fig 8. As existing floor plan (ground floor is not included)

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6.3 Areas of Significance

6.3.1 There are many original features of significance that are subcategorised as Highly Significant, Significant and Neutral as follows: -

• The Rows, in particular its ornate frontage and railings Highly significant – part of the unique Rows network and highly decorative • The front façade Highly significant – distinctive for its vernacular revival character • The third-floor gazebo Highly significant – largely unaltered and unique in the vernacular revival style • The south facing third floor room Highly significant – largely unaltered • The vernacular revival internal features Highly significant – includes Egyptian features, Tudor arches, the oriel window • The staircase Highly significant – largely unaltered

• The rear façade to third and fourth floor Significant – historic fabric remaining • The south side plan form Significant- of historic interest and largely unaltered • Some doors and fireplaces Significant – generally appropriate to the building

6.3.2 All other areas are categorised as neutral and therefore of lesser significance. These include: -

• Rows level shop has no visible features of interest. It would benefit from an improved and more visible access to Godstall Lane. • The north plan form of the third, fourth and fifth floor have few remaining features of interest and have been altered over the years. There is much flexibility here in the subdivision of space, although it would be beneficial to the character of the building to create focal points where there are surviving fireplaces.

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Fig 9 – Areas of high, medium, and neutral significance – denoted by red, yellow, and green stars respectively

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6.4 Proposals and assessment of impact – Areas of High Significance The Rows, in particular its ornate frontage and railings - Highly significant: part of the unique Rows network and highly decorative

• The significance of The Rows is based on the evolving history of use, the changes to design and construction changes over the centuries, the unique two-tiered trading space, the narrow pallet of materials and the degree of continuity of stall boards and balustrades.

• Part of the issue surrounding the decline in the fabric of the Rows is the degree of vacancy, lack of footfall and associated surveillance, and lack of maintenance. The intention is to create an anchor on The Rows that will contribute to a positive experience. The change of use of the building to apartments will be a positive factor in increasing footfall, particularly when the access is at Rows level. The use of a vacant building into a viable new use, that respects much of the historic fabric of this Grade II listed building is highly welcomed in such a prominent location within the city centre of Chester.

• The Row balustrade will be repaired. The overall benefit to the Rows overall will be significant and the public benefits are substantial.

• There is an opportunity in the future to consider an appropriate use for the Rows, floor, that aims to retain its active frontage. Potential aspects of this could be clear aesthetic beneficial aspects in the resurfacing of the walkway in polished oak to an agreed colour, laid horizontally across the walkway. A method statement of each would be required.

. Fig. 10 The Rows balustrade as existing, and details of existing high-quality finishes on The Rows

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Proposals and assessment of impact – Areas of High Significance

The front façade - Highly significant – distinctive for its vernacular revival character

• This has been little altered, distinctive for its vernacular revival character that is unique to Chester’s identity • The modern shop front and signage is a key detractor. There are no plans to remove this at present, but this may change once a use and new tenant is found. • The front facade has the original windows to third floor level upwards. These should be given a localised repair with a window repair schedule, and with secondary glazing or slimline double glazing, subject to a detailed inspection. • A secondary access to service the upper floor is proposed (blue arrow), which would include the removal of the modern brick wall (red arrow). This aspect is strongly supported and will enhance the frontage.

Fig 11. The shopfront at Row level

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Proposals and assessment of impact – Areas of High Significance

The third-floor gazebo - Highly significant – largely unaltered and unique in the vernacular revival style

• This is a unique feature that is generally in good condition. • It is likely to have been the store, warehouse and office to the shop at street and Row level. • It was originally accessed from an open courtyard through Row level shop. The open yard is evidenced on historic OS mapping sources of 1871, but by 1899, it was covered over, and the ground floor store is now incorporated into the Rows shop. • Access and deliveries was through Godstall Lane. A single ghost door and double door entrance (for carts and deliveries – now a window) existing on Godstall Lane. • It will be repaired and made good.

.

Fig 12: Existing and proposed former office and store.

