The Ossington, Beastmarket Hill, Newark

Proposed internal alterations to ground floor commercial unit

Design & Access Statement incorporating Heritage Significance Assessment & Heritage Impact Assessment

March 2021

http://www.guytaylorassociates.co.uk 2 http://www.guytaylorassociate.co.uk Contents

1. Introduction & Methodology 2. Planning Policy Context 3. Historic Site Development 4. Heritage Significance Assessment 5. The Proposals 6. Heritage Impact Assessment

http://www.guytaylorassoicates.co.uk 3 1. Introduction & Methodology

1.1 Introduction Visits were made to the local archive. no scope for change), through to amber ,yellow ,green (scope for further adaptations). Guy Taylor Associates (Architects and Heritage consultants) have been The following web based resources were consulted: commissioned by our client to prepare a Significance Assessment, - Historic Environment Record (HER) Design & Access Statement and Heritage Impacts Assessment in respect of a proposal for alterations to the commercial unit; formerly - Historic Environment Information for The Ossington and Beastmarket Hill Zizzi’s Restaurant at The Ossington, Newark. from Nottinghamshire County Council Archaeology Department. Any development taking place at West Lodge has the potential to impact 1.3 Assessment Process on a number of identified Heritage Assets and their setting, including The Ossington which is itself a Grade II* listed building. Therefore an On completion of the mapping and research stage, a summary was assessment of these assets will be required in order to inform proposals prepared with illustrated commentary describing the key characteristics and validate any future planning application. of each building. This appraisal considers factors such as age and rarity, historical interest and architectural interest and recognition of 1.2 Approach socioeconomic significance where appropriate. In carrying out this assessment, a three stage approach has been The assessment of significance is based upon English Heritage’s employed consisting of: Conservation Principles, Policies and Guidance (2008) which defines four principal categories of heritage value: ■ Fieldwork and Survey; Historic ■ Research (desk review & consultation) and; The potential of a site to reveal information about past people, events and aspects of life, by illustrating strands of both architectural and social ■ Assessment. history, and through its association with notable people and events. Fieldwork Communal A visit to the study area was made in order to build up a full The value of the site in the collective memory. understanding of this historic site and its surroundings. A comprehensive photographic record of the site and local environs was made, including Evidential identification of original features and specific items of interest, including: The potential of the site to yield primary evidence about past human activity. ■ Key characteristics; Aesthetic ■ Typical forms of construction; The ability of the site to give sensory and intellectual stimulation. This primarily embraces the architectural significance of the building/s and any ■ Use of materials; integral art and craft work. ■ Surrounding environs. 1.4 Opportunities Research The next stage of the assessment process was to carry out a survey to This stage involved map based research (map regression) to track the assess the potential for change or adaptation within the buildings. The historical development of the area in parallel with further research. adaptability will be presented in the conservation assessment using a grading system which uses a ‘traffic light principle’ of red (being little or

4 http://www.guytaylorassociate.co.uk 2. Planning Policy Context

2.1 Location Newark Castlegate Station The application site is the former Ossington Coffee Palace, Beastmarket Hill, Newark. The Ossington is a Grade II* listed building which sits on a prominent elevated position to the south east of the River Trent and immediately adjacent to Newark Castle; a Grade I listed building and Scheduled Ancient Monument. The site is also wholly within the Newark Conservation Area and sits to the immediate north east of the town centre and at the confluence of two key routes in the town; the Great North Road and Castle Gate . 2.2 Heritage Assets - Definitions The NPPF describes a heritage asset as: a building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage assets include designated heritage assets and assets identified by the local planning authority (including local listing). R I V E R T R E N T 2.2.2 Listed Buildings The Planning (Listed Building and Conservation Areas) Act at Section 1 (5) defines a ‘listed building’ for the purposes of the Act as: “a building which is for the time being included in a list compiled or approved by the Secretary of State under this section; and for the purposes of this Act: Newark Castle (a) any object or structure fixed to the building; (b) any object or structure within the curtilage of the building which, although not fixed to the building, forms part of the land and has done so since before 1st July 1948, shall be treated as part of the building. “ The Act places a duty on decision makers to consider the effects of development upon the setting of listed buildings (s.66 of the Act). For N both, the local planning authority (or the Secretary of State): Key “shall have special regard to the desirability of preserving the building or Site Boundary its setting of any features of special architectural or historic interest which it possesses.” Fig. 1_2015 Site Location- Aerial Photograph (source: Google Maps)

http://www.guytaylorassoicates.co.uk 5 English Heritage defines the categories of listed buildings as follows: - Grade I buildings are of exceptional interest, sometimes considered to be internationally important. - Grade II* buildings are particularly important buildings of more than special interest. - Grade II buildings are nationally important and of special interest. 2.2.3 Listed Buildings Within/Adjacent To The Study Area The application sites contains the following heritage assets:

