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]

© 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.

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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

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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 with the NPPF and the NPPG. It has been prepared by Kathryn Sather & Associates, Heritage Conservation Consultants. This Heritage Statement aims to provide sufficient information specific to the proposal site and its immediate surroundings. To this end the statement provides a summary of the history and development of the local area, the history of the site and a description of Haig House. It assesses the significance of Haig House, assesses the special interest of the Bakewell Conservation Area and the contribution that the building makes to this special interest. The Statement also describes the proposed works, sets out the desirability of the proposed works and assesses the impact of the proposed works upon the special interest of the Conservation Area and upon the significance of Haig House itself.

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Haig House, Bath Street, Bakewell: Heritage Statement

Section 2 Planning Policy Context

2.1 Introduction

Both national and local planning policies and guidance affect the planning policy context for the proposal site. These include the Peak District National Park Local Development Framework Core Strategy, the saved policies of the Peak District National Park Local Plan 2001, the Bakewell Conservation Area Appraisal, the NPPF, the NPPG, Section 12, para 128, and guidance from Historic England.

2.2 Peak District Local Development Framework Core Strategy (2011)

The Local Development Framework Core Strategy 2011 sets out the vision, objectives and spatial strategy for the national park, and core policies to guide development and change in the National Park to 2026 and was adopted in October 2011. Relevant policies to this Heritage Statement include:

Policy L3: Cultural heritage assets of archaeological, architectural, artistic or historic significance A. Development must conserve and where appropriate enhance or reveal the significance of archaeological, architectural, artistic or historic assets and their settings, including statutory designations and other heritage assets of international, national, regional or local importance or special interest; B. Other than in exceptional circumstances development will not be permitted where it is likely to cause harm to the significance of any cultural heritage asset of archaeological, architectural, artistic or historic significance or its setting, including statutory designations or other heritage assets of international, national, regional or local importance or special interest; C. Proposals for development will be expected to meet the objectives of any strategy, wholly or partly covering the National Park, that has, as an objective, the conservation and where possible the enhancement of cultural heritage assets. This includes, but is not exclusive to, the Cultural Heritage Strategy for the Peak District National Park and any successor strategy.

2.3 Peak District National Park Local Plan (2001)

The Local Plan (2001) is in the process of being replaced by the Local Development Framework Core Strategy. However, the Local Plan still contains a number of detailed operational policies that are still valid. These saved policies will continue to be valid until the Local Plan has been fully replaced. Relevant policies include:

Policy LC5: Conservation Areas (a)Applications for development in a Conservation Area, or for development that affects its setting or important views into or out of the area, should assess and clearly demonstrate how the existing character and appearance of the Conservation Area will be preserved and, where possible, enhanced. Outline applications for development will not be considered. The following matters should be taken into account: (i) form and layout of the area including views into or out of it and open spaces; (ii) scale, height, form and massing of the development and existing buildings to which it relates; (iii) locally distinctive design details including traditional frontage patterns and vertical or horizontal emphasis; (iv) the nature and quality of materials.

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Haig House, Bath Street, Bakewell: Heritage Statement

Policy LC6: Listed Buildings (a) Planning applications for development affecting a listed building and/or its setting should clearly demonstrate: (i) how these will be preserved and where possible enhanced; and (ii) why the proposed development and related works are desirable or necessary. (b) Development will not be permitted if applicants fail to provide adequate or accurate detailed information to show the effect on features of architectural or historic interest. Information should include appropriate floor plans, elevations, sections, notes of the specification of materials, and (where external work is involved) plans and elevations showing the listed building’s relationship to its curtilage and to neighbouring structures. (c) Development will not be permitted if it would: (i) adversely affect the character, scale, proportion, design, detailing of, or materials used in the listed building; or (ii) result in the loss of or irreversible change to original features or other features of importance or interest. (d) In particular, development will not be permitted if it would directly, indirectly or cumulatively lead to: (i) changes to plan form which involve removal of original walls, stairs, or entrances, or sub- division of large interior spaces; or (ii) removal, alteration or unnecessary replacement of structural elements including roof structures, beams and floors; or (iii) the removal, alteration or unnecessary replacement of features such as windows, doors, shutters, fire surrounds and plasterwork; or (iv) the loss of curtilage features which complement the character and appearance of the listed building (e.g. boundary walls, railings or gates); or (v) the replacement of original features other than with original materials and with appropriate techniques; or (vi) repairs or alterations involving materials, techniques and detailing inappropriate to the listed building; or (vii) extensions to the front of listed buildings; or (viii) extensions of more than one storey to the rear of listed small houses or terraced properties. (e) Conversion of a listed building to a use other than that for which it was designed will not be permitted unless it can accommodate the new use without enlargement and does not require major rebuilding. The new use must not involve or lead to changes to the listed building or its curtilage and/or setting that would adversely affect its architectural or historic interest and integrity. (f) Where change to a listed building is acceptable, and before the work is carried out, an adequate record of the changes made will be required.

2.4 The Bakewell Conservation Area Appraisal

The Bakewell Conservation Area was designated in March 1980. The area was re-assessed in 2013, and the appraisal was adopted in April of that year. With regards to Haig House, the Conservation Area Appraisal identifies the age of the structure and subsequent phases of development and identifies the building as forming part of a key view along Bath Street.

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Haig House, Bath Street, Bakewell: Heritage Statement

With regards to historic structures and alteration and addition to buildings, within the Conservation Area, the Appraisal notes:  Most buildings within Bakewell Conservation Area are in relatively good condition. However, a few buildings are in a poor state of repair and have a negative impact on the character of the Conservation Area.  Unsympathetic repairs and alterations can have a detrimental impact on the appearance and structural performance of a building. Minor works, such as the installation of windows and doors that are inappropriate in design and/or materials (e.g. upvc), the replacement of traditional roof coverings with artificial products, the removal of chimneys and the use of cement-based mortars and/or strap pointing, soon accumulate and erode the special character of a place.  Traditional stone boundary walls should be retained and where necessary repaired. The use of alternative boundary treatments, particularly timber boarding, concrete posts or timber posts with rail fencing, should be avoided as they are alien to the area and likely to have a negative effect on the character of the Conservation Area.

The Authority’s Design Guide (2007) also contains general advice on extensions, alterations and new development and should be consulted prior to any works within the area.

2.5 National Planning Policy Framework and National Planning Practice Guidance

Section 12 of the NPPF, ‘Conserving and enhancing the historic environment’, provides the policy framework for the conservation of the historic environment. The following guidance is relevant to the application site.

128. 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. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary.

129. Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.

131. In determining planning applications, local planning authorities should take account of: the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness.

132. 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. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification.

137. Local planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites and within the setting of heritage assets to enhance

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Haig House, Bath Street, Bakewell: Heritage Statement or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.

2.6 Other National Guidance Documents: Historic England

Several Historic England documents provide relevant guidance. These include Conservation Principles: Policies and Guidance For The Sustainable Management of the Historic Environment (2008).

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Haig House, Bath Street, Bakewell: Heritage Statement

Section 3 Description of the Site

3.1 Location

Haig House is situated in Bakewell, a town located within the Peak District National Park, approximately eight miles to the northwest of Matlock. The proposal site is located to the south of Bath Street and the east of Buxton Road, to the northern side of the town. The building is accessed via a doorway to the northern elevation along Bath Street, or via a small flight of stone steps leading to a doorway in the eastern elevation.

Current Location Plan

3.2 The Site

3.2.1 Haig House: Plan and Form The proposal site consists of Haig House, which includes a covered spa to the centre of the building, a walled garden to the west side and a small memorial garden to the south of the site. Haig House has an irregular plan form owing to the evolution of the site and the additions and alterations to the structure over time. To the east end of the site is a three storey range of rooms accessed via the main entrance. This range contains a central stair hall, with store and cellar to the ground floor, toilet facilities to the first floor and function room and bar area to the second floor. Joins in the stonework visible to the exterior of the building indicate that the rooms to the northern

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Haig House, Bath Street, Bakewell: Heritage Statement side of this range were a later extension. The roof structures to these rooms vary; there is a pitched roof over the southern rooms, presenting a gable end to the east, and a small flat roof behind raised parapet to the north.

To the west of this is the covered spa, which is accessed via a doorway in the southern end of the eastern wall. The spa has a vaulted ceiling, rising to two storeys. To the second floor, is an inserted floor over the spa, most recently used as snooker room and bar. The eastern wall has been knocked through to allow access to the rooms in the eastern most range and the stair hall. The range containing the spa forms the largest, central range of the overall structure, with a pitched roof presenting gable ends to the north and south.

To the west of the spa is a further range of rooms, however, this section only rises to two storeys. At ground floor level it contains a small living room, hallway, store and bathroom facilities. There is a small staircase to the east side of the range. To first floor level there are two bedrooms and a meeting room to the southern end of the range. The pitched roof of this range presents gables to the north and south. Attached to the northern room of this range is a single storey range of three rooms which extends to the west.

3.2.2 Exterior

Materials The building is constructed of deeply-coursed sandstone and coursed limestone. Some of the detailing is ashlar. The roofs vary and are of stone slate, concrete tile and Welsh slate.

East Elevation The east elevation presents the gable end of the 17th century section of the house, and the flat roofed later extension to the northern side of the building. To the later extension, there are three windows, one to the each of the floors. All are stone, two light, chamfered mullion windows with leaded lights. To the south, the 17th century part of the structure has the six-panelled timber doorway accessed via four stone steps with curved handrails. The balustrade panels are early to mid-19th century cast iron panels, Neo-classical in design. To the south of this is a stone, two light, double chamfered mullion window. There is a small single light stair window above this, and to the gable, which has been re-built; there is a larger single light window with leaded lights, in a stone surround. The later gable has a stone band spanning between the shaped kneelers which have decorative ball finials, and there are chamfered gable copings. There is a simple parapet to the later bay to the north. The earlier part of the structure has retained large quoins.