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Fig 13. The rear former store (orange arrow denotes larger window opening, now blocked up, green arrow the double gate entrance and blue arrow the single gate entrance).

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Proposals and assessment of impact – Areas of High Significance

The front (south) room at third floor level including the vernacular revival features of interest - Highly significant – largely unaltered

• This has been little altered and has the original oriel window, designed to light the whole room to the south. • It is fairly likely that this was the original living room for the townhouse. • There are several features of historic and aesthetic interest. These include Egyptian features, Tudor arches, the oriel window and its associated window bench, cornice, and panelling. These add to the character of the room. • It has been adapted into an apartment, with a floating central wall between bedroom and living area, which can be easily removed, and is easily reversible, without impacting on the building’s fabric. The use of glazing at high level will retain the illusion of an open room. • The Tudor archways have been adapted so that they can be seen in their entirety from the staircase. A stud partition will separate the communal hallway from the apartment and is recessed into the arch so that the shadow and relief is still visible. This is reversible and can be undertaken without compromising the building’s features. • Noise and thermal insulation will be achieved vertically by applying a permeable plaster to the two-party walls and behind the panelling. Horizontally this will be achieved by installing insulation between floor and ceiling joists. • Windows will be overhauled. A window repair schedule will be undertaken, installed either with secondary glazing or with slim light double glazing, which is preferred. This would not necessarily impact on the character too greatly and will help with overall thermal benefits. It would be based on fully detailed scaled drawings at 1:5 or 1:10. • Apartment 2 has been reconfigured by removing mostly modern partitions of no interest.

Fig 14. South front room, including oriel window and Tudor arches

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Fig 15. Existing plan – third floor

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Fig 16. Proposed floor plan – third floor

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Fig. 17 Bay window partition

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Proposals and assessment of impact – Areas of High Significance

The staircase - Highly significant – largely unaltered

• This appears to be in good condition. • The treatment of the staircase from Rows access to third floor level will require careful treatment. It is fairly likely that the staircase is original. It would appear that the half landing was truncated when the modern shop front and doors were installed with new balusters, similar to the originals. • In order to create a separate entrance to the upper floors it is proposed to remove the truncated half landing and create stairs to a new entrance point off the Rows. • This is a minor adverse impact, but the stairs have already been altered by the truncating of the half landing. However, if it were felt that the stairs should remain, they could be closed off and the stairs within the Rows shop retained in situ.

Fig 18. Original balusters, the staircase in Row shop – note later balusters and truncated half landing

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Fig 19. Proposed staircase

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6.5 Proposals and assessment of impact – Areas of significance

The rear façade to third and fourth floor

• This has been little altered. • Windows can be overhauled and draught proofed. If necessary, secondary glazing can be installed. • Repair of the trefoil headed window to the east side of the door will be undertaken. • New lightweight steps are proposed from the north door to access a roof terrace. • The roof terrace deck is modern and will need to be reinforced. The proposed roof terrace would only be glimpsed from the public domain from a limited number of positions. • A metal balustrade will be installed on the parapet wall. The scale, height and design are low key, recessive, and appropriate to its context. Alternatively, a different material, such as glazing might be considered. In any case, this element could be conditioned.

Fig 20. Rear elevation to Floors 3 and 4 and entrance onto flat roof

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Areas of significance - The plan form of the building, to the south side (Fourth floor)

• This has the original windows. • It includes a picture rail, an alcove, and an historic fireplace. • It was originally subdivided but was opened up at some point and it was likely that one of the fireplaces was removed. • Repairing the windows is recommended. • Fireplaces should remain the focal point of the room. • The room has two chimney breasts, and one fireplace will be a focal point. The hearth and mantle to either be retained in situ in the proposed bedroom or carefully removed and inserted in the apartment’s living room. • The rear of the building has been much altered and subdivided in the latter part of the 20th century. The relocation of partitions to accommodate a new apartment has no real substantive impact on the building’s significance.