■ OSSINGTON HOTEL AND ADJOINING GARDEN WALLS AND SUMMERHOUSE GRADE II* (List UID: 1287626)

■ CLUB ROOM AND STABLES AT REAR OF OSSINGTON HOTEL GRADE II* (List UID: 1196076)

Adjacent to the application sites are the following heritage assets requiring consideration:

■ TRENT BRIDGE GRADE II (List UID: 1287580)

■ REMAINS OF NEWARK CASTLE GRADE I (List UID: 1196278 SCHEDULED ANCIENT MONUMENT (List UID: 1003474)

■ NEWARK CASTLE GARDENS GRADE II designated Park & Garden (List UID: 1001318) Key Due to the nature of the works many of the other listed buildings in the Site Boundary immediate area will be unaffected by proposals. Designated Park & Garden

Listed Building/Structure N Study Area

Fig. 2_Historic England Mapping showing designated Heritage Assets

6 http://www.guytaylorassociate.co.uk 2.2.4 Listing Descriptions: and to right a larger dormer with a 4-light cross mullioned window. Curved garden wall on river side, dressed stone with brick bands and rounded OSSINGTON HOTEL AND ADJOINING GARDEN WALLS AND coping, has 2 half-round turrets and elaborate wrought iron gate with SUMMERHOUSE overthrow and lantern. Square wooden summerhouse at the end has Heritage Category: Listed Building hipped tile roof and 2 segment headed openings with turned wooden posts. Smaller curved wall at the town end has chamfered coping and Grade: II* plain gateway. Interior has an L-plan first floor room with panelled dado and pargetted frieze and cross beam ceiling, moulded cases to doors List Entry Number: 1287626 and windows. Other first floor rooms have moulded cornices and one Date first listed: 19-May-1971 pedimented corner fireplace. Cantilevered concrete open well stair with wrought iron balustrade. Attics have principal rafter roof with arch braces, Details: panelled walls and fitted benches, and fireplace with overmantel. (N Pevsner, revised E Williamson: Nottinghamshire: London: 1979-: 199). SK7954SE BEAST MARKET HILL 619-1/5/66 (North East side) 19/05/71 Ossington Hotel and adjoining garden walls and summerhouse. (Formerly Listed as: NEWARK BEAST MARKET (North East side) Ossington Coffee Tavern) (Formerly Listed as: NEWARK BEAST MARKET CLUB ROOM AND STABLES AT REAR OF OSSINGTON HOTEL (North East side) Wall and terrace to rear of Ossington Coffee Tavern) Heritage Category: Listed Building Former temperance coffee house, now an hotel, and adjoining garden Grade: II* walls and summerhouse. 1882, by Ernest George & Peto for Viscountess Ossington. Brick, with blue brick and stone dressings and plain tile roof List Entry Number: 1196076 Fig. 3 _ Photograph of the Ossington from Castlegate (C.1981) with single prominent side wall, rear wall and ridge stacks, all coped. Vernacular Revival style. Plinth, pargetted frieze, moulded wooden eaves. Date first listed: 19-May-1971 2 storeys plus attics; 6 window range of square oriel windows of 12 lights, Details: with wooden mullions and transoms. Between the fourth and fifth, an inscribed sundial. To right, a large wrought iron bracket lamp. Above, to SK7954SE BEAST MARKET HILL 619-1/5/67 (North East side) 19/05/71 left, 3 linked half-timbered gables, each with 7 casements, and panelled Club room and stables at rear of Ossington Hotel (Formerly Listed gables. 6 bay elliptical arched open arcade, the right opening being a as: NEWARK BEAST MARKET (North East side) Outbuilding to rear of carriage entrance. To left, a half-glazed door with sidelights flanked by Ossington Coffee Tavern) single 4-light glazing bar windows fronted by railings, all with overlights. Club room and stables. 1882. By Ernest George & Peto for Viscountess To their right, 2 doors with sidelights, the left one with pargetted Ossington. Brick, with blue brick dressings, plain tile roof and tile hung tympanum, the right with overlight. Right gable has 2 square cross- gables. Single and 2 storey plus attics, 3 bays. To left, 2 large jettied mullioned oriel windows and balustraded gallety, and above, a close- gables. The left one has an altered pair of glazed doors with sidelights, studded gable with an 8-light cross mullioned window. Below, an opening and above them a weatherboarded gallery under a segmental arch. To to the arcade and to its right a carriage entrance with wrought iron gates, right, an external stair with gabled tile roof and weatherboarded gable. both elliptical arched. Left end has an angle buttress with inscribed dated At the head of the stair, a close boarded door with double sidelight and panel. Gallery and 3 oriel windows similar to right end. Above, close to right, a fixed light with glazing bars. Right gable has an 8-light strip studded double gable with two 8-light cross mulluioned windows. Two window with glazing bars, and a central close boarded door above and 4-light glazed doors with overlights and to right, beyond boundary wall, below it. Stable range to right has a central pair of close boarded doors smaller opening to arcade, all elliptical arched. Rear wing, single storey with sidelights, now boarded up. (Buildings of England: N Pevsner, plus attics, has a ridge stack. 9-bay glazed arcade with turned wooden revised E Williamson: Nottinghamshire: London: 1979-: 199). posts and arch braces. Above, 4 hipped dormers with 3-light casements