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Haig House, Bath Street, Bakewell: Heritage Statement

East (Front) Elevation

East Elevation East Elevation Showing Steps to Entrance with Cast Iron Railings

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Haig House, Bath Street, Bakewell: Heritage Statement

Decorative Lamp Bracket Stone Kneeler with Decorative Ball Finial

North Elevation The north elevation faces onto Bath Street, extending to the street line. The eastern end of the elevation is comprised of the return of the later addition to the eastern elevation. This contains a doorway at ground floor level, set in a stone surround. To the west of this is the gable end of the spa structure. This has a large round-arched, three light window which lights the pool area, the changes in the stonework here would indicate it is a later insertion or alteration. Above this at first floor level is a blocked window of two lights in stone surround. To the west of the spa structure is the two-storey range of rooms, which projects northwards. This range presents a gable end, built of sandstone, with two-light, chamfered mullion windows to the ground and first floor levels. The western wall of the structure is built of limestone. To the eastern return of the two-storey range is a small lean-to porch with timber doorway. To the west end of the structure is the adjoining single storey range of rooms, which presents the gable end to the west, with garden boundary wall extending to the south. This range, built of limestone, has a single timber plank and baton door and single multi light window to the east side. Above the doorway and window are painted stone lintels.

North Elevation

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Haig House, Bath Street, Bakewell: Heritage Statement

North Elevation (East End) East Elevation of Entrance to Mid-section of North Elevation

North Elevation

West Elevation The west elevation of the single storey range presents the gable end of the structure and an adjoining boundary wall to the west side of the garden, which extends off to the south. Both of these walls are built of limestone. From within the walled garden, the west elevation of the two-storey range of rooms is visible. This presents a relatively uniform four bay elevation, with windows to each bay at ground and first floor levels. The windows are two light chamfered stone windows, with leaded lights. The walls are built of coursed sandstone.

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Haig House, Bath Street, Bakewell: Heritage Statement

West Elevation to Single Storey Addition and Garden Wall

West Elevation of Two Storey Range Kathryn Sather & Associates Page 15

Haig House, Bath Street, Bakewell: Heritage Statement

The South Elevation The south elevation faces onto the Memorial Garden. It presents the southern elevation of the 17th century range of rooms to the east, the southern gable end of the spa pool structure and the southern elevation of the two-storey wing, which is partially concealed by a decorative porch. The southern elevation of the 17th century structure has a window to each floor; that to ground floor level is a chamfered two-light window, above this, at first floor level, is an altered window and to the third storey is a two- light mullioned window. To the gable end of the spa building is a large round-arched Diocletian window, apparently a recent replacement. Above a later transom window is set in a stone surround to the west end of the elevation, and a single light window in stone surround to the east side. To the west, the two-storey range of rooms projects slightly, and there is an open- fronted rustic porch with four-panelled timber door set within a tufa-lined recess. The roof is a fish-scale, stone-slated canopy. There is a two-light mullioned window above the porch. To the south elevation of the single storey wing are modern windows set either side of a timber doorway.

South Elevation and Memorial Garden

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Haig House, Bath Street, Bakewell: Heritage Statement

Detail of Open Fronted Rustic Porch

South Elevation of Single Storey Range

The Grounds and Stone Boundary Walls The site is comprised of Haig House, a walled garden to the west and a small Memorial Garden to the south. The private garden to the southwest is bounded to the south and west by stone walls which show evidence of blocked openings. Several ruinous small stone outbuildings are present in this garden.

Northwest Corner of Garden Southwest Corner of Garden

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Haig House, Bath Street, Bakewell: Heritage Statement

South Boundary of Garden Southeast Corner of Garden

The Memorial Garden The Memorial Garden is situated to the south side of Haig House and is bounded by a low stone wall east with stone piers and a cast iron gate. To the west and south are high stone walls. The garden has a lawned area to the north and an oblong pond with small central fountain to the south. To the northeast of the garden is a well, referred to as Town Well, surrounded by black cast iron railings, and to the east of this is a small memorial to members of the armed forces. To the northwest is the previously described porch.

Memorial Garden Looking Northwest Northwest Corner of Memorial Garden

North Boundary of Memorial Garden Detail of Well

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Curved Wall Of South Boundary of Memorial Entrance to Memorial Garden Looking East Gardens Across Bath Gardens

3.2.3 Interior

Ground Floor

To the east of the building is the main entrance that leads directly into a stair hall, which provides access to the two floors above. The stair case is the original open-well staircase and it has retained the square newels with moulded caps, the balustrade was boxed in at some point, but to the attic it has been left exposed and turned balusters are present. There is also a small flight of steps down to a corridor, which provides access to the cellar to the south and the store to the north. Along the corridor, which was formed when the later addition was added to the east side of the range, the scars of an earlier entrance to the Spa Building are visible to the west side wall. The opening was blocked by stone, and the wall painted white, but the stone door surround is still visible. The tile floor to the corridor remains, although badly damaged and partially in-filled with concrete. The store and the cellar rooms are also painted white and retain little of historic interest.

Main Entrance to Stair Hall Square Newel to Staircase Window in Main Stair Hall

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Haig House, Bath Street, Bakewell: Heritage Statement

East Corridor Looking North East Corridor Looking South Floor to East Corridor Towards Entrance

Blocked Former Entrance Cupboard in Recess East Corridor Looking North from Entrance to Southeast Store Room

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Entrance to Northeast Store Room Northeast Store Room Looking North

Recess in Wall to Northeast Store Room Window to Northeast Store Room

Window in Southeast Store Room Doorway to Spa from Southeast Store Room

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Haig House, Bath Street, Bakewell: Heritage Statement

To the west of this, is the spa pool building. This is comprised of the spa pool, with round-arched vault above, measuring approximately 10mx5m. There are flights of curved stone steps into the pool at the northeast and southeast corners, each with iron handrails. Also, to the north and south walls of the pool are small niches. The floor of the pool is of stone slab, which have small square holes cut out of the stone, presumably to aid with drainage. In December, a second site inspection undertaken by part of the development team, found that the spa pool was flooded by approximately 1ft of water. A cursory inspection was undertaken at this time, And the following was noted, “It appears that the slabs are raised up off the bed of the spa floor utilising brick commons on a concrete haunching to provide a solid base. I had a feel around the in the void full of water and there was an obvious difference in the textures between the concrete haunched areas (directly beneath the brickwork commons) and the gravel textured sub-base at locations where there was nothing.”

North Wall to Spa Room Vaulted Ceiling

South Wall to Spa Room Southeast Corner of Spa Room

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Haig House, Bath Street, Bakewell: Heritage Statement

Steps at Southeast Corner of Spa Pool Steps at Northeast Corner of Spa Pool

Recesses in East Wall of Spa Pool Detail of Drains

To the west end of the structure are shared living quarters comprised of a living room to the north, bathroom facilities to the west and large store room to the southwest. Extending from the living room, the single storey range to the north contains a dining room, small entrance hall and kitchen. These rooms have been plastered and painted and have modern fixtures and fittings. The ceiling to the kitchen area is in a state of disrepair and in need of attention.

Entrance Hall from Bath Ceiling to Bath Street Entrance Hall Street

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Haig House, Bath Street, Bakewell: Heritage Statement

Lounge North Window to West Window to Lounge Lounge

Corridor From Lounge South to Shower Room WC Store room With WC/Shower to Right

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Haig House, Bath Street, Bakewell: Heritage Statement

Southwest Store Room Looking Southwest Store Room Looking Southwest Store Room Looking Southwest South Northwest

Entrance from Laundry North Window to South Window to Laundry Room Room into Pantry Laundry Room

South Entrance to North Entrance to Ceiling Light to Pantry Pantry Pantry

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Haig House, Bath Street, Bakewell: Heritage Statement

Doorway and Window Looking from Kitchen into Pantry Between Pantry and Kitchen

Door from Kitchen to West Wall of Kitchen South Wall and Window of Kitchen Pantry

The First Floor To first floor level to the east, the central open well stair case provides access to toilet facilities to the north and south. Again, these rooms have been subject to modern decoration, and all fixtures and fittings are modern.

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Haig House, Bath Street, Bakewell: Heritage Statement

East Stairs to First Floor Toilets First Floor Landing Door to First Floor Windom to East North Toilets

North Toilets Looking North North Toilets Looking East North Toilets Looking South

The rooms to the west of the spa building include the two-storey range of rooms, which contain two bedrooms, and a meeting room to the south side. The stair case is to the east wall, in the stair hall, the stone construction of the walls is apparent, the walls are only partially rendered.

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Haig House, Bath Street, Bakewell: Heritage Statement

Stairs to First Floor Accommodation

South Bedroom Looking Southwest South Bedroom Looking Northwest

Middle Bedroom Looking West Alcove in North Wall of Middle Bedroom

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Haig House, Bath Street, Bakewell: Heritage Statement

North Bedroom Looking North North Bedroom Looking West

The Second Floor To the second floor there are rooms to the eastern range of rooms and over the spa pool building. The space serves as a bar/ function room most recently used by the British Legion. To the east side of the building is a function room and bar area either side of the central staircase. The area over the spa pool is a snooker room with servery and bar area to the south wall. Above the snooker room is a decorative vaulted ceiling, which upon limited inspection appears to date form the Edwardian period.

Sky Light to Second Floor West Stairs Bar/Lounge South Window

Bar Serving Area to South Wall Ceiling Above Bar Serving Area

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Haig House, Bath Street, Bakewell: Heritage Statement

Ceiling Above Bar Serving Area Detail

Bar/Lounge Looking Northeast Ceiling Above Northeast Area of Bar/Lounge

Alcove Detail North Wall to Bar/Lounge Windows to Northwest Wall of Bar/Lounge

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Haig House, Bath Street, Bakewell: Heritage Statement

Steps Leading up to Function Room East Window to Function Room

Snug Looking East South Window to Snug Southwest Corner of Snug

The Attic and Roofspace

The attic and roof space is accessed via the eastern stair and a doorway. The walls are plastered and there are windows to the attic indicating that the attic was used as habitable space prior to the alterations to create the raised lanterns in the bar area below.

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Haig House, Bath Street, Bakewell: Heritage Statement

Stairs to Attic and Roofspace

Window to East in Attic and Roofspace

Rooflight

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Haig House, Bath Street, Bakewell: Heritage Statement

Roofspace with Raised Lantern in Ceiling to Floor Below

Limewash and Plaster Detail in Roof-space

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Haig House, Bath Street, Bakewell: Heritage Statement

Section 4 History of Bakewell and Haig House

4.1 History and Development of Bakewell

Bakewell is located on the west bank of the River Wye, at a traditional crossing point from east to west, between Chesterfield and Buxton. From the narrow floodplain where the town is located the hills rise on either side. The river constitutes the geological boundary between the gritstone moors to the east and the carboniferous limestone of the White Peak to the west, which contained veins of lead, as well as marble.