Fig 21. Fourth Floor four, south side - originally two bedrooms, and the partition will be reinstated again, this restoring to some degree the original plan. The last picture shows modern partitions to the north rooms

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Fig 22. Existing fourth floor plan

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Fig 23. Proposed fourth floor plan

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6.6 Proposals and assessment of impact - Neutral areas

These include the Rows shopfront, the shop interior, modern partitions to the north rooms at fourth and fifth level

Fig 24. Proposed Rows shop - The proposals are beneficial to the front of the property and there is no adverse impact to the rear.

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Fig 25. Removal of modern brick wall. Section details of new door to be agreed.

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Fig 26. The fifth floor as existing, with views to the Cathedral at balcony level. The proposal is to convert this floor into one apartment.

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Fig 27. Existing fifth floor. The servant’s bedrooms are to the front. The plan form and windows are largely intact. The rear of the building has been greatly altered. There is a significant opportunity to create a very contemporary space to the rear at attic floor level. Windows and doors can all be renewed to an agreed contemporary style.

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Fig 28. Proposed fifth floor

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6.7 To summarise: -

• The building has several specific heritage features that will be retained. • There are some panelled doors that are historic and should be retained. If fire protection is required discussions over the use of intumescent paint should be undertaken with the fire officer. • Timber windows should be repaired, and secondary glazing installed if necessary. However, if there is a reasonable case to install slimline double glazing to large paned windows, then this should be given some consideration. • Fireplaces will be retained • Doors of no merit can be replaced. • Modern walls can be relocated. • Decorative plasterwork should be conserved, ideally repaired but if not consolidated, protected, and retained in situ • Lath and plaster should be retained. There is more flexibility for repair options to the rooms that are of significance and neutral significance than the rooms of high significance. • Room of high significance should be given high priority in terms of conservation repair and retaining spatial character.

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6.8 The impact on No. 19 Eastgate Row and wider conservation area

6.8.1 The building is on Eastgate and Godstall Lane and contributes strongly to the character of this area. Eastgate is considered critical to the character of the conservation area, Godstall Lane is positive. The Rows are critical to the character of Chester.

6.8.2 No. 19 Eastgate Row has many internal features of interest, but it has lay vacant for 20 years. Its significance lies in its high-quality detailing of the vernacular revival and townscape quality, and its historic and communal interest as a shop, townhouse, and warehouse / store, which includes the incorporation of The Rows. The re-use of, and investment into the building and its key features – for example reusing the former isolated stores at third floor level in an innovative way by creating a roof terrace, and repairing the Rows balustrade, will help to preserve the fabric. It does not affect the significance of the building’s character or association that is so relevant to Chester’s identify but introduces vitality to the building. The building has been vacant for some time. It is fundamentally important that the reuse of the building should include viable activity including a wider contextual vision to improve footfall along The Rows. This should be regarded as a key public benefit, which is generated by the overall planning proposal for the site.

6.8.3 The impact on the listed building - The proposals have little material impact on the building’s architectural or historic interest because the features of the listed building are still appreciated. There is an appropriate balance between the scale of alteration and that proposed. The proposals conform with Policy DM47 – Listed Buildings

6.8.4 The impact on the wider setting - The setting of No. 19 Eastgate Row relates to the surroundings in which it is experienced. In this context, the setting relates to the city centre context, which is created by substantial two and three storey buildings, built in various periods and to various architectural designs of high quality. The Rows are unique and iconic structures in the city centre. They are part of the site, at the heart of the conservation area. It confirms the sensitivity of this location and the importance of carefully controlling new development.

6.8.5 The setting of The Rows relates to the surroundings in which it is experienced. In this context, the setting relates to the experience of the intimate space at Rows level and the two-tiered views and experience of the street below. The experience of The Rows at No. 19 Eastgate Row is currently dank, intimidating, and lonely, as footfall crosses to Godstall Lane but not across the Rows. There are frequent episodes during the day and evening of anti-social behaviours, such as drug selling, vulnerable adults rough sleeping, urination, and intimidating behaviour. The experience of this is heightened during the evening and is not considered safe. The proposed use will have a beneficial impact on the character of The Rows. This scheme

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is therefore in accordance with the aspirations in the NPPF that promote the opportunity for new development that will make a positive contribution to the asset. The scale of development is in context to the building and reflective of the architectural character of the building. The setting is preserved.