Fig. 3 _ Photograph of Club Room and Stables (C.1981)

http://www.guytaylorassoicates.co.uk 7 2.3 Planning Policy Paragraph 128 optimum viable use. 2.3.1 National Planning Policy Framework (NPPF) In determining applications, local planning authorities should require an Paragraph 192 applicant to describe the significance of any heritage assets affected, In determining applications, local planning authorities should take In March 2012, the National Planning Policy Framework (NPPF) was including any contribution made by their setting. The level of detail should account of: introduced that combines all of policies of the Planning Policy Statements be proportionate to the assets’ importance and no more than is sufficient (PPS) into one streamlined document. The presumption in favour of to understand the potential impact of the proposal on their significance. a) the desirability of sustaining and enhancing the significance of heritage sustainable development is the guiding principal of the document and As a minimum the relevant historic environment record should have assets and putting them to viable uses consistent with their conservation; the protection and enhancement of the historic environment is embedded been consulted and the heritage assets assessed using appropriate within this approach. Sustainable development is defined as meeting expertise where necessary. Where a site on which development is b) the positive contribution that conservation of heritage assets can make the needs of the present without compromising the needs of the future proposed includes or has the potential to include heritage assets to sustainable communities including their economic vitality; and (5) and the introduction of the NPPF breaks down this definition into with archaeological interest, local planning authorities should require c) the desirability of new development making a positive contribution to three dimensions; economic, social and environmental. Within the developers to submit an appropriate desk-based assessment and, where local character and distinctiveness. environmental dimension sustainable development needs to contribute to necessary, a field evaluation. protecting and enhancing our natural, built and historic environment. Paragraph 129 According to the NPPF, a conservation area is a designated heritage Local planning authorities should identify and assess the particular 2.3.2 NAP1 Newark Urban Area - C Historic Environment asset and has been defined in Annex 2 as A building, monument, site, significance of any heritage asset that may be affected by a proposal place, area or landscape identified as having a degree of significance (including by development affecting the setting of a heritage asset) taking Newark & Sherwood Local Development Framework Plan Review states: meriting consideration in planning decisions, because of its heritage account of the available evidence and any necessary expertise. They interest. Heritage asset includes designated heritage assets and assets The District Council will work with its partners, developers and service should take this assessment into account when considering the impact of identified by the local planning authority (including local listing). providers to promote the Newark Urban Area as the main focus for a proposal on a heritage asset, to avoid or minimise conflict between the residential, commercial and leisure activity within the District.To achieve Great weight is given to the conservation of designated heritage assets. heritage asset’s conservation and any aspect of the proposal. this the LDF will: Heritage assets are an irreplaceable resource and any harm or loss Paragraph 132 requires clear and convincing justification (NPPF Paragraph 132). • Protect and enhance the architectural, historic and archaeological When considering the impact of a proposed development on the character of Newark and its riverside, identifying locations and sites to In developing this strategy, the following needs to be taken into account significance of a designated heritage asset, great weight should be given be the subject of conservation and sensitive redevelopment; and (NPPF Paragraph 131): to the asset’s conservation. The more important the asset, the greater the • Promote and enhance the River Trent corridor for commercial and ■ The desirability of sustaining and enhancing the significance of weight should be. Significance can be harmed or lost through alteration leisure activities where it can be demonstrated that it will not cause heritage assets or destruction of the heritage asset or development within its setting. As harm to the physical and natural environment of the River. heritage assets are irreplaceable, any harm or loss should require clear ■ The wider social, cultural, economic and environmental benefits and convincing justification. Substantial harm to or loss of a grade II listed that conservation of the historic environment can bring building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably 2.3.3 Core Policy 14 Historic Environment ■ The desirability of new development making a positive scheduled monuments, protected wreck sites, battlefields, grade I and II* Newark & Sherwood has a rich and distinctive historic environment and contribution to local distinctiveness listed buildings, grade I and II* registered parks and gardens, and World the District Council will work with partners and developers in order to Heritage Sites, should be wholly exceptional. ■ Opportunities to draw on the contribution made by the historic secure: environment to the character of place Paragraph 134 • The continued preservation and enhancement of the character, Particular interest should also be paid to the following policies of Where a development proposal will lead to less than substantial harm appearance and setting of the District’s heritage assets and the NPPF in relation to Heritage Assets, their significance and their to the significance of a designated heritage asset, this harm should be historic environment, including Scheduled Monuments and other development; weighed against the public benefits of the proposal, including securing its archaeological sites, Registered Historic Parks and Gardens, Listed

