DOCSLIB.ORG

No. 19 Eastgate Row, Chester

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text

Load more

No. 19 Eastgate Row, Chester Cassidy and Ashton February 2021 Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk hendersonheritage.co.uk 1 © 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 Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 2 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. Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 3 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 Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 4 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. Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 5 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. Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 6 Fig 1. Location plan Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 7 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) Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 8 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.
Recommended publications
  • Medieval Chester

    Medieval Chester

    Medieval Chester Our Guide Chester Visitor Information Centre Team VIC Team In this guide, we'll be taking a look at Chester in the Norman and later medieval periods, from around 1070 to 1500. But please excuse us if we don't stick too rigidly to these dates.... Chester’s history often isn’t that neat, and you are in a city where Roman, Medieval, Tudor, Stuart, Georgian & Victorian influences jostle for position along streets nearly 2000 years old. Sometimes they happily rub shoulders in the same building! Medieval Chester was an important port, merchant city, religious centre, military stronghold, and administrative centre. This walk of a little over 2 miles/3 km will help you discover more about the city in this important period in its long history. Our Walk Our Walk starts at the Visitor Information Centre and we begin by heading across the Town Hall Square towards the Cathedral. As you walk towards the Cathedral, look a little to your left, where you will see the red sandstone arch called the Abbey Gateway. Dating from around 1300 (the upper storey was rebuilt around 1800) its name gives away its original use. In the medi- eval period, what we now call Chester Cathedral was in fact the Benedictine Abbey of St Werburgh. Chester did have a Cathedral for at least some of the middle ages, but that was across the city at the church of St John the Baptist, which we will visit a little later. The abbey was established in the late 11th century, fol- lowing the Norman conquest and the present cathedral VIC Team was built as the abbey's church.
  • The River Dee

    The River Dee

    R-,jr-r, I DEAN 01 CHESS THE LIBRARY OF THE UNIVERSITY OF CALIFORNIA LOS ANGELES THE RIVER DEE ITS ASPECT AND HISTORY THE RIVER DEE BY J. S. HOWSON, D.D. DEAN OF CHESTER ALFRED RIMMER WITH NINETY-THREE ILLUSTRATIONS ON WOOD FROM DRAWINGS BY ALFRED RIMMER LONDON J . S. VIRTUE & CO., LIMITED, 26, IVY LANE PATERNOSTER ROW 1889. LONDON : FEINTED BY J. S. VIRTUE A!CD CO., LIMITRD. CITV EOAD ID 3 \\-\84- PREFACE. N revising these pages for separate publication I have been made very conscious, both of the excellence and charm of their subject on the one hand, and, on the other hand, of the very inadequate and unworthy manner in which the subject is here treated. It would be a most pleasant task to me, if sufficient health and opportunity were granted to me, to endeavour to do more justice to the scenery and history of this river; but many difficulties the and I impeded even writing of these short chapters ; have been compelled in some degree to modify their original plan and arrangement, especially as regards the Estuary. Under these circumstances my friend Mr. Rimmer had the goodness to write the Tenth and Eleventh Chapters, having reference to the architectural topics, with which he is professionally conversant. J. S. II. COLWYN BAY, July \-jth, 1875. 1051243 PREFACE. 'ITH reference to the brief Preface which was written by the late Dean Howson, it may be said that he contemplated an enlarged edition, with many subjects added that he first limits of could not include in his ; and now, course, such a hope is past.
  • Heritage Festival Trail

    Heritage Festival Trail

    Heritage Festival Trail Chester Our Guide Visitor Information Centre Team Chester's history often is not neat and tidy. You are in a city where Roman, Medieval, Tudor, Stuart, Georgian & Victorian influences jostle for position along streets nearly 2000 years old - sometimes these influences happily rub shoulders in the same building. This short guide really mixes it up, but we hope that at the end of your walk you will have a little more of an understanding of how the largest fortress in Roman Britain became the city we know and love, spending several hundred years as one of the most important ports on the west coast along the way. VIC Team Your Walk Your walk starts at the Visitor Information Centre (VIC), located in the Town Hall (more of which later, when we finish our tour). The walk is a little over 2.5 miles (4km) long. As you leave the VIC, turn right and head down Northgate Street. The stretch of buildings on your right, with the colourful signage of Mollie's Sweet Shop greeting you, were built between 1897 – 1909 and are great examples of Chester's black & white revival. This half-timbered style dominated Chester’s architecture in the late 19th century and early decades of the 20th century, and we will meet many more examples on our walk. One of the current businesses who have found a home in this group of buildings is Pret a Manger. It is in their cellar that you can find impressive remains of the columns of the Principia, the HQ building of the Roman fortress of Deva (to view the remains, join one of the Roman Soldier tours that leave the VIC daily).
  • Contents of Journals, 1849–2016