Prehistoric Period

While there is evidence of Neolithic and Bronze Age activity in the Peak District, there is an Iron Age hill-top enclosure located to the east of Bakewell at Ball Cross. There is no evidence of earlier habitation in Bakewell itself.1 Aerial photographs have revealed a rectangular crop mark to the north of the town but while this may be evidence of some form of enclosure it has not been dated.2

Roman Period

At the time of the Roman invasion of AD43, the area of Derbyshire lay within the territory of the Corieltauvi tribe (formerly known as the Coritani) and to the north the Brigantes. It was not until the early 60s that the Romans advanced across the River Trent, building a number of forts including Derby, Chesterfield and Brough, to secure the route to the lead. In the 70s they moved further north into the territory of the Brigantes. The Romans also knew of the warm thermal springs at Buxton, which they named Acquae Arnemetiae, and the civilian settlement there was second only to Bath (Aquae Sulis). Numerous Roman coins, bronze bracelets and pottery dating from the 1-4th centuries have been found there.3

In Bakewell in the vicinity of the proposal site the HER records include a probable funeral urn, a “two-handled amphora shaped urn of probable Roman date, containing a bronze bell and calcined human bones found in 1808 in Church Street” (SMR 816), a bronze Roman coin in the same street (SMR 818), and findspots for some possibly Samian (SMR 817) and Roman pottery (SMR 815). A little further away a Roman altar was excavated in the 17th century “in the grounds belonging to Haddon House” (SMR 10416), although the exact findspot is not known.4 While there is no archaeological evidence, there are references to the warm spring having been known to the Romans.5

Anglo-Saxon Period

According to the Tribal Hidage, a list of tribes paying tribute to the Angle invaders who established the kingdom of Mercia, believed to date from the 7th century, the Peak District lay within the territory of the Pecsaetna, (the land of the settlers of the Peak). This suggests that the settlers were early British, prior to incursions from the Anglo-Saxons, by whom they were then named. Place-name analysis supports this. In 920 the Anglo-Saxon Chronicle referred to Bakewell as “Badecan wiellon” being in Paecland. The Anglian word for a spring is "waella"; whose links to the contemporary German word "Quelle", is clear.6; the name may refer to a person “Badecan” or a bathing place or

1 David Hey. Derbyshire, a History (Lancaster: Carnegie Publishing Ltd.. 2008) 5,38. 2 Gill Stroud. Bakewell Archaeological Assessment Report (2003) 3. 3 David Hey, 44. 4 Gill Stroud,3-4. 5 Glover 6 David Hey, 60-61. Kathryn Sather & Associates Page 34

Haig House, Bath Street, Bakewell: Heritage Statement place with warm springs. The name is also associated with Bath in Somerset in a contemporary document.7

Although the first Anglo Saxons were pagan, it is likely that Christianity reached the area by the end of the 7th century, based on evidence from two burials in the vicinity of Bakewell. The church at Bakewell has an extensive collection of Anglo-Saxon stone sculpture fragments.8 In the churchyard there is an 8ft carved stone shaft, possibly from the late 8th century (SMR 822), and a second from the 10/11th century (SMR 821), suggesting that Bakewell was a religious centre prior to the Viking invasion.9

The first documentary reference to Bakewell is associated with Edward the Elder, the Saxon King of Wessex, recognised as overlord of all the Saxon lands. This was the period of the re-conquest of land held by the Vikings, and specifically Edward's campaign with his sister Ethelflaed, Lady of the Mercians. He regained Derby in 917, Nottingham in 918 and then marched north to Bakewell in 920, where he ordered the construction of a fort or 'burh' on the bridle road between Bakewell and Chatsworth, one of a chain of embanked enclosures to serve as strongholds and safe havens. The wider area of land had already been bought from the Danes by charter by Uhtred, the younger son of the Saxon Earl of Northumbria at the request of Edward in 906.10

The site of the burh is still debated, and three locations have been suggested.11 After this Bakewell became the seat of jurisdiction for the High Peak Hundred.12 Stroud asserts that, 'By the late Anglo- Saxon period Bakewell was the centre of a large parish which covered more than one large estate and was itself a royal estate centre.'13 In 931 when Eadred was king, he granted a royal charter to Uhred, the younger son of the Earl of Northumberland to reinforce the importance of the church at Bakewell by founding a religious community there; Eadred retained possession of the town and its bridge over the River Wye. Bakewell Church still includes Saxon stonework at the western end of the nave.

The Medieval Period

The settlement is recorded in the Domesday survey, which indicates that it was in existence prior to the Norman Conquest. When the Domesday Book was written, the manor of Bakewell comprised 8 outlying landholdings or 'Berewics.' Much of the arable land (18 carucates or approximately 2,160) acres was held by King Edward (historically although this suggests that it was at this date held by Kind William as a royal estate), although some of this was granted to others. Other major landholders were the church and a knight. There was a mill and a lead mine.14

Between 1007-1108 the manor of Bakewell, along with that of Haddon, was granted by King Henry I to William Peveril, who became the largest landowner in the Peak District. He was probably responsible for the construction of the new church by about 1135. However Peveril forfeited his estates as consequence of supporting King Stephen in his unsuccessful conflict with rival throne claimant Matilda. The tithes and the avowson of the church were, in a way that led to dispute and a court case in 1279, granted by Prince John in 1192 to the Bishop of Coventry and Lichfield and Lenton Priory. In 1189 Richard II granted the manor of Bakewell to a loyal Essex landowner, Ralph Gernon. He appears to have taken an active management role, despite never living in the area. He may have built the first manor-house (possibly in the area now known as Moorhall), occupied by his steward, and Bakewell’s small motte and bailey castle on the east side of the river, on the hill above

7 T Brighton. Bakewell (Great Britain: Halsgrove, 2005) 12. 8 T Brighton. Bakewell (Great Britain: Halsgrove, 2005) 7. 9 Gill Stroud, 5. 10 T Brighton, 10-11. 11 Gill Stroud, 4. 12 Steven Glover. The Peak Guide (Derby: Henry Mozley & Son, 1830) 72. 13 Gill Stroud, 1. 14 http://bakewellonline.co.uk/documents/history_of_bakewell/accessed 10/11/2017. Kathryn Sather & Associates Page 35

Haig House, Bath Street, Bakewell: Heritage Statement the crossing. Nothing above ground remains but it dates from around 1190.15 Meanwhile the manorial rights to Haddon had passed to William Avenel in 1153, who built a hall, small chapel and ancillary buildings at Nether Haddon. Over time, through inter marriage this together with the land and associated lead mines became the property and home of the Vernon family.

A collection of sarcophagi excavated in the church, dating from the 12th and 13th centuries, points to both a level of wealth and the occupations of their occupants. Similarly the building work and architectural decoration which dates from this period suggests wealthy benefactors. The date of Bakewell’s first royal charter granting the right to the manor lord to hold markets is unknown; given the earlier status as a royal estate it may not have existed. However it is believed that around 1230 the rights for a weekly market and regular 3-day fairs were granted, according to a Chancery claim in 1381/2. A separate charter from 1254 granted an annual 15-day fair. This contributes to a picture of a prosperous town attracting traders from a distance, administered by the Court Leet and Baronial court and their officers, managed by the community of freemen and burgesses, whose rights and liberties were set down in a document of 1286 issued in the name of Sir William Gernon. Despite this legal approach and these liberties, it appears that the town was not incorporated as a borough but remained in the control of the absentee lord of the manor and his steward. However the Gernons continued to invest in the town, building the 5-arched bridged which replaced the ford around 1300. They also endowed a chantry chapel dedicated to the Virgin Mary, by bequeathing land and a house to the south-east of the churchyard, near the well which became known as St. Mary’s Well and the Town Well. Meanwhile Lichfield Cathedral continued to collect the tithes, arising from its rights to the income from All Saints Church and large parish. A number of chapels of ease around the parish were set up which contributed to the upkeep of the mother church in Bakewell.

The 14th century was characterised by economic decline, with the combined effects of harvest failures and livestock disasters between 1315 and 1322, followed by the ravages of the Black Death. By 1334, even before the Black Death, Derbyshire was one of the poorest counties in England, with taxable wealth rated 31st out of 38 counties; only the lead mines continued to be a reliable source of income. For towns such as Bakewell it is likely that not only was there an end to growth but that rents fell and there was economic stagnation.16

In 1383 Sir John Gernon died, leaving two daughters.17 The ownership of the manor of Bakewell passed through marriage and inheritance through a number of Essex families until, in 1498, it was sold to Sir Henry Vernon of Haddon for £724. They were the major landholders of the High Peak and had also developed Haddon Hall into a large late-medieval manor house. At this time the manor comprised 10 dwellings with attached land, a further 50 acres of arable land, 100 acres of meadow, 300 acres of pasture, 40 acres of wood and 1,000 acres of gorse, heather and marsh; rents for Bakewell and Darley yielded 100s annually. At this time, following a legal challenge by Henry VII and a payment by Sir Henry of £40, the claimed royal status of the manor was relinquished.18

Post Medieval Period

In 1502 the Manor of Bakewell was thus in the possession of Sir Henry Vernon (who was also governor of Prince Arthur, the oldest son of King Henry VII). In 1518 the estate passed to the 3-year old Sir George Vernon, the last male heir of the line. His mother re-married twice, the second time to Richard Manners, brother to the 1st Earl of Rutland. Sir George Vernon, acquired a reputation for generosity and hospitality, and is buried in All Saints Church, where his effigy lies between those of his two wives. The fact that Haddon Hall was his principal home and he attended Bakewell church

15 T Brighton, 16. 16 David Hey, 173. 17 Steven Glover, 73. 18 T Brighton, 24 Kathryn Sather & Associates Page 36

Haig House, Bath Street, Bakewell: Heritage Statement must have supported trade and commerce in the town. Diocesan records of 1563 record 173 households, suggesting a population of between 550 and 600.

