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Heritage Assessment Land at Cotes, Leicestershire

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Heritage Assessment Land at Cotes, Leicestershire HERITAGE ASSESSMENT LAND AT COTES, LEICESTERSHIRE Dr MICHAEL DAWSON FSA MIfA 16th September 2013 © CgMs Limited No part of this report is to be copied in any way without prior written consent. Every effort is made to provide detailed and accurate information, however, CgMs Limited cannot be held responsible for errors or inaccuracies within this report. © Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 Heritage Assessment Land at Cotes, Leics ARCHAEOLOGICAL DESK BASED ASSESSMENT LAND AT COTES, LEICESTERSHIRE LOCAL PLANNING AUTHORITY: CHARNWOOD DISTRICT COUNCIL SITE CENTRED AT: SK555215 CgMs Limited © 2 MD/14778 Heritage Assessment Land at Cotes, Leics CONTENTS Summary 1.0 Introduction and Scope of Study 2.0 Planning Background and Development Plan Framework 3.0 Geology and Topography 4.0 Archaeological and Historical Background 5.0 Site Conditions and the Proposed Development 6.0 Impact on Setting Methodology 7.0 Assessment of Impact on Setting 8.0 Mitigation and Policy 9.0 Summary and Conclusion 10.0 Sources Consulted APPENDIX 1 HER Baseline Data LIST OF ILLUSTRATIONS Fig 1 Location plan of the proposed development at Cotes, Loughborough (NTS) Fig 2 Cotes Historic Environment Record Data (Leicestershire ©LCC) Fig 3 The earthwork remains of Cotes showing the Scheduled Area Fig 4 The extent of ridge and furrow once surrounding Cotes (from Hartley 1989) Fig 5 The village of Cotes, showing the open rectangular fields of the former Cotes Park-house in 1735 (from the Estate of Charles Pack). Fig 6 The proposed development area in 1883, after Enclosure in 1760 and the creation of large rectangular fields (based on the OS 1st ed 25” (reduced) Sheet XVIII.1). Fig 7 Nottinghamshire Historic Environment Data Fig 8 Nottinghamshire Historic Environment Data -Buildings Fig 9 Cotes Mill (©remodelista) Fig 10 Listed buildings and the Scheduled Ancient Monument Fig 11 The earthworks of Cotes Deserted Medieval Village Fig 12 The walls of the formal garden at Old Park House, Cotes Fig 13 Cotes village from the air showing the arable environment and the setting of the SAM. Note the absence of ridge and furrow (Google Earth 2009 ©) Fig 14 Bridge (HER 13414) (© Mr Brian R Vollar LRPS) CgMs Limited © 3 MD/14778 Heritage Assessment Land at Cotes, Leics Fig 15 Bridge (HER 13905) (© Mr Peter M Small) Fig 16 Bridge (HER 560) (© Mr Brian R Vollar LRPS) Fig 17 Nichols 1804 Fig 18 An example of the ‘Monet’ Bridge Fig 19 Hall Farmhouse, Cotes. Fig 20 Manor Farmhouse, Cotes Fig 21 Prestwold Hall Fig 22 Stanford Hall from the south (BBC©) Fig 23 Stanford Hall in 1739 from Vitruvius Britannicus Fig 24 Stanford Hall Park (Google Earth ©) CgMs Limited © 4 MD/14778 Heritage Assessment Land at Cotes, Leics Summary Evidence from map, archive, published and other sources has been examined to assess the potential of significant archaeological evidence to exist within the proposed development area at Cotes, east of Loughborough. Evidence from the prehistoric periods has been noted from the proposed development area and that there is further potential for prehistoric evidence related to artifact assemblages. There is also some potential for Roman archaeology, as a Roman period hoard was discovered close to Burton Bandalls Farm and there is a Roman villa at Stanford on Soar beneath the parish church. The potential for Saxon and early-medieval archaeology is limited as the development area appears to be situated in largely agricultural land, although the areas close to Cotes hamlet and to Stanford on Soar, particularly along the Kings Brook may have the potential for early medieval evidence. The potential for medieval archaeology is limited to agricultural activity except for areas close to the hamlet of Cotes and associated with former fishponds and the moated site on moat hill. The potential for post-medieval archaeology has also been demonstrated by the study and relates to the windmill in Windmill Field. The proposed development area has been found to lie in an area of significant archaeological evidence from the medieval period with a Scheduled Ancient Monument and several listed buildings in the hamlet of Cotes. Distant listed buildings are also present in Stanford on Soar. In the light of the evidence from the area it is likely that the local