8 http://www.guytaylorassociate.co.uk Buildings and buildings of local historic importance, Conservation Areas and other cultural assets of significant value; • The preservation of the special character of Conservation Areas including such character identified in Conservation Area Character Appraisals which will form the basis for their management. Important open spaces and features identified through the Conservation Area Appraisal process will be protected through subsequent allocation in the Allocations & Development Management DPD; and • The protection of Historic Landscapes including the Historic Battlefield at Stoke Field, the Sherwood Forest Heritage Area and the Historic Landscape around Laxton. A sustainable future for Laxton will be sought, which preserves and enhances its Open Field System and culture, the built and natural environment which sustain it, including the Historic Landscape around Laxton, and the institutions which manage it. • This will be achieved by working in partnership with the Court Leet, the Crown Estates and the Parish Council. Appropriate new development which facilitates these aims will be supported. 2.3.4 Development Management Police 9 - Protecting and enhancing the historic environment • All development proposals concerning heritage assets will be expected to secure their continued protection or enhancement, contribute to the wider vitality, viability and regeneration of the areas in which they are located and reinforce a strong sense of place. • All development proposals affecting heritage assets and their settings... should utilise appropriate siting, design, detailing, materials and methods of construction. Particular attention should be paid to reflecting locally distinctive styles of development.

http://www.guytaylorassoicates.co.uk 9 3. Historic Site Development

3.1 Map Regression

Insight Mapping prin ted map Insight Mapping printed map Insight Mapping printed map

1646 Map of Fortifications, copied by Buck, 1725 Civil War Fortifications (RCHME, 1964) 1790 Historic Map ‘Astenburrow’s Map’

1875-1885 Historic Map 1887-1899/ Historic Map 1912-1919 Historic Map

10 http://www.guytaylorassociate.co.uk

© Cro wn cop yrig ht © Cro wn cop yrig ht an d d ata ba se righ t 2 021 . O rd na nce Surve y Licen ce num b er 10 00 19 31 7. I nsigh t M ap ping p rint ge ne ra ted b y a p ub lic user o n 1 5/ 04 /20 21 . PE RS ON AL U SE O NL Y. Co nt act g i@no tting ha mcity. gov. uk (01 15 87 6 43 41) f or fu ll t erms or visit ht tp:/ /ge ose rve r. no tting ha mcity.g ov. uk/te rms/. 0 0.025 0.05 km an d d ata ba ° se righ t 2 02 © Cro wn cop yrig ht an d d ata ba se righ t 2 021 . O rd na nce Surve y Licen ce num b er 10 00 19 31 7. I nsigh t M ap ping p rint ge ne ra ted b y a p ub lic user o n 1 5/ 04 /20 21 . PE RS ON AL U SE O NL Y. Co nt act g i@no tting ha mcity. gov. uk (01 15 87 6 43 41) f or fu ll t erms or visit ht tp:/ /ge ose rve r. no tting ha mcity.g ov. uk/te rms/. 1 . O rd na nc 0 0.025 0.05 km e Surve y L ° icen ce num b er 10 00 19 31 7. I nsigh t M ap ping p Ke rint ge ne ra Key Description y ted b y a p u b lic user o n 1 5/ 04 /20 2 Key Description 1 . PE RS ON AL U SE O N L Y. Co nt ac Districts No description provided t g i@no ttin Distri g ha mcity. g cts ov. uk (01 15 No description provided 87 6 43 41) Districts f or fu ll t erm s or visit ht tp:/ /ge ose rv e r. no tting h a mcity.g ov . uk/te rms/.