During the period associated with the Reformation other families rose to prominence. The Gells from near Wirksworth acquired the rights to collect the church tithes, including those of Bakewell; the family built Parsonage House in Bakewell in 1534 for the collection of tithes and a tithe barn to the west of the church. In the same period St. Mary’s Chantry and the associated priests at All Saints’ Church were dismissed and the endowment i.e. the house confiscated. Poor law legislation enacted during the 16th and early 17th century gave the Parish Vestry the means and the responsibility of administering relief, although private benefactors could supplement this.19 By 1562 Bakewell's population was about 600.

Sir George Vernon’s daughter Dorothy married John Manners, second son of the first Earl of Rutland in 1563. She inherited Haddon Hall in 1565 and they continued the family association with Bakewell. In 1602 Sir John Manners founded a hospital with accommodation for 4 and later 6 poor, single men of the parish which was built outside the gate to the churchyard, on the site of the earlier chantry house, near St. Mary’s Well. On the first floor was accommodation for the Town hall and Court Room, hence the building being known as the Old Town Hall. He was knighted in 1603 before he died in 1611.

Other innovations from this period of prosperity and stability for Bakewell include the arcaded Market Hall and the endowment of the Lady Manners School. Dorothy Vernon's daughter, Grace endowed and specified the arrangements for a school, in 1636, to provide an education to the boys of the area. Under his successors, his son George and his grandson John the Mercers’ Hall was built and the Bath House established.20 The size of the former is testimony to the importance of the production of cloth and clothing to the economy of 17th century Bakewell, in addition to the local lead industry. In 1641 John Manners inherited large estates in Leicestershire and this, together with the Civil War, probably reduced the amount of development in the town.

During the Civil War Bakewell was sympathetic to the Parliamentarians, as indeed were both the Earl of Rutland and Sir John Gell. However, despite suffering the billeting of Royalist forces, Bakewell suffered little. A visitor in 1660 described the buildings as follows: “Their houses are most of them built without mortar, stones heaped upon stones make a substantial wall and by their own weight keep strong and fast. They cover their houses with a slate from local hills. The buildings are low and seem natural rather than artificial.”21

In 1670 the Hearth Tax returns listed 103 households, of whom 31% had only 1 hearth, 48% had 2- 3 hearths (craftsmen and tradesmen), 14 households had between 4-7, i.e. wealthier craftsmen and merchants and two households had 8 or more hearths. Data from 1664 suggests that there were 91 households who were exempt,22 suggesting a considerable number of poor families.

Although the Earl of Rutland was largely absent, he relied on his agent, attorney Thomas Bagshaw to run his affairs, not least the lead mining. He built himself Bagshaw Hall. Towards the end of the 17th century, tourism was in its infant stages, perhaps in this connection the Rutlands arranged for improvements to the bath and, in 1709, the rebuilding of St. John’s Hospital in the form of terraced housing for six men in the former garden. The rebuilt Town Hall was refurbished upstairs with better accommodation for the court and meeting room, including steps outside to two cells. On the ground floor was the Buttermarket, opening on to the space which served as the town centre. Celia Fiennes, the notorious 17th/ 18th century traveller, visited Bakewell but apparently the road between Chatsworth and Bakewell caused her problems. According to Parish records, the Vestry did try to keep the town’ streets and drains reasonably clean and in good repair, but this did not extend to the rural tracks.

19 T Brighton, 30. 20 T Brighton, 31. 21 T Brighton, 34. 22 Gill Stroud, 8. Kathryn Sather & Associates Page 37

Haig House, Bath Street, Bakewell: Heritage Statement

In the 18th century, despite the absence of the owners of Haddon and the associated employment, the market continued to thrive. The parish constable was the principle agent of the Vestry and his records and those of the Parish Council provide insight into town life and how it was regulated. Improved roads and communication made the town more accessible. As early as 1739 the Worksop Trust extended its road to Bakewell; however, the benefit of this was short-lived, following subsequent changes to roads in the Chatsworth Estate, nullified the gains. In 1759, under the turnpike system, the road from Matlock to Bakewell and that from Newhaven to Bakewell were improved. By 1793 Bakewell was part of a regular carrier network which connected the town to Sheffield and Chesterfield and thence to London.23

In the late 18th century Bakewell attracted interest from two radically different quarters, which combined to alter the towns primary agricultural and mining foci. The industrial revolution brought new occupations with the addition of two new sources of employment. In 1752 Henry Watson of Bakewell acquired and expanded a factory in nearby Ashford for cutting and polishing the local black marble, which was much in demand for local gentry. He later established works in Bakewell itself, utilising the water power of the River Wye. He also worked the fluorspar from the Blue John mine and similar minerals into ornaments which were sold to tourists. The interest in the new minerals for use in the Potteries led to a number of chert mines and quarries being established around Bakewell. Then in 1778 Joseph Arkwright built his second water-powered cotton spinning mill, this time at Lumford, a 5-storey building providing employment for 150-200 workers and children. As a consequence, terraced cottages were built in New Street, Arkwright Square was developed and the old parsonage house first leased then purchased, to convert into accommodation.24

The 19th Century

The second change which affected the character of Bakewell was the increasing interest in tourism, which was given a boost at the turn of the century by the Napoleonic Wars (which switched tourism from the Continent to England). The natural beauty of the area and the great houses, and attractive towns and villages were described not only in a series of travel writings but famously by Jane Austen in Pride and Prejudice, where the fictional town of Lambton is actually a reference to Bakewell. A number of large new houses in the latest Georgian architecture were built around the town for well to do professionals and the Duke of Rutland improved the town centre by enlarging the market place, building the new coaching inn, the Rutland Arms and removing the shops and houses along Bridge Street. In June 1818 in one week some 655 coach passengers passed through the town. Other changes included the relocating of the livestock market away from the centre of town and the widening of the bridge.25

In addition to the interest in the natural beauty, great houses and picturesque towns, this was the era of the spa. While Bath may have been the better known and most convenient for London, Buxton was also undergoing spectacular development under the patronage of the Duke of Devonshire. The tepid spring after which Bakewell had been named was refurbished and expanded (see following section) and to one side elegant promenade gardens were laid out and on the other the Bakewell and High Peak Institute built, housing a Library, Reading Room and Museum to provide further interest and attraction to visitors.

The terrain proved challenging for constructing railway links but in 1863 Bakewell connected to Buxton and Ambergate by Railway and in 1867 to Manchester. This increased transport links for both residents and tourists, and the Rutland Arms Hotel expanded to accommodate this. The town continued to expand throughout the 19th century, and by 1901, 560 houses were recorded, and the population had reached 2,850.

23 Gill Stroud, 7. 24 T Brighton 25 David Hey, 326. Kathryn Sather & Associates Page 38

Haig House, Bath Street, Bakewell: Heritage Statement

20th Century

In 1920 the Duke of Rutland sold the majority of his property in Bakewell, so ending the lordship of the manor of Bakewell. Potentially as a consequence of this, new housing estates to both the northeast and south-west of the town were established throughout the 20th century. The population had risen further, to 3,979.

In 1954 the Bakewell and District Historical Society took over the care of the oldest building in the Town, the Parsonage House. The building is now run as the Old House Museum. In the late 1960s, the railway line though Bakewell was closed. The built form of the town also changed; old yards and passages were built over, some were developed into shops. In the 1990s, the livestock market moved from its town centre location, to the Agricultural Business Centre. The new additions to the town centre included an indoor swimming pool and library, a community centre, a supermarket and other shops, as well as riverside housing. The Town is now a centre for tourism, and is no longer of importance as an administrative centre.

4.2 History of Haig House

4.2.1 The Development of the Proposal Site

There are no entries in the HER to indicate that there was settlement on the site during the Prehistoric period. While there were no Roman finds on the site or in its immediate vicinity, there is evidence of Roman presence in Bakewell and it is possible that the Romans were aware of the tepid spring. The town name reflects that the well was not only known in Anglo-Saxon times but considered characteristic - the town was named after the spring, not the ford. However, there is no documentary or other evidence relating to this period or the early medieval period on the site. The two named wells are the Town Well which is associated with the proposal site and St. Mary’s Well on King Street. The Derbyshire Extensive Urban Survey was undertaken in 2003 and includes an assessment of the town of Bakewell. This document divides the town into plan components of various dates, which are based on map evidence and documentary research. The proposal site is identified as being within a Medieval component, although it is noted that these elements may have had earlier origins, yet as there is a lack of evidence this cannot be substantiated.

In 1637 John Manners built an enclosure around the spring known as the Town Well, possibly in imitation of the development taking place in Buxton, for the use of his family and friends. The spring was open but shielded from public view.26 This suggests that of the two springs, this was more highly prized, possibly due to its warmer temperature. Following his childless cousin’s death in 1641, when John Manners became 8th Earl of Rutland and inherited huge estates in Leicestershire and Lincolnshire, he was doubtless distracted from further plans for the spring.

A visitor from 1662 (shortly after the Restoration), Edward Browne, (future physician to Charles II) records: 'This morning we walked up and down to see the church and a hot bath and well which are here, but for want of looking after they have let the cold spring in and mingle with the hot.'

In 1695 the Duke of Rutland had the enclosure around the spa improved. Bath House dates from this time and shortly after, in a subsequent phase, the well was vaulted over.27 In general the maintenance of the town wells and the water supply was the responsibility of the parish constable; the steps to the Great Well (St Mary’s Well in King Street) frequently needed repair. Each summer until 1753 the constable was also responsible for arranging for the decorating of the wells with bunches of flowers prior to their being blessed by the vicar on midsummer’s day.

26 T Brighton, 32. 27 T Brighton, 36. Kathryn Sather & Associates Page 39

Haig House, Bath Street, Bakewell: Heritage Statement

The Estate Plan of 1799 shows a single square building at the rear of plot 126 on the site and possibly a small outhouse or hut to its rear, at the rear of plot 123.

Pigots Directory lists the occupant of Bath House in 1828-1835 as mineralogist and professor of minerals and sculpture, Mr White Watson, FLS, a 'gentleman highly distinguished for his geological research, and whose collection of fossils attracts many visitors,' presumably the origin of the museum, described by Croston 40 years later.28 He was responsible for extending the Bath House and laid out a botanical garden with two summer houses in the grounds; these were built of tufa rock and thatched roofs and housed the collection of minerals and fossils.29 In 1828 the Bakewell Dispensary was established with honorary consulting physicians (Dr Read, physician, Mr Joseph Horns, Surgeon and Mr T. Mills, Dispenser), supporting the town’s aspirations to provide good health for townsfolk and visitors alike.