6.8.5 The impact on the conservation area - The site is next to a number of listed buildings. The proposals are for the most part, internal, but it is noted that adjacent heritage assets have a strong visual relationship with each other. This is based on buildings having varied but overall cohesive design characteristics, generally tight grain and narrow frontages, similar building lines and the use of high-quality materials of a generally limited pallet. The more decorative and embellished elevations are designed to be viewed in a wider townscape, from the street. All of the buildings have a function consummate with city centre use. The proposed external development at No. 19 Eastgate is not prominent or intrusive, and the effect on the wider setting is limited to the immediate surroundings. The scale of development is in context to the building and the wider heritage assets. The setting is preserved. The proposal will preserve the character and appearance of the conservation area and is in accordance with Policy CH5 - Chester Conservation Areas.

6.8.6 Key views - Policy CH 6 - Chester key views, landmarks and gateways and historic skyline identifies landmark buildings and features that provide orientation within Chester from long reaching and local viewpoints. Of relevance to this application are I. The Rows. These landmarks are important features of Chester, enriching the townscape in terms of character, appearance, and visual cohesiveness. New development should contribute positively to views and not obscure or provide an inappropriate setting. There are kinetic views along the Rows, which are not expressly defined in the policy. It is noted that the views along Eastgate are two-tiered view into the city centre. The building’s frontage is clearly visible but as new external development is largely confined to the rear, the policy test is negligible, and will preserve the view.

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7.0 Conclusion

7.1 The application site is located on Eastgate, a critical part of Chester City Conservation Area. No. 19 Eastgate Row, the Rows and the conservation area are of high significance. The proposals overall are a positive and sensitive intervention to this vacant building which will preserve the character. It will promote footfall and ambience along The Rows, which has a positive effect on the building and the wider Rows network. It would positively affect the ability to appreciate and understand the special architectural and historic interest of the building and is considered to be an evolutionary process of use.

7.2 The proposed development would have a positive impact on the immediate setting of the listed building and the Rows walkway by creating an active use at this important intersection of The Rows. This would create a strong ambience. Whilst setting is not itself a heritage asset, nor a heritage designation, the setting contributes to a heritage asset’s special interest. It would therefore be in accordance with the statutory duties of Sections 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the requirements of the NPPF and the relevant local plan policies.

7.3 The proposed development will have a positive impact on the wider conservation area. The proposed development would not adversely affect sequential and wider views from and to The Rows and there would be no real change that would affect key views, landmark structures or the character of this part of the conservation area. The proposed development would preserve the character and appearance of conservation area, and its special architectural and historic interest. The impact of the proposed development on the character and appearance of the conservation area would be neutral and in accordance with Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. and would be consistent with the requirements of the NPPF and local plan policies.

7.4 The application should respectfully be supported.

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Appendices

Appendix 1 Bibliography https://www.gov.uk/guidance/conserving-and-enhancing-the-historic-environment https://historicengland.org.uk/advice/constructive-conservation/conservation-principles/ https://historicengland.org.uk/images-books/publications/conservation-principles-sustainable-management-historic-environment/ https://historicengland.org.uk/images-books/publications/gpa3-setting-of-heritage-assets/heag180-gpa3-setting-heritage-assets/ https://www.british-history.ac.uk/search/series/vch--ches https://inside.cheshirewestandchester.gov.uk/policies_plans_and_strategies/planning_policy/local_plan/key_social_economic_and_environmental_planning_ evidence_base/chester_characterisation_study http://chester.westcheshiregrowth.co.uk/projects/the-rows/rows-conservation-management-plan/

Appendix 2 – Sources

Historic Environment Record – Cheshire

Brown, A. The Rows of Chester: The Chester Rows Research Project, English Heritage (1999)

JAAHS (Nov 1861)

Cheshire Observer, 24 Dec. 1887, p.6

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