0 0.025 0.05 km ° Description No descrip tion provided 3.2 Site Development private hotel. Accommodation was extensive. The ground-floor is occupied by a large bar, adjoining which, on the same floor, are the kitchen and offices. A History In its chequered history, the palace was requisitioned by the military in smaller bar, separate but served from the same counter, forms a room for the First World War, by the Air Ministry from 1942 to 1946, and then from boys, a feature found very necessary, both for the comfort of the men and Charlotte, Viscountess Ossington, the daughter of William Bentinck, 1947 by the Ministry of Works. In the 1960s a court decided that the boys. There is also a small manager’s parlour adjoining the bar. A separate the 4th Duke of Portland, and the widow of the 1st Viscount Ossington trust was not a charitable institution as the hotel had always been run entrance and staircase leads to a large assembly-room on the first floor, a (who had been the Speaker of the House of Commons), was a very on commercial lines, although this had been questioned earlier by the room that will be used for concerts, lectures, and various large meetings, strong supporter of the Temperance Movement. Early in 1881, Charlotte, Inspector of Taxes. The heirs of Viscountess Ossington were then traced as well as for the farmers’ ordinary on market-days. On this first-floor are Viscountess Ossington, proposed to present the town of Newark with a and eventually sold the property in 1978, and the future of the building also a reading-room and a club-room, for the meetings of the various new cafe or “Coffee Tavern”. It was to be built close to the River Trent, looked rather bleak for a while. Fortunately, a deal was brokered which friendly societies. The second floor is formed in the spacious roof, where opposite the Castle and cattle market, on land purchased from the allowed part of the building to be converted for residential use, and the is provided a large billard-room for two tables. “Cubicles,” or dormitories, Handley family. The building was to stand as a memorial to her late rest occupied by a branch of the ‘Zizzi’ Italian restaurant chain. Zizzi’s for twelve lodgers, as well as for the rooms for the manager and servants. husband. She endowed it with the rents from various other properties in closed in 2020 and the space sold to the applicants. A bath-room is provided for the use of the cubicles, and lavatories, &c., town. Her aim appears to have been to turn the local farming community, conveniently for billiard-room, assembly-room, and the yard. the tradesmen and the many commercial travellers who passed along the Great North Road, away from the consumption of alcohol. There is also a ladies’ cloak-room. Externally the building is treated with an Architecture arcading of red brick, and above these arches the mullioned bay- windows A title deed dated 16 August 1881 established the coffee house as a The Ossington Coffee Tavern, forms an imposing a feature when Newark project. The rear wide-spreading eave and cornices above, against which charitable concern, with provision for the benefit of Newark hospital. is entered from the Great North Road. It is a magnificent building in the these bay-windows stop. Above are long mullioned windows, over which Viscountess Ossington was to be the first manager until her death, and to late Tudor style, with a fine series of leaded oriel windows, according to the gables are filled in with oak framing and panelling, giving a rich effect. be succeeded by a group of self-regulating managers or trustees. Four English Heritage, it is “the high-water mark of temperance architecture”.. The tenders will be opened in a few days for this work.” endowment houses on Castlegate were also acquired and administered by the trustees, who also had the power to sell the coffee house if it did An article published in The Building News, on July 1 1881 offered the not prosper. following description: The “Coffee Palace” was to be free of any political or party associations and plans were approved by the Urban Sanitary Accounts for the “The very dignified Coffee Tavern and Hostelry, Newark-on-Trent, is one of Ossington Coffee Palace. The architects Messrs Ernest George and Mr. George’s public buildings that exhibits a most admirable combination Peto of Argyll Street, London were engaged to design the premises. The of utility and beauty. One has but to contrast this with the hideously ornate building work was undertaken by Messrs Smith and Lunn of Newark average public houses to see how admirably a genuine artist can give you, and the corner stone was laid on 10 November 1881 by Mr Peto. The all and more in the way of comfort and fitness that they give, and at the opening ceremony took place on 16 November 1882 in the presence of same time add a distinctly beautiful building to the town.” Viscountess Ossington. It was architecturally designed as a sixteenth century tavern, with mullioned A plaque affixed to the building reads: “OSSINGTON COFFEE PALACE. A windows and leaded lights, high gables, steep red tile roofs and a horse perfect copy of a 17th century hostelry erected in 1882 as a temperance trough. The building is arcaded along the principal front in the manner of hotel by Viscountess Ossington a daughter of the 4th Duke of Portland, many old houses in Newark. The arcade will form a pleasant shelter in hot and widow of first Viscount Ossington, one time Speaker of the House of or wet weather, and tables can be placed here for those who like outdoor Commons”. The building was built in brick and stone and fitted out with refreshment in the “cafe ” manner. There is also a large garden on the every ‘modern convenience’. This did not help, however, as by 1891, the river-side of the tavern, over-looking the Trent, and its bridge (formerly a hotel was making a loss – this was perhaps not helped by the fact that part of the town ramparts). This garden has an entrance from the bar, and the Board of Trustees paid themselves over £50, and the salary for the here refreshments will be served, while music will be provided in summer Secretary of the Board was the same! The building was not a successful evenings, after the custom of the pleasant German “Bier Garten.” Along commercial venture as a temperance tavern and in 1889 it became a one side of this garden is an alley for American bowls. Charlotte Denison Viscountess Ossington

http://www.guytaylorassoicates.co.uk 11 ■ 13/00220/LBC - Installation of signage comprising of:- 1 replacement panel to existing projection sign (non illuminated), 1 3.3 Site Development - Planning History pole mounted sign to rear (externally illuminated)

Planning History Summary: ■ 13/00334/ADV - Non-illuminated text, Two Illuminated Menu Boxes and Two Non Illuminated Signs on Planters (part retrospective) ■ 94/50951/LBC - ALTERATIONS TO FORM INTERNAL DOOR OPENING (CROMWELL BAR) AND ALTERATIONS TO EXISTING ■ 13/00335/LBC - Non-illuminated text, Two Illuminated Menu Boxes DOOR OPENINGS, NEW HANDRAILS AND EMERGENCY and Two Non Illuminated Signs on Planters (part retrospective) LIGHTING (KINGS BAR). ■ 13/00360/LBC - New Timber Doors to Stone Enclosure to Match ■ 99/50982/LBC - ALTERATIONS ON BASEMENT AND GROUND Existing Timber Gates to be Stored in Zizzi The Ossington FLOOR LEVEL Basement (retrospective)