In 1842, according to Pigots, the Keeper is Dorothy Wheatcroft and in 1855, Robert Wheatcroft, listed as Proprietor. However in 1871 it is occupied by Mr Stacey, the parish clerk, and his wife and nephew; they are still there in 1881, with two school teachers as lodgers. During this period, it is likely that it was still owned by the Manners Estate and leased to the occupants who may or may not have been the operators of the bath, which was, at this time, in its hey-day. In 1868 a description refers to the Institute having been established in 1849 and that in the last three years i.e. the early 1860s the baths had been improved and extended to include a large swimming bath and in addition 'three elegant and commodious new baths,' where the water can be artificially heated to any temperature. The baths are situated at the north-west corner of Bath Gardens.30

Croston provides a detailed description of the interior of the baths from 1876: 'The baths are situated near the centre of town; the principal one is 30 foot in length and 16 foot in width, and of proportionate depth; it is kept constantly supplied with fresh water, which on its influx provides a considerable quantity of carbonic gas; there are also showers and private warm baths attached. Adjoining the bathroom is the Bakewell and High-Peak Institute, containing a library, reading-room and museum which are open to visitors under certain restrictions. Contiguous to this institution are the Bath Gardens, which afford an agreeable promenade.'31 He also refers to the chemical composition of the water and the fact that it was recommended both as a tonic and as a treatment for chronic rheumatism.

The 1879 map shows the new building of the Institute west of the springs and a garden to the west of the institute and as well as behind the Springs; to the rear of the former is a small building while the garden to the rear of the Spring is interconnected with the adjacent larger Bath Gardens. By 1898 the map shows a third building, west of the Institute building, along the Bath Street frontage and two small buildings in the garden.

By 1895 and again in 1901 it is home to Herbert Boulsover, a printer, his wife and four children as well as a boarder. In the 1911 census the occupants are the Naylor family; Robert Naylor is described as Manager and lived there with his wife, five children and his niece. Since in 1908 Hope-Moncrieff refers to 'the tepid and mildly chalybeate spring, housed in a bath near The Rutland Arms', it seems reasonable to assume that the bath remained open to the public at this time. A description from 1905 describes Bath House as 'a curious place with a narrow oak staircase, all turns and twists. In the cellars below is a large bath. Once much admired, its arched vault is as bare and cheerless as whitewash can make it. The bath has a stone floor, through holes in which the chalybeate water bubbles up. A tolerably constant flow is maintained in winter, but in summer it has a trick of failing, and when I saw it, the water was not more than two or three inches deep. The property of the Duke of Rutland, this bath was built by one of his ancestors in 1697 and restored about a century ago. Use it has none for the water flows in and out at its own will. Moreover its taste has changed and it is no longer thought agreeable to bathe in a sort of prison vault with a

28 S Glover, 70-81. 29 D Hey, 326. 30 J Goodwin A Day in the Peak: Chatwsworth, Haddon Hall and Bakewell (Bakewell: Goodwin, 1868) 49. 31 F J Croston, On Foot through the Peak (Manchester: John Heywood, 1876), 157. Kathryn Sather & Associates Page 40

Haig House, Bath Street, Bakewell: Heritage Statement reverberating echo which sends even a whisper rumbling around the arch. The Bath House above, now a club, was the residence of Derbyshire geologist White Watson.'32

However it may have been that with the intervening war, demand was declining. The 1922 map shows no change in the buildings. The garden to the rear of the spring appears to be still integrated with Bath Gardens.

The new Grammar School buildings opened in 1896, providing a satisfactory modern use for the funding and intentions of Lady Manners in the 1637. The location was on a plot on the other side of Bath Gardens. Initially planned for 120 boys and girls, demand for places rapidly exceeded this, with numbers reaching 293 by 1919, many of them borders. The school acquired further premises in the town, including two boarding houses, the Town Hall assembly room and in 1920, the Bath House which provided accommodation for teaching 6th form (the room had a fireplace), a fifth form class and staff rooms for the male and female staff. However in the 1930s a plan was made to bring the school on to a single site, from its seven sites. Bath House was sold in 1938 (but may have been leased out earlier).33 This appears to indicate that at this point if not before the building was sold to the school by the estate.

In 1926 it was described as 'the bath buildings first erected by the Duke of Rutland have a local vogue, and their garden is one of the amenities of the town.' Given that the school would still have owned the Bath House, this must refer to the Bath Gardens.

By 1935 it appears to have housed the local Conservative Club, with spring water being available to drink in the Bath Gardens: 'The well still exists in the Bath House, 17th century bid for Bakewell’s future as a spa, but now the home of the local Conservative Club. The Romans knew of the well and below the bath house is a Roman Bath. Modern visitors with a taste for chalybeate may satisfy their cravings in the adjoining Bath Gardens.'34

In 1946 the premises were acquired by the British Legion and named the Haig House Club, who operated it as a British Legion club until 2010. At this point, the rear of the building was in residential use by the Steward of the club but overall, Haig House was no longer viable as a social club. The building has remained partly vacant since then.

32 J B Firth, Highways and Byways in Derbyshire (London: Macmillan and Co. 1905) 259. 33 R A Harvey, The Story of the School of Grace, Lady Manners, Bakewell (Sheffield: J.W. Northend Ltd., 1982). 34M J B Baddeley, The Peak District. (London: Ward, Lock & Co. Ltd., 1935). Kathryn Sather & Associates Page 41

Haig House, Bath Street, Bakewell: Heritage Statement

4.2.2 Sequential Development of the Site

Rutland Estate Plan of Part of the Manor of Bakewell, 1799, Including the Town Centre

Bakewell Parliamentary Enclosure Plan 1810

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Haig House, Bath Street, Bakewell: Heritage Statement

1879 OS Map 1898 OS Map

1922 OS Map Current Location Plan

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Haig House, Bath Street, Bakewell: Heritage Statement

1879 OS Map 1898 OS Map

1922 OS Map Existing Site Plan

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Haig House, Bath Street, Bakewell: Heritage Statement

Section 5 Significance of the Building

5.1 Methodology

This section contains a Statement of Significance which addresses the significance of the historic building affected by the proposals. Haig House is a Grade II listed building, and is therefore of national importance. It is also situated within Bakewell Conservation Area. This section of the Heritage Statement has been compiled using the values outlined in Historic England’s Conservation Principles, Polices and Guidance for the Sustainable Management of the Historic Environment. These values are evidential value, historic value, aesthetic value and communal value.

5.2 Significance of Haig House

Historical: Illustrative Value  Haig House illustrates the efforts made during the 18th and 19th centuries by the Dukes of Rutland to turn Bakewell in to a spa town, a significant period in the history of the town.  The additions to the spa pool illustrate the growing popularity of bathing as a leisure activity in the 17th, 18th and 19th centuries.  The additions to the site are illustrative of the town's pretentions of being a centre of health and wellbeing.  Later changes to the building, and its subsequent use as a club house for the British Legion, illustrate the importance of the Legion in the area.

Historical: Associative Value  Haig House is associated with the Duke of Rutland, Lord of the Manor, and the British Legion.

Historical: Evidential Value  The remaining historic fabric provides evidence of historic building techniques.  The property is constructed of similar materials to many others in the historic town of Bakewell; Bath House has group value within the locality.  The spa pool provides evidence of historic trends in leisure and tourism.  The building has undergone a number of alterations, all of which provide evidence of the evolution of the site and changing trends within the town.

Aesthetic: Design Value  The changing form of the building, with later additions and alterations gives the site a piecemeal appearance. However, some elements of the various design intentions are clear. The façade to the east with entrance accessed via stone steps has a grand quality. The Diocletian windows to the south elevation indicate the presence of a pool or spa room of some kind. The latter addition of the porch with tufa lining to the south elevation is also a design statement, although of a later date, it adds a level of aesthetic value to the structure.

Communal: Social Value  As described in the Historic England guidance, it is the activities associated with the place, rather than the physical fabric, that gives social value. The building retains a level of social value associated with its later uses as Conservative Club and club house for the British Legion.  The memorial garden retains a level of social communal value, as it is associated with those lost during British conflicts, and offers residents a place for quiet reflection.

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Haig House, Bath Street, Bakewell: Heritage Statement

5.3 Summary Haig House is of national significance, as it is a Grade II listed building. Its significance is derived from historic, aesthetic, communal value that has been retained. The site is illustrative of the growing trend of spa towns in the 18th century, and the attempt to turn Bakewell into such a tourist destination. The exploitation of the natural spring may have dated to Roman times, and the importance of the natural spring to the town is clear by that fact that the town is named after the spring, not the nearby ford, as is often the tradition.

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Haig House, Bath Street, Bakewell: Heritage Statement

Section 6 Assessment of the Special Interest of the Conservation Area 6.1 Introduction The English Heritage document, Understanding Place: Conservation Area Designation, Appraisal and Management, outlines the key elements that define special interest (significance) within a Conservation Area. These are as follows:  Location and Setting  Historic Development  Architectural Quality and Built Form  Open Spaces, Parks, Gardens and Trees  Positive Contributors (sometimes referred to as key buildings)  Locally Important Buildings

6.1.1 The Bakewell Conservation Area

Bakewell Conservation Area lies within the Derbyshire Dales, in the centre of the Peak District National Park. Bakewell is the only town included within the National Park. The area was designated in 1980 and was reassessed in 2013, with five amendments to the boundary proposed. The proposals were accepted by the planning committee and the conservation area boundary is now as detailed in the below plan.

Conservation Area Boundaries with 2013 Amendments

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Haig House, Bath Street, Bakewell: Heritage Statement

6.2 Summary of Character and Special Interest

The Bakewell Conservation Area Appraisal contains the following summary of the character and special interest of the overall Conservation Area:

Bakewell is located at a convenient valley crossing point, where historically the River Wye was easily forded. It may have been this ease of river crossing, together with the occurrence of both cold and naturally warm spring water, which first attracted people to settle here.

The settlement of Bakewell itself was established in the early medieval period. Evidence suggests that there was a church in Bakewell as early as AD800. This became a minster church for a large area of the High Peak from around AD926. The earliest documentary reference to Bakewell is in The Anglo-Saxon Chronicle, which records that in AD920 Edward the Elder ordered a burh, or defensive military fortification, to be built near to ‘Badecan Wiellon’, meaning ‘B(e)adeca’s spring’.