    Contents of Journals, 1849–2016

    Chester Archaeological Society - journal contents Chester Archaeological Society Contents of Journals, 1849–2016 This page is dedicated to the memory of John Tindall, a member of the Society who spent many hours assembling much of the information presented here New Series (Vols 1–86, 1887-present) Copies of volumes 57,59,60,61,63,64,65,69,71,72,80,81,82,85,86 are still available. Volume 86 (2016) I: Obituaries J Axworthy, '1: Gerald Cavendish Grosvenor, 6th Duke of Westminster KG, CB, CVO, OBE, TD, CD, DL, 22 December 1951– 9 August 2016’, 1–2 J Axworthy, ‘2: Dr Alistair J P (Sandy) Campbell, J P, MA, FSA, FSA (Scot), 3 February 1933–27 January 2106’, 3–4 II: Book Reviews R Coppack, ‘1: The windmills and watermills of Wirral: a historical survey by Rowan Patel’, 5–6 P Carrington, ‘2: Neston: Stone Age to steam age edited by Susan Chambers’, 7–9 K Cootes, R Cowell & A Teather with illustrations by J Axworthy, ‘III: Hunting for the gatherers and early farmers of Cheshire’, 11–31 N Jones with contributions by P Bradley, L Elliott & F Grant, 'IV: South Arclid quarry, Sandbach, 2009–2014: a Bronze Age burnt mound and other archaeological discoveries’ 33–50 C Tolley, ‘V: Æthelfrith and the Battle of Chester’, 51–95 S E Harding, ‘VI: Gamul Terrace and the Viking connection’, 97-108 S Curtis-Summers, A E Boylston & A R Ogden, ‘VII: A knight’s tale: a rare case of inter-personal violence from medieval Norton Priory’, 109–20 L Dodd with a contribution by D Druce, ‘ VIII: Milton Street, Chester, 2016: sample excavation of a Civil War ditch’, 121–30
  • Panorama of the City of Chester

    Panorama of the City of Chester

    This is a reproduction of a library book that was digitized by Google as part of an ongoing effort to preserve the information in books and make it universally accessible. https://books.google.com PANQMM /-/ //// BOO* 4 PANORAMA OF THE CITY OF CHESTER; CONTAINING ITS ©moaoosoTosgj, ^caTo®^ q^d s gP ass® AMcsoiiwnr & \pm®i,wr status A VISIT TO EATON HALL, AND A NOTICE OF THE MARKET TOWNS IN THE COUNTY; INTENDED AS A POCKET DIRECTORY TO THE INQUISITIVE TRAVELLER AND CURIOUS TOURIST : WITH PLATES. BY JOSEPH HEMINGWAY, Late Editor of the Chester Chronicle, And author of the History of Chester in two 8vo. volumes, Panorama of North (Tales, Ifc. CHESTER: PRINTED BY T. GRIFFITH ; SOLD BY B. GROOMBRIDGE, PANYER-ALLEY, PATERNOSTER-ROW ; AND BY ALL OTHER BOOKSELLERS. 1836. 3>' a? APR 1927 PREFACE. A person visiting a strange town, who has leisure at command, and possesses a taste for cu rious research, may usually gratify his inquisitive- ness at a very small expence, as there are few places whose booksellers do not furnish A Guide to the Traveller, Companion to the Stranger, or some other such small book, by which the cu riosities and attractions of the place are pointed out. At least such will be the practice of the traveller and tourist, whose professed object is to find out every thing worthy of personal observation. If this be true in general, it is peculiarly so of such a place as the City of Chester, which fur nishes subjects to the antiquarian and man of taste, far beyond what can be found perhaps in any other town or city in the empire.
  • Chester Heritage and Visual Arts Strategy Revised January 2017

    Chester Heritage and Visual Arts Strategy Revised January 2017

    Cheshire West and Chester Council Chester Heritage and Visual Arts Strategy Revised January 2017 Cheshire West and Chester Council Chester Heritage and Visual Arts Strategy July 2016 Revised January 2017 Cheshire West and Chester Council Chester Heritage and Visual Arts Strategy Revised January 2017 Contents Executive summary ................................................................................................................ i Chester’s Heritage and Visual Arts Today .............................................................................. iii 1 Introduction ............................................................................................................. 1 1.1 About this Heritage and Visual Arts Strategy ................................................................................ 1 1.2 How this Strategy was developed ................................................................................................. 1 Developing Chester’s Heritage and Visual Arts ....................................................................... 1 2 Aims and objectives ................................................................................................. 6 2.1 The vision for Chester’s Heritage and Visual Arts ......................................................................... 6 2.2 Strategic objectives ....................................................................................................................... 6 3 Future priorities ......................................................................................................
  • Bibliography.] 69 SYMONDS, J

    Bibliography.] 69 SYMONDS, J

    7 I General A The nature of vernacular building [Development of British architecture and distinctive features and comparisons with continental examples.] 1 ALCOCK, N. W. ‘After the stamp collecting: the context of vernacular architecture’, Ancient Monuments Soc Trans, 1 England 46 (2002), 25-40. [Discusses documentary and social 13 ESTERBROOK,CARL B., Urbane and rustic England; background to recorded buildings.] cultural ties and social spheres in the provinces, 2 BRUNSKILL, R. W. ‘List of published works by R.W. Manchester University Press (ISBN 0 7190 5319 6) (1998). Brunskill’, Ancient Monuments Soc Trans, 46 (2002), 111- 317 pp. 14. 14 GAIMSTER,DAVID;STAMPER,PAUL (eds)., The age of 3 BUTLER,DONALD ‘Obituary: Tom French’, Yorkshire transition: the archaeology of English culture 1400-1600, Archaeol J, 74 (2002), 247. [Notes that he helped found Oxbow Books (ISBN 1 900188 55 4) (1997). 263 pp. 131 VAG.] figs. [Series of papers from joint conference of Societies for Medieval and Post-Medieval Archaeology. 5 articles on 4 CHERRY,MARTIN, ‘Listing at the margins’, in BURTON, architecture, 1 vernacular, plus households items, clothing NEIL (ed), Georgian Vernacular, The Georgian Group, etc. Relates changes in society to changes in material (1996) (ISBN 0951746170). 51-57. [Discusses original culture including buildings.] assumption that listed buildings would be predominantly of the 18th century and changes in views of conservation.] 15 QUINEY,ANTHONY, ‘Benevolent vernacular: cottages and workers' housing’, in BURTON,NEIL (ed), Georgian 5 COX,JO ‘The Cobb at Lyme Regis, Dorset: a sideways Vernacular, The Georgian Group, (1996) (ISBN look at vernacular materials and techniques’, Vernacular 0951746170).