■ 00/50443/LBC - ERECTION OF A NEW FASCIA SIGN AND MENU ■ 13/00413/LBC - New electrical black cable and supply. 30mm dia. BOXES securely fixed to rear elevations for internal overhead entrance heater. New holes to be drilled to connection. (Retrospective) ■ 00/50444/ADV - FASCIA SIGN AND MENU BOXES

■ 00/50445/FUL - RETENTION OF EXISTING LEAN-TO, ALTERATIONS AND THE INSTALLATION OF NEW EXTRACT DUCTS

■ 01/00128/LBC - Internal alterations (construction of laundry cupboard, log store and bar within ground floor)

■ 02/01049/LBC - New fascia lettering, menu box signs and a projecting sign

■ 02/01050/ADV - Proposed 2 x fascia signage, 2 x menu box signs and 1 project sign

■ 03/00119/LBC - Proposed projecting sign (trough and spot light)

■ 03/00120/ADV - Proposed 1 projecting sign (trough and spot light)

■ 07/01170/ADV - Retain 2 x fascia signage, 2 x menu box signs and 1 x projecting sign (02/01050/ADV)

■ 12/01761/FUL - Erection of two fixed external parasols within existing external terrace

■ 12/01762/ADV - Display of Zizzi’s logos to be applied to Parasol

■ 13/00218/ADV - 1 x panel for existing projected sign

12 http://www.guytaylorassociate.co.uk 4. Heritage Significance Assessment

4.1 OSSINGTON HOTEL AND ADJOINING 4.1.4 Aesthetic Value GARDEN WALLS AND SUMMERHOUSE The Ossington was designed by Ernest George and Harold Peto, one (GRADE II* LISTED BUILDING) of the most prestigious London firms of architects for an intiial outlay of £20,000 (which rose to around £25,000 before the project was The Ossington Hotel and Adjoining Garden Walls is a Grade II* listed completed) and has been identified in many contemporary sources as building, this means it is a “particularly important buildings of more than the finest example of its kind. special interest”. The building is loosely in the Vernacular Revival Style referencing 16th Any development taking place must consider the significance and status century hostelries and Tudor, Queen Anne and Elizabethan architecture, of the building. with a number of visually significant elements such as the arched open arcades, pargetted frieze, oriel windows and half timber gables. 4.1.1 Historic Value The carving of the woodwork, including the ceilings and cornices was by Although constructed relatively recently when compared to many of the Walker Smith of London. other significant buildings within Newark, the Ossington is both locally and nationally important given the links to the Denisons of Ossington, the The Ossington Coffee Palace marked a high level of achievement within temperance movement and the ambitions of Newark during the C19. The George and Peto’s, with its firm coherence and mastery of pictorial and building, although much changed internally still provides an outstanding planning elements. level of information about it’s previous owners, events and aspects of life, by illustrating strands of both architectural and social history, and through its association with notable people and events. 4.1.2 Communal Value The Ossington has good communal value owing to its association with the Denisons, Viscountess Charlotte and the Temperance movement. In addition and due to its prominence and architectural quality it is a landmark building within the town and will form a significant part of the collective memories both locally and nationally and for a number of reasons and associations. . 4.1.3 Evidential Value This element of heritage significance particularly refers to archaeological deposits and sites which provide a source of evidence about the distant past, especially where written records do not exist. The shape of the site itself is largely dictated by the two historic roadways; The Great North Road (Beastmarket Hill) and The Fosse Road (Northgate), and the medieval town walls which form the north west boundary. It is likely the site once comprised a medieval rampart/wall and was again utilised as part of the civil war fortification of Newark as a cannon platform or Terre-plein.

Fig. 13_Drawings prepared by George & Peto for the Ossington 1881 Fig. 14_Detail photograph of pargetting, oriel windows and brackets

http://www.guytaylorassoicates.co.uk 13 4.2 Potential for Change or Adaptation within the demolition or mitigation of impact upon the identified heritage significance of the site; any variation from these policies in a scheme of proposed Building development should be supported by appropriate statements of This section will refer to the potential for change or adaptation within a justification. building defined on the premise of avoidance of impact on significance ■ The primary conservation concern is to retain the principal identified in the report and the physical opportunity presented. listed buildings in a form where the development of the site is Adaptability will be graded on a ‘traffic light principle’ of red, amber, conserved and their setting enhanced. yellow, green: ■ To retain as much as practicable of the existing fabric without Red compromising future use. Original structure of primary quality with little or no scope for change. ■ To recognise a preference for revealing the character of the site rather than simply retaining all fabric on the site. Amber ■ Where fabric is lost to replace it with appropriately designed new Substantially original structure with some adaptations and scope for work. betterment. ■ New development should have a contextual relevance to the site Yellow and the setting of the existing fabric, such that it can be seen as a Secondary room with adaptations, scope for betterment and possible good ‘fit’ rather than simply contemporary. It should have regard further adaptation to secure new use for mass and scale of existing buildings. Green ■ Sustainability should be a key driver in the design of new development taking into account of new technologies, exploitation Tertiary room with adaptations and with scope for further adaptations of thermal mass, low carbon footprints and low embodied energy.