Bakewell town started to expand and develop from the twelfth century and both the town and parish had become the largest in the High and Low Peak by the sixteenth century, with Bakewell market the most prosperous. From the later seventeenth century the town began to be a major tourist destination. Improved communications from the mid-eighteenth century led to the establishment of Sir Richard Arkwright’s cotton-spinning mill at Lumford in 1777 and the development of Bakewell as a coaching town and spa from the early nineteenth century.

A major expansion of the town took place from 1920, when the Duke of Rutland, whose family had held the lordship of the manor of Bakewell from the sixteenth century, sold almost all of his property in Bakewell. Expansion continued through the twentieth century, with new housing estates to both the north-east and south-west.

Many of Bakewell’s buildings have historic and architectural merit and make a positive contribution to the Conservation Area. All Saints’ Church displays the earliest architectural detailing in the town, dating from the Norman period (1066-1154). The majority of the town’s existing buildings were constructed between the seventeenth and the twentieth centuries. As the town has developed, buildings were constructed for many different purposes and this is reflected in the range of building types found within the town.

Examples of both polite and vernacular architecture can be seen in Bakewell Conservation Area. The buildings which display polite detailing tend to occupy prominent positions in the townscape. The vernacular buildings are dispersed throughout the Conservation Area. These are small-scale and of simple form with a solid, robust appearance.

The majority of buildings within the Conservation Area are of two to three storeys; outbuildings are usually one or two storey. Most properties face the street, often directly fronting onto it and the density of built form is high, particularly in the town centre. A variety of building materials can be found in Bakewell but buildings and structures are predominantly either of gritstone, or limestone with gritstone dressings. The majority of the building stone was sourced locally and was also used for roofing slates, boundary walls and paving. This consistent palette of materials, with subtle neutral colours, has provided the Conservation Area with a relatively unified appearance and also helps Bakewell’s built environment blend into its rural setting.

Improvements in transportation, especially with the coming of the railway in the 1860s, allowed mass-produced and non-indigenous materials to become more widely available, for example blue slate and clay roofing tiles, as well as cast iron for rainwater goods and lamp columns. Many of these materials now have such a long-established and extensive use in Bakewell that they have become an accepted part of the local building tradition. Bakewell Conservation Area contains the majority of the town centre and land that forms part of the northern and eastern edges of the settlement. Within this area, there is a contrast of

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characters ranging from an urban core through to open riverside meadows and a pastoral landscape. The town is extensively laid out in a broad valley bottom with land rising steeply to the west and east. The River Wye makes a significant contribution to the Conservation Area, containing the town-centre to the north and east.

One of the striking features about Bakewell Conservation Area is the contribution trees make to its character and appearance. Although there are relatively few mature trees in the commercial centre of town, the town still feels well planted. This is partly due to the presence of mature trees within both the town’s public and private spaces, but mainly because Bakewell is almost surrounded by woodland. Trees can almost always be glimpsed through and above buildings, on the surrounding hillsides and along the river bank. These views are an important feature of both the town and its setting. There are several areas of open green space in the Conservation Area, shown on Fig.15. The largest of these are on the edges of the boundary. These are visually important, providing green backdrops or foregrounds to many of the views in Bakewell. Some of these areas also have historic, archaeological and amenity value. Today Bakewell is a centre for tourism, with a weekly general market and regular livestock and farmers’ markets.

Due to the varying character of the Conservation Area, it has been divided into five distinct character areas. The proposal site is located within character area 4, ‘The Centre’. Below is a summary of the special character of Bath Street within Character Area 4.

Character Area 4: Castle St/ Bridge St/ Bath St/ New St/ Rutland Square.

Bath Street Bath Street, which is on the fringe of the main retail centre, connects Buxton Road and Anchor Square. This narrow street is a one-way route with traffic moving from west to east. A mix of uses is found along this road, including commercial, civic, residential and educational. These uses, and the different building types, scale, style, materials and siting create an eclectic (varied) appearance. For example, the black and white timber-framed upper storeys and red clay tile roofs of Piedaniels are juxtaposed with the single storey stone Classical façade of Lloyds TSB. With the exception of the Bakewell C of E Infant School, buildings line the footway with their front elevations or gable ends. The north gable to Bath House abuts Bath Street and its front elevation faces Bath Gardens. At the eastern end of Bath Street on the southern side are two large stone buildings -the former Lady Manners School and the Town Hall. The former school also backs onto the north-eastern edge of Bath Gardens. On the north side of the street only the top part of the low-lying Infant School is visible as the property is set back from the road behind high stone boundary walls. To the east of the Infant School a narrow footpath provides access to the modern Medway Centre and Scout hut. A terrace of eighteenth century buildings is laid out parallel to this route with its gable end abutting the street. From Bath Street, there is a long-ranging framed view to the west of Little Bagshaw Hill (Up the Chimney) with the gables of Bagshaw Hall visible above.

6.3 Contribution of Haig House to the Special Interest of the Conservation Area

6.3.1 Overview The Conservation Area Appraisal does not identify Bath House as a landmark building, but as it is listed, it is deemed to be significant. As the Bath House was extended and internally altered in a scheme to improve the overall image of the town in the early 19th century by the Duke of Rutland, the area around Bath Gardens has a group quality.

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6.3.2 Views The Appraisal notes that the building forms part of significant views along Bath Street, to the both the east and west. Views across Bath Gardens are also identified, but they do not appear to incorporate the Bath House or Memorial Garden.

Conservation Area Boundaries with 2013 Amendments

6.3.3 Contribution to Historic Character It is noted in the Conservation Area Appraisal that Haig House dates to the 17th century, with later phases of alteration and addition from the 19th to 20th centuries. It had a variety of later uses such as school rooms, a Conservative Club and most recently a club for the Royal British Legion. The building provides evidence of an important phase of the evolution of the town, when the Duke of Rutland was trying to improve the leisure and tourism facilities in the town. It was also an important local facility, and the longevity of the baths stands testament to the fact that it was well used by local residents. The building makes a high level of contribution to the historic character of the Conservation Area.

6.3.4 Criteria and Levels of Contribution Haig House has been assessed against the Historic England criteria for elements that define special interest within a Conservation Area, and has been assigned a level of contribution to the special interest of the Conservation Area. The levels used are:

High Level of Positive Contribution The element is relatively intact with a high level of integrity, has a high level of special interest, and makes an important contribution to the wider significance of the Conservation Area. Buildings or structures at this level are likely to be listed buildings or scheduled ancient monuments.

Medium Level of Positive Contribution The element may have been slightly altered but retains its integrity, may have less special interest, and its contribution to the wider significance of the area is less important than listed buildings or monuments.

Low Level of Positive Contribution The element may have been significantly altered, have a low level of integrity, the special interest may have been lost and it makes a low level of contribution to the wider significance of the area. Kathryn Sather & Associates Page 50

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Neutral Level of Contribution The element has some potential to contribute to the character of the Conservation Area, or has a neutral impact on the character of the Conservation Area.

Negative Contribution The element has makes a negative impact on the character or appearance of the Conservation Area.

6.3.5 Assessment Against the Criteria

Building/ Site Contribution Reasons Element Haig House High The historic uses of the structure provide a high level of historic interest in relation to the evolution of the town and the estate associated with Duke of Rutland. The use of a limited pallet of building materials throughout the area, contributes to the visual harmony of the Conservation Area. However, it should be noted that there are issues with the current condition of the structure and if left to fall into a state of disrepair it will eventually have a negative impact in the character of the Conservation Area.

Memorial Garden High The memorial garden has a high level of social value and provides evidence of the later uses of the site. Private Garden Low The private enclosed garden includes several ruinous outbuildings, but contributes little to the character and appearance of the Conservation Area.

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Section 7 Proposed Works and the Impact on the Heritage Assets

7.1 Description of the Proposed Works

7.1.1 Overview The structure was originally a spa house built for the Duke of Rutland in late 17th century, with alterations in the 18th, 19th and 20th centuries. It was most recently used as a club house by the British Legion, and has been partially vacant for over ten years. The proposed plans are for the conversion of the structure to form two town houses. The western private garden will be divided to from two separate private gardens. The public Memorial Garden will be retained as a public amenity.

7.1.2 House One House one will be situated to the east side of the structure, and will occupy the former three storey range to the east and the spa pool building and the spa pool building. To the ground floor, it will be accessed via the current main east entrance, an existing door to the north elevation and an existing door to the south. These openings will remain unaltered. To the east side of the residence a study/ home office and play room will be situated in the current store rooms to either side of the central staircase, and a small WC will be added under the stairs. An existing opening to the space under the stair will be enlarged to enable this. Leading from this area, an historic opening, now blocked up, will be re-opened to provide access through into the spa pool area, which will be converted into a kitchen/ living room. The current opening to the spa pool, to the south, will be blocked up using an appropriate choice of stone, but still leaving a recess on the west side, so the feature will remain. Within the living room the concrete infill to the walkway to the east side of the pool will be removed and replaced with appropriate stone flags. A suspended floor will enclose the current pool, to preserve this feature in situ. A strip of glass measuring 1m wide, will run parallel to the stone walkway and will display the stone steps and niches to the end walls of the pool. The remaining floor will be oak. A new opening will be inserted to the west wall of the pool building to provide access to a small L shaped lobby with boot room which leads out into the private garden to the west. An existing window in the west wall of the house will be altered to form a doorway to allow this access to the private garden.

In order to convert the spa pool into a useable space, flooding to the floor of the pool area needs to be addressed. The existing standing water will have to be removed, and the below works are proposed to address the issue; 1. Remove the existing floor/paving flags for reuse. 2. Remove the existing low sleeper walls the flags are set on and make good the area. 3. Install a 150mm reinforced structural concrete slab, to act as primary resistance to the water ingress, we would recommend using a structural engineer regarding the new slab. 4. When installing the new concrete slab, install a 100mm wide x 50mm deep timber at the wall/floor junction, set level to all walls, level with the finished height of the new concrete slab. Angle brackets can be used to set the timber to the wall at the correct height and level and the concrete poured around and up to the top of the timber. When the concrete is dry remove the timber, this has now formed a pre set channel, to the correct height required. Also before pouring the new concrete slab, the new sump chamber should be set into the floor, also set at the correct level, keeping in mind the finished floor levels, as required, what the flags are set on, thickness of the flags. 5. Install the perimeter drainage into the new pre formed channel 6. Install/suspend/fit the existing floor flags as a finish. 7. Mechanical ventilation will also need to be installed at this height, under the new suspended floor above.

