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Haig House Bath Street, Bakewell Heritage Statement

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Haig House Bath Street, Bakewell Heritage Statement HAIG HOUSE BATH STREET, BAKEWELL HERITAGE STATEMENT Kathryn Sather & Associates Heritage Conservation Consultants February 2018 Haig House, Bath Street, Bakewell: Heritage Statement Kathryn Sather & Associates Heritage Conservation Consultants 87 Oldfield Road Altrincham, Cheshire WA14 4BL Tel: 0161 941 1414 Email [email protected] All Ordnance Survey Copyright material used in this report is reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown Copyright .All rights reserved. Licence number 100057992 © Kathryn Sather and Associates 2018. The authors have asserted their right to be identified as authors under the Copyright, Designs and Patents Act (1988). Licence is hereby given that this report may be reproduced in its entirety for dissemination to third parties but may not in part or entirety be published without the permission of the authors or individual copyright holders. Kathryn Sather & Associates Page 2 Haig House, Bath Street, Bakewell: Heritage Statement TABLE OF CONTENTS Section 1 Introduction ................................................................................................. 5 Section 2 Planning Policy Context ............................................................................. 6 2.1 Introduction ................................................................................................................. 6 2.2 Peak District Local Development Framework Core Strategy (2011) ............................ 6 2.3 Peak District National Park Local Plan (2001) ............................................................. 6 2.4 The Bakewell Conservation Area Appraisal ................................................................ 7 2.5 National Planning Policy Framework and National Planning Practice Guidance.......... 8 2.6 Other National Guidance Documents: Historic England .............................................. 9 Section 3 Description of the Site .............................................................................. 10 3.1 Location .................................................................................................................... 10 3.2 The Site .................................................................................................................... 10 3.2.1 Haig House: Plan and Form ................................................................................ 10 3.2.2 Exterior ................................................................................................................ 11 3.2.3 Interior ................................................................................................................. 19 Section 4 History of Bakewell and Haig House ....................................................... 34 4.1 History and Development of Bakewell ....................................................................... 34 4.2 History of Haig House ............................................................................................... 39 4.2.1 The Development of the Proposal Site ................................................................. 39 4.2.2 Sequential Development of the Site ..................................................................... 42 Section 5 Significance of the Building .................................................................... 45 5.1 Methodology ............................................................................................................. 45 5.2 Significance of Haig House ....................................................................................... 45 5.3 Summary .................................................................................................................. 46 Section 6 Assessment of the Special Interest of the Conservation Area ............. 47 6.1 Introduction ............................................................................................................... 47 6.1.1 The Bakewell Conservation Area ......................................................................... 47 6.2 Summary of Character and Special Interest .............................................................. 48 6.3 Contribution of Haig House to the Special Interest of the Conservation Area ............ 49 6.3.1 Overview .............................................................................................................. 49 6.3.2 Views ................................................................................................................... 50 6.3.3 Contribution to Historic Character ........................................................................ 50 6.3.4 Criteria and Levels of Contribution ....................................................................... 50 6.3.5 Assessment Against the Criteria .......................................................................... 51 Section 7 Proposed Works and the Impact on the Heritage Assets ..................... 52 7.1 Description of the Proposed Works ........................................................................... 52 7.1.1 Overview .............................................................................................................. 52 7.1.2 House One........................................................................................................... 52 7.1.3 House Two........................................................................................................... 53 7.2 Impact of the Proposed Works on the Heritage Assets ............................................. 57 7.2.1 Impact of the Proposed Works on the Significance of Haig House ....................... 57 7.2.2 Evidential Value ................................................................................................... 57 7.2.3 Historic Value ....................................................................................................... 58 7.2.4 Summary ............................................................................................................. 58 7.2.5 Impact of the Proposed Works on the Setting, Architectural Quality, Built Form and Historic Significance of the Conservation Area ........................................................................ 58 7.2.6 Other Effects of the Development ........................................................................ 58 Kathryn Sather & Associates Page 3 Haig House, Bath Street, Bakewell: Heritage Statement 7.2.7 The Permanence, Longer Term or Consequential Effects of the Development .... 59 7.3 Heritage Impact Assessment Table ........................................................................... 60 Section 8 Conclusions .............................................................................................. 62 8.1 History, Development and Usage of Haig House ...................................................... 62 8.2 The Special Interest of the Conservation Area .......................................................... 62 8.3 Contribution of Haig House to the Special Interest of the Conservation Area ............ 62 8.4 Significance of Haig House ....................................................................................... 62 8.5 The Proposed Works ................................................................................................ 62 8.6 Heritage Asset Considerations .................................................................................. 62 8.6.1 National Planning Policy Framework Guidance .................................................... 62 8.6.2 Impact of the Proposed Works on the Significance of Haig House ....................... 63 8.6.3 Impact of the Proposed Works on the Special Interest of the Conservation Area . 63 Section 9 Sources ..................................................................................................... 64 Appendix 1: Listing Description ....................................................................................... 66 Appendix 2: Occupants of Haig House ........................................................................ 67 Kathryn Sather & Associates Page 4 Haig House, Bath Street, Bakewell: Heritage Statement Section 1 Introduction This Heritage Statement accompanies the planning application and listed building consent application for the re-development of Haig House, Bath Street into two residential properties. This Grade II listed building is situated within the Bakewell Conservation Area. There are several listed buildings near to the proposal site. The Cottage and Coulsden Cottage are located directly opposite Haig House to the north side of Bath Street. To the north of the site, to the southwest of the Haig House are the Rutland’s Building and Saxby. To the northeast of the proposal site, to the north side of Bath Street are the Trustees Saving Bank, Bank House number 1 and Bank House numbers 2 and 3. As the works to the exterior of Haig House are minor and will not alter any of the existing openings, or result in the loss of historic fabric or features, this report assesses that the proposals will not harm the settings of these heritage assets. As the current structure is of historic value, but in a state of disrepair, the proposed works will enhance the condition of the structure and so have a positive effect on the settings of the listed structures. This Heritage Statement should be read in conjunction with the proposed plans and elevations, the design and access statement, and other reports submitted with the planning application. The report has been prepared in accordance
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