Potential for Conversion The default philosophy of conservation is that where existing fabric remains then ideally it should remain and be restored or repaired depending on its significance. Where fabric has been lost or is absent then replacement should be appropriate to use and form, not necessarily a copy but of ‘good’ design. Each element should be subject to a detailed feasibility to show the best fit of any new use and the maximum retention of existing fabric, such retention should ideally not be to the detriment of the proposed use in terms of practicality or compliance with current standards. Conservation Policies The conservation policies are an attempt to address the key defining issues and establish criteria for addressing the consolidation of the site and buildings. The following bullet point policies, whilst not binding, constitute a series of observations which should affect the approach to repair, retention,

14 http://www.guytaylorassociate.co.uk SEATING CUP'D

KITCHEN STORAGE AND PREP

SEATING

SEATING

OPEN KITCHEN

BIN STORE (NOT MEASURED)

SEATING

SEATING

STAIRS ABOVE (NOT MEASURED) SHARED YARD ESCAPE

SEATING STORE OFFICE

TERRACE DIS W/C Original room of primary quality with little or no scope for change BAR

ENTRANCE TO FIRST FLOOR APARTMENTS Substantially original room with some adaptations and scope for betterment (NOT MEASURED)

SEATING SEATING DISABLED ENTRANCE AND STAIRS Secondary room with adaptations, scope for betterment and possible further adaptation to TO W/C's secure new use COVERED WALKWAY

Tertiary room with adaptations and with scope for further

http://www.guytaylorassoicates.co.uk 15

B E A S T M A R K E T H I L L 5. The Proposal

5.1 Introduction 5.4 Layout This application covers proposals to develop the former Zizzi’s unit The proposed alterations will reinstate to a degree through removal of within The Ossington into a cocktail bar and restaurant. The proposed modern partitions the historic form of the layout. . SEATING WC development briefly comprises updating interior decoration, removal of WC modern partitions, reorganising of the kitchen area and creation of an enclosed pass through the insertion of modern partitions. 5.5 Appearance KITCHEN STORAGE AND PREP The proposed appearance will be improved through the removal of modern partitions and this will preserve and enhance the legibility of the 5.2 Design Principles SEATING chronology of this area of the building. Following a thorough assessment of the significance of The Ossington and the current condition of the spaces in question, coupled with an It is proposed that additions such as the balustrade and new fixtures understanding of the surviving historic features which need protecting will reflect the craftsmanship of the Coffee Palace and George & Peto’s RESTAURANT and conserving, the proposed alterations seek to maximise the potential design and will utilise traditional materials and detailing to reflect the high of the space whilst allowing the original form and character to remain quality of the existing building. without being compromised. KITCHEN KITCHEN PASS PREP AREA The design, construction and detailing of all interventions has been 5.6 Impact on Setting BIN STORE carefully considered to fit with the character of the former Coffee (NOT MEASURED) Palace whilst being clearly legible as modern additions. To this end, the The impact on the heritage assets (set out in section 2.2.3 and whos proposed layout seeks to reinstate what is likely to have been the historic significance has been assessed in section 6 of this document) will be form of the main bar through the removal of modern partitions. Beyond DINING assessed in more detail in section 9: Heritage Impact Assessment. SEATING this most of the other interventions are minimal and included only where However, generally it is proposed that the proposals will have very SEATING necessary to provide enclosure to the kitchen area, which was open when little impact both visually and in heritage terms on the existing setting. the space was used by Zizzi’s and to form a new toilet provision to the STAIRS ABOVE Generally much of the works will represent an improvement or a neutral (NOT MEASURED) rear of the unit. impact due to the limited nature of the proposals. SHARED YARD

The proposal will have no impact on the external elevations of the building SEATING or the adjoining listed wall, summerhouse or the separately listed stables OFFICE 5.3 Use & Amount to the rear and will not significantly impact on the architectural, aesthetic or historical character of the conservation area. The proposed development does not propose any additional floor space BAR TERRACE DIS W/C to be created and largely retains much of the unit as is with only minimal changes. ENTRANCE TO COCKTAIL BAR/ FIRST FLOOR LOUNGE APARTMENTS However it will allow a better understanding of the historic form of the (NOT MEASURED)

SEATING SEATING ground floor of this part of the building and will provide a modern space DISABLED ENTRANCE which will reinvigorate the building and the leisure offer of this part of the AND STAIRS town. TO W/C's

COVERED WALKWAY All proposed additions of partition walls and balustrade will be reversible and no structural demolition or alterations are proposed.