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To the first floor there will be a bedroom and a bathroom to the east side of the house, to either side of the central stair. Above this, the former snooker room and bar area will have partition walls inserted to form two bedrooms with en-suites, and a lobby. To the north, the master bedroom suite will feature the decorative vaulted ceiling which will be uncovered and restored, and new partition walls inserted to the northeast corner to form a small dressing room. An en-suite for the master bedroom will occupy the northeast corner of the floor, and will require that the existing opening be reduced slightly with a small section of wall, and that the existing opening to the south is blocked up. To the south will be the second bedroom, with newly inserted ceiling above and en-suite to the southeast. An opening into the bedroom from the stair to the west will be blocked up, as will an opening to the east wall. To the south east corner, to the south of the stair will be a small snug room, accessed via a new opening in the northern wall. To the current attic roof space, a new floor will be inserted to the south of the vaulted ceiling and a partition wall will form a third bedroom. To the existing room to the south of the stairwell will be a new en-suite, open to the sloping roof.

7.1.3 House Two House two will be situated in the two-storey range to the west of the spa pool building, and the single storey range that extends out to the west. The main entrance will be situated in the eastern façade of the porch to the north elevation, in an existing doorway. This will give access to a porch leading into the living room to the northern end of the house. To the south of the living room will be a hallway leading to the stairs, a shower room and a bedroom. To the single storey wing to the west will be a dining area and kitchen. To first floor level there will be a bedroom to the north and south ends, with staircase, a landing formed by the removal of an existing wall and bathroom to the middle of the floor formed by the a newly inserted wall. The existing second entrance to the western end of the north elevation will be retained as will the back door in the southern wall of the kitchen.

Proposed East Elevation Proposed West Elevation

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Proposed South Elevation

Proposed North Elevation

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Proposed Ground Floor Layout

Proposed First Floor Layout

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Proposed Second Floor Layout

Proposed Roofspace Layout

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Proposed Alterations to Spa Pool Floor

7.2 Impact of the Proposed Works on the Heritage Assets

7.2.1 Impact of the Proposed Works on the Significance of Haig House

The proposed alterations at Haig House have the potential to affect the significance of the structure as well as the surrounding Conservation Area.

7.2.2 Evidential Value Repair and Reinstatement of Architectural Features

 The proposed works to the exterior elevations retain the maximum amount of historic fabric. The exterior of the structure will appear practically unaltered, and so the evidential value provided by the remaining historic fabric will be preserved. Internally, new openings are generally based upon the location of earlier openings that have been blocked up, reinstating the historic plan form in some places. To the first floor of house one, some later partition walls have been proposed for removal in order to create a bedroom to the south. Similarly, to the second floor, later inserted partition walls to the snooker room and bar area will be removed in order to convert the space into bedrooms and en-suite bathrooms. However, these walls are later insertions of no historic significance.  A positive effect of the proposed conversion is the re-instatement of the decorative vaulted ceiling to the master bedroom. The modern suspended ceiling will be removed, and the decorative ceiling restored.

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7.2.3 Historic Value Uses and associations  The property was historically used for both commercial and residential purposes. As the building is currently empty and falling into a state of disrepair, a return to one of the historic uses of the site would be a welcome development.  The pool will be preserved in-situ and the introduction of the glass panel to the living room floor will allow residents to view the floor of the pool, the stone steps and niches to the walls. This will ensure that the room is ‘readable’ as the spa pool, and the illustrative and evidential value associated with this significant former use is not lost.

7.2.4 Summary The proposed works to Haig House will not affect historic architectural detail that provides visual evidence of the past uses of the building. The change of use from a social club to residences will return the building to an historic use, and ensure the viable future use of the site and the maximum retention of historic fabric.

7.2.5 Impact of the Proposed Works on the Setting, Architectural Quality, Built Form and Historic Significance of the Conservation Area

As Haig House is a listed building, the Conservation Area Appraisal has assessed the structure as making a positive contribution to the character of the Conservation Area. The below assessment identifies the impact of the proposals on the significance of the Conservation Area. This is achieved by considering the effects of the proposals on the elements that constitute special interest within the Conservation Area, as laid out in the Historic England Guidance.

The proposed alterations to Haig House will not affect the setting, architectural quality or built form of the Conservation Area. The proposed plans do not include extensions or loss of historic fabric to the exterior of the structure, and the public aspects of the site such as the memorial garden to the south will remain, unaltered. As the exterior elevation will remain practically unaltered, the proposals will cause no harm to the significant views into or within the Conservation Area.

Bakewell is an early medieval settlement that evolved to form the largest town and parish in the High and Low Peak by the 16th century, with a very prosperous market. Also, from the later seventeenth century the town began to be a major tourist destination. Improved communications from the mid-eighteenth century led to another historically significant phase of evolution of the town, with the establishment of Sir Richard Arkwright’s cotton-spinning mill at Lumford in 1777. Bakewell was then developed as a coaching town and spa from the early nineteenth century thanks to the efforts of the Duke of Rutland. The special historic interest of the conservation area reflects these various evolutionary phases of the town, through plan form and historic architecture.

Haig House reflects the evolution of the town from the late 17th century onwards, the historic details to the exterior such as the stone kneelers and quoins, stone window surrounds and the stone boundary walls will not be affected by the proposals. The contribution that Haig House makes to the character and appearance of the Conservation Area will not be affected by the proposed works, and they will cause no harm to the historic special interest of the Conservation Area.

7.2.6 Other Effects of the Development The proposed development will revert the building back to one of its historic uses, changing the land use. However, the public areas of the site, namely the Memorial Garden, will remain unchanged and open to the public. The construction period may temporarily increase noise, odour, vibration and

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Haig House, Bath Street, Bakewell: Heritage Statement dust near the heritage assets, but planning conditions should be able to keep these to an acceptable level.

7.2.7 The Permanence, Longer Term or Consequential Effects of the Development Due to a lack of maintenance, the building is currently in a state of disrepair. The alterations to the structure have been proposed in order to make the building habitable and functional. The additions aim to ensure a viable future for the building.

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7.3 Heritage Impact Assessment Table

The following table sets out the proposed works, identifying the potential impact on the character of the Conservation Area, the significance of the listed building and proposed mitigation.

PROPOSED WORK CONDITION OF CONTRIBUTION OF THE EFFECTED POTENTIAL IMPACT OF WORK & FABRIC AFFECTED ELEMENT TO THE SPECIAL PROPOSED MITIGATION INTEREST OF THE CONSERVATION AREA AND TO THE SIGNIFICANCE OF THE HERITAGE ASSET Works to the exterior: Poor Neutral: Positive Impact: Replacement of failing The windows have been altered over Where windows are badly deteriorated they will windows with appropriate the years and are of little historic be replaced, but the dimensions of the existing alternatives significance. openings will remain unchanged.

Insertion of a doorway Fair Low: Neutral Impact: within a window opening The window is not on a public elevation, This alteration is very minor and will not damage to the west wall, allowing and in a later extension to the Bath the significance of the heritage assets. access to the private House. garden

Removal of the ruinous Very Poor Low: Neutral Impact: structures and insertion The private garden is in very poor This alteration is very minor and will not damage of a dividing wall to the condition and not visible to the public. the significance of the heritage assets. private western garden

Works to the interior: Fair: Neutral: Neutral Impact: Blocking of openings to Much of the interior Openings have been blocked and The openings will be blocked with materials form new rooms and masonry is in fair inserted at various points through appropriate to the walls in which they are hallways. condition. history to enable changes of use of the situated. structure.

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PROPOSED WORK CONDITION OF CONTRIBUTION OF THE EFFECTED POTENTIAL IMPACT OF WORK & FABRIC AFFECTED ELEMENT TO THE SPECIAL PROPOSED MITIGATION INTEREST OF THE CONSERVATION AREA AND TO THE SIGNIFICANCE OF THE HERITAGE ASSET Insertion of partition walls NA` NA Neutral Impact: to form new rooms and The interior of the structure needs to be re- hallways configured to allow the future use of the building. The insertion of new partition walls is a reversible change that will not harm the overall significance of the structure. Significance internal spaces such as the spa pool, will not be subdivided. Insertion of a floor over Fair High: Neutral Impact: the spa pool This is a highly significant part of the The inserted floor is designed to be reversible. listed building. The inclusion of glass panels allows the significant features to the eastern end of the pool, the curved steps and niches, to remain visible. Works to the spa pool Poor: High: Neutral Impact: floor to address water The pool area floods with This is a highly significant part of the The steps outlined in the proposed works have ingress water. listed building. been designed to retain as much historic fabric as possible, whilst alleviating the issue of water ingress into the pool. The works will have no visual impact upon this feature of the building, as existing stone flags will be replaced.

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Section 8 Conclusions

8.1 History, Development and Usage of Haig House Haig House was erected by the Duke of Rutland in the late 17th century and extended and altered throughout the 18th and 19th centuries, as part of the bid to establish Bakewell as a spa town. The building was bought by the local Grammar School in the 1920s, and was subsequently used for classrooms for the sixth form classes. It was sold on the 1930s, when the school moved to another site. In 1935, the building was occupied by the local Conservative Club and in 1946 the premises were acquired by the British Legion and named the Haig House Club, who operated it as a British Legion club until 2010.

8.2 The Special Interest of the Conservation Area The special historic interest of the conservation area reflects the various evolutionary phases of the town, through plan form and historic architecture. Bakewell is an early medieval settlement that evolved to form the largest town and parish in the High and Low Peak by the 16th century. Also, from the later seventeenth century the town began to be a major tourist destination. Improved communications from the mid-eighteenth century led to another historically significant phase of evolution of the town, with the establishment of Sir Richard Arkwright’s cotton-spinning mill at Lumford in 1777. Bakewell was then developed as a coaching town and spa from the early nineteenth century thanks to the efforts of the Duke of Rutland.

8.3 Contribution of Haig House to the Special Interest of the Conservation Area Haig House makes a positive contribution to the character and appearance of the Bakewell Conservation Area. Haig House reflects the evolution of the town from the late 17th century onwards.

8.4 Significance of Haig House Haig House is of national significance, as it is a Grade II listed building. Its significance is derived from historic, aesthetic, communal value that has been retained. The site is illustrative of the growing trend of spa towns in the 18th century, and the attempt to turn Bakewell into such a tourist destination. The exploitation of the natural spring may have dated to Roman times, and the importance of the natural spring to the town is clear by that fact that the town is named after the spring, not the nearby ford, as is often the tradition.

8.5 The Proposed Works The proposed works involve the conversion of the property to form two houses. The plans propose to retain as much historic fabric as possible, and the majority of the external openings will be retained. The current walled garden to the rear will be divided to form two gardens, and the Memorial Garden will remain a public space.

8.6 Heritage Asset Considerations

8.6.1 National Planning Policy Framework Guidance The National Planning Policy Framework states that in determining applications, Local Planning Authorities should take account of:  the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; Kathryn Sather & Associates Page 62

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 the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and  the desirability of new development making a positive contribution to local character and distinctiveness.35

8.6.2 Impact of the Proposed Works on the Significance of Haig House The proposed works to Haig House will not affect historic architectural detail that provides visual evidence of the past uses of the building. Specifically, the historic details to the exterior such as the stone kneelers and quoins, stone window surrounds and the stone boundary walls will not be affected by the proposals. The conversion of the structure to allow a viable new use of the building will ensure that the historic fabric is maintained in the future. The historic elements of the spa pool will remain unaffected, preserved in situ and covered over for its protection. However, the glass viewing area will allow the significant features of the pool to be viewed. The change of use from a social club to residences will return the building to an historic use, and ensure the viable future use of the site and the maximum retention of historic fabric. As stated in para 131 of the NPPF: ‘In determining planning applications, local planning authorities should take account of: the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation...’ These proposals will result in a viable use for the building, which is consistent with its conservation.

8.6.3 Impact of the Proposed Works on the Special Interest of the Conservation Area Haig House makes a positive contribution to the character and appearance of the Bakewell Conservation Area. The proposed works will ensure a viable future use for the building, and ensure the remaining historic fabric is retained. The contribution the building makes to the character and appearance of the Conservation Area will not be affected by the proposed works, and they will cause no harm to the historic special interest of the Conservation Area.

35 Department for Communities and Local Government, National Planning Policy Framework (London: Department for Communities and Local Government, 2012) 31. Kathryn Sather & Associates Page 63

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Section 9 Sources

Published Works Baddeley, M.J.B. The Peak District. London: Ward, Lock & Co. Ltd., 1935. Bakewell Town Council. Bakewell Neighbourhood Plan. Bakewell Town Council, Dec. 2016. Bulmer's History, Topography and Directory of Derbyshire. T Bulmer & Co. 1895 Croston, J. On Foot through the Peak. Manchester: John Heywood, 1876. Department for Communities and Local Government. National Planning Policy Framework. London: Department for Communities and Local Government, 2012. English Heritage. Conservation Principles: Policies and Guidance for the Sustainable Management of the Historic Environment. London: English Heritage, 2008. English Heritage. Understanding Place, Conservation Area Designation, Appraisal and Management. London: English Heritage, 2011. Firth J B, Highways and Byways in Derbyshire. London: Macmillan and Co. 1905. Glover, Steven. The Directory of the County of Derby. Derby: Henry Mozley and Sons, 1829. Glover, Stephen. The Peak District: Buxton, Bakewell, Matlock, Chatsworth, Ashbourne, Dovedale, ed. R. J. W. Hammond. Derby: Henry Mozley & Son, 1830. Goodwin, J. A Day in the Peak: A Description of Chatsworth, Haddon Hall and Bakewell Church. Bakewell: Goodwin, 1868. Hammond, R.J.W. Peak District. The Red Guide. London: Ward Lock Ltd., 1976. Hartwell C, Pevsner N, Williamson E. Derbyshire (Pevsner Architectural Guides: Buildings of England). Yale University Press, 2016. Harvey, R.A. The Story of the School of Grace, Lady Manners, Bakewell. Sheffield: J.W. Northend Ltd., 1982. Health, John. The Illustrated History of Derbyshire. Buckingham: Barracuda Books Ltd., 1982. Hey, David. Derbyshire, a History. Lancaster: Carnegie Publishing Ltd., 2008. Historic England. Historic Environment Good Practice Advice in Planning Note 3 – The Setting of Heritage Assets. Historic England, 2015. Hope-Moncrieff. The Peak Country. London: Adam & Charles Black, 1908. Kelly’s Directory of Derbyshire, 1912. Kelly's Directories Ltd, 1912. Mee, Arthur. Derbyshire: the King’s England Series. London: Hodder & Stoughton, 1969. Peak District National Park Authority. Peak District National Park Local Plan. Peak District National Park Authority, 2001. Peak District National Park Authority. Peak District National Park Local Development Framework Core Strategy. Peak District National Park Authority, Oct. 2011. Peak District National Park Authority. Bakewell Conservation Area Appraisal, April 2013. Pigot and Co.'s National Commercial Directory for 1828-9. London: J Pigot & Co, 1828. Pigot and Co.'s National Commercial Directory. London: J Pigot & Co, 1835. Pigot and Co.'s National and Commercial Directory and Topography of Derbyshire, Dorset, etc. London: J Pigot & Co, 1842. Post Office Directory of Derbyshire & Nottinghamshire. London: Kelly & Co, 1855 Stroud, Gill. Bakewell Archaeological Assessment Report, 2003. Tudor, Thomas L. The High Peak to Sherwood. London: Robert Scott, 1926.

Maps and Plans Photocopy of Rutland estate plan of part of the Manor of Bakewell, 1799, including the town centre Bakewell Parliamentary Enclosure Plan 1810. Derbyshire XXIII.11 Surveyed: ca. 1878 Published: ca. 1879 Derbyshire XXIII.11 (includes: Ashford; Bakewell; Hassop) Revised: 1897 Published: 1898 Derbyshire XXIII.11 (includes: Ashford; Bakewell; Hassop) Revised: 1920 Published: 1922

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Archives, Libraries and Databases Consulted Archaeology Data Service Derbyshire Historic Environment Record Derbyshire Record Office

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Appendix 1: Listing Description

Name: HAIG HOUSE WITH ATTACHED STEPS AND RAILINGS List entry Number: 1148018 Location: HAIG HOUSE WITH ATTACHED STEPS AND RAILINGS, BATH STREET County: Derbyshire District: Derbyshire Dales Parish: Bakewell National Park: PEAK DISTRICT Grade: II Date first listed: 13-Mar-1951 Date of most recent amendment: 05-Dec-1997 Details: BAKEWELL SK2168 BATH STREET 831-1/4/25 (South side) 13/03/51 Haig House with attached steps and railings (Formerly Listed as: BATH STREET (South side) Bath House (Royal British Legion H.Q.) Steps and Iron Railings to Bath House)

GV II

House with attached steps and railings and containing natural spring bathing pool; now Royal British Legion Club. 1697 for the Duke of Rutland; pool vaulted over in 1705; later additions and alterations; early C19 side wings. Deeply-coursed sandstone and coursed limestone; stone slate, concrete tile and Welsh slate roofs. EXTERIOR: original L-shaped house of 3 storeys and attic with infilled angle; elongated 2-storey side wing across west side with single-storey wing attached. C17 part has large quoins; shaped kneelers with ball finials and chamfered gable copings. Entrance front: 6-panel door approached by 4 stone steps with curved handrails on mid C19 Neo-classical, cast-iron balustrade panels. 2-light double-chamfered mullioned window on left has leaded lights; single-light stair window. Rebuilt gable with band linking the kneelers. Single bay to right of gable has 2-light chamfered mullioned windows to each floor and a parapet. Left return: gable to left with large round- arched 3-light window with transom (lighting the pool); altered window above on left and chamfered single-light window to right; renewed 2-light window to attic. To right of gable a chamfered 2-light window to ground floor, altered window above then a square-faced 2-light mullioned window. 2- storey side on left projects and has an open-fronted rustic porch with 4-panelled door in tufa-lined recess beneath fish-scale, stone-slated canopy. Both gable ends of 2-storey wing have 2-light mullioned windows. INTERIOR: original open-well staircase with square newels having moulded caps; balustrade boxed in except in attic which has exposed turned balusters (newels of staircase supported on inserted props). Round-arched vault over bath measuring approximately 10mx5m; 2 flights of stone steps into the pool; iron handrails.

Listing NGR: SK2173368592

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Haig House, Bath Street, Bakewell: Heritage Statement

Appendix 2: Occupants of Haig House Source Name Address Details 1828 Pigot & Co's Watson White, F.L.S. Bath House mineralogist National Directory 1829 Directory of The Watson White, F. L. S. Bath House professor of mineralogy and County of Derby sculptor, 1835 Pigot & Co's Watson White, F.L.S. Bath mineralogist National Directory Gardens 1842 Pigot's Directory Wheatcroft, Dorothy Baths, Keeper of Derbyshire, Bath Street Dorset... 1855 Post Office Wheatcroft, Robert Baths Proprietor Directory Bath Street 1871 Census William Staley Bath House Parish Clerk Mary A Staley Wife Thomas Barton Nephew 1881 Census William Staley Bath House Parish Clerk Mary A Staley Wife John Barton Nephew, Saddlers Apprentice Jane Barton Niece, General Servant William Withers Lodger, Assistant Schoolmaster Mary E Aston Lodger, Assistant Schoolmistress 1895 Bulmer's Herbert Boulsover Bath House Directory of Derbyshire 1901 Census Herbert Boulsover Bath House Printer and Compositer Julia Boulsover Wife Esther A Boulsover Daughter Gertrude M Boulsover Daughter William Boulsover Son Ernest Boulsover Son Percy H Collinson Boarder, Post Office Clerk 1911 Census Robert Naylor Bath House House Broker? Hate Naylor Wife Robt Naylor Son Charles Naylor Son George Naylor Son Harry Naylor Son Margery Naylor Daughter Hannah Naylor Niece, Domestic Servant 1912 Kelly's Directory Robert Naylor Baths Manager of Derbyshire Mutuals Public Haig House Club Haig House, Registered 28 March 1946 Register (Bakewell) Ltd Bath Street, Deregistered 30 April 2010 Bakewell

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