Fig. 16_Ground Floor Plan showing proposed internal alterations

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B E A S T M A R K E T H I L L 6. Heritage Impact Assessment

6.1 Introduction 6.1.3 Assessment of Mitigation of Harm In carrying out this assessment, a four stage approach has been As set out in the previous section, due to the limited scope of the employed consisting of: proposals of this application, their considered design, scale, amount and siting it is considered that there will be no perceivable change or harm - Identification of built Heritage Assets; experienced by any of the identified heritage in light of this proposed development. Therefore no mitigation, beyond that of the considerations - Assessment of Significance; outlined in section 8 of this documents with regards to the design, style, - Assessment of Impact; appearance, scale , materiality etc, is offered or necessary. - Assessment of ways in which any harm might be mitigated 6.1.1 Identification of Built Heritage Assets For the purposes of this assessment the key heritage assets which have been identified as being particularly sensitive to the proposed development are:

■ OSSINGTON HOTEL AND ADJOINING GARDEN WALLS AND SUMMERHOUSE (Grade: II*) List UID: 1287626

■ CLUB ROOM AND STABLES AT REAR OF OSSINGTON HOTEL (Grade: II*) List UID: 1196076 Fig. 17_View of the bar area to the front of the unit

There are also a number of listed buildings and structures adjacent to the site including the Grade I listed castle which is also a grade II listed park and garden and a scheduled ancient monument, Trent Bridge (Grade II) and the former Tollhouse (Grade II). However due to the limitations of the proposed development this has not been assessed as they will not be directly effected by development which are all internal. 6.1.2 Assessment of Impact As all proposed works covered by this application are internal the assessment of impact is limited to the impact on The Ossington and the commercial unit which is the subject of this application. Due to the limited number of alterations including demolition being restricted to areas that have been historically changed and are largely modern fabric or construct the perceivable impact of the development will be limited. For the most part, proposed interventions seek to return the spaces to close to their historical form and layout. Additionally much of the internal decoration is modern and pays little respect to the historic decoration, whilst proposals do not seek to reverse this they do not propose anything that would lead to further harm/impact.

Fig. 18_View of the former area of the bowling alley to the rear of the unit

http://www.guytaylorassoicates.co.uk 17 6. Heritage Impact Assessment (cont) - Summary

Asset Value Existing Impact Mitigation Resulting Impact

OSSINGTON HOTEL AND Grade II* Listed Building - EXISTING RELATIONSHIP: The Ossington has seen Development proposed is limited No change ADJOINING GARDEN WALLS significant alterations and changes to both the layout and it and where possible will utilise well AND SUMMERHOUSE use from that which was intended by Lady Charlotte when crafted, traditional materiality and the building was constructed in 1881. The unit which is detailing that compliments the the subject of this application has seen various alterations existing architecture and materials throughout the years and these proposals represent minor palette. alterations which to some degree will reinstate the historic form and layout. - IMPACT: Limited due to minor amount and degree of alteration proposed. On the whole the proposed removal of modern partitions will be beneficial in reinstating the legibility of the historic form. Many of the alterations proposed will not have any impact on the historic fabric and will be reversible/ removable.

18 http://www.guytaylorassociate.co.uk Contact

Newark Office: Top Lock Studio Navigation Yard Newark NG24 4TH t: +44 (0) 01636 605100 e: [email protected]

Manchester Office: Trafalgar House 5-7 High Lane Chorlton t: +44 (0) 0161 8261042 e: [email protected]

Derby Office: The Coach House 29 Kedleston Road Derby DE22 1FL t: +44 (0) 01332 477525 e: [email protected]

w: guytaylorassociates.co.uk

This document has been prepared by: Guy Taylor Associates | Job no:812.1308.1 | Date: Oct 2019 | Status: - | Rev: - All rights reserved. No part of this document may be reproduced in any form without the prior written permission from the author. © Guy Taylor Associates. This document and the material contained in it is the property of Guy Taylor Associates and is given to you on the understanding that such material and the ideas, concepts and proposals expressed in it are the intellectual property of Guy Taylor Associates and protected by copyright. It is understood that you may not use this material or any part of it for any reason other than the evaluation of the document unless we have entered into a further agreement for its use. The document is provided to you in confidence, on the understanding it is not disclosed to anyone other than those of your employees who need to evaluate it. Ordnance Survey data © Crown Copyright. All rights reserved. Guy Taylor Associates licence number ______. 2015. Photographic images used throughout this document have been provided by the author or acquired from open sources. Where copyright material has been used all reasonable effort has been employed to acknowledge ownership.