authority will require further assessment and evaluation prior to development. This will establish whether the absence of evidence reflects the history of those areas of the proposed development where no archaeological evidence has been recorded or the lack of archaeological investigation. In addition the local authority and English Heritage will require the detailed assessment of the impact of development proposals on the setting of both listed buildings and the Scheduled Ancient Monument forms part of an Environmental Impact Assessment. Given the topography and the current level of evidence it is considered that archaeology will not provide a fundamental impediment to development. The Heritage Assessment has also considered the impact of the proposed Master Plan on the setting of designated heritage assets and found that the development constitutes less than substantial harm to the Scheduled Ancient Monument of Cotes village, the listed building of Cotes Park-house (Old Hall), but not substantial harm. Whilst the proposed new neighbourhood will result in a change to the setting of the designated assets, this change, in light of the capacity of the landscape to cope with and accommodate change, will not result in the loss of their special interest. This assessment has demonstrated that the character, appearance and interest of the assets would not be lost or compromised by the proposed new neighbourhood. The development is designed to have a low profile and to be set amongst green corridors. It will not dominate or CgMs Limited © 5 MD/14778 Heritage Assessment Land at Cotes, Leics challenge the heritage assets in the valley. This location is not so untouched that it cannot accommodate further development. A further consultative meeting to consider these conclusions is recommended with English Heritage. CgMs Limited © 6 MD/14778 Heritage Assessment Land at Cotes, Leics 1 INTRODUCTION AND SCOPE OF STUDY 1.1 Introduction 1.1.1 This Heritage Assessment considers the archaeological potential of land at Cotes, Loughborough and the potential visual impact of the proposed development. The land is situated to the east of Loughborough (Fig 1). The proposed development area is in Leicestershire, in the district of Charnwood and close to the boundary with the county of Nottinghamshire, district of Rushcliffe. The proposed development area is entirely agricultural land, the majority arable. 1.1.2 This report was prepared by Michael Dawson of CgMs on behalf of Pegasus Planning in support of a proposal to promote the land for development. 1.2 Scope of Study 1.2.1 The objectives of the report can be summarised as follows: To assess the potential of the proposed development area to contain archaeological evidence. To assess the potential survival of archaeology at the proposed development area, its condition and extent. To assess and evaluate the potential significance of any archaeology and to examine whether this might be the subject of further evaluation or mitigation. To assess whether the archaeological evidence, or potential evidence, would provide a constraint to development. To assess whether the proposed development would constitute a harmful visual effect on the setting of heritage assets. 1.2.2 Evidence has been examined at the Leicestershire County Records Offices, Leicestershire Central Library, Lougborough Library and Leicestershire and Nottinghamshire Heritage Environment Records (HER) for the proposed development site. In addition, HER records and other evidence up to 500m surrounding the proposed development site have been CgMs Limited © 7 MD/14778 Heritage Assessment Land at Cotes, Leics examined to determine the pattern of archaeological and historic development of the landscape. The latter provides the basis for assessing the potential presence of archaeological data and the potential visual impact of the proposed development. 1.2.3 The site has been subject to a walk-over survey by Michael Dawson on 25th January 2008, 20th February 2008 and 2nd July 2013. CgMs Limited © 8 MD/14778 Heritage Assessment Land at Cotes, Leics 2 PLANNING BACKGROUND AND DEVELOPMENT PLAN FRAMEWORK 2.1 National Policy and Guidance 2.1.1 In March 2012 the Department of Communities and Local Government (DCLG) published the National Planning Policy Framework (NPPF), providing guidance for planning authorities, property owners, developers and others on the conservation preservation and investigation of Heritage Assets. 2.1.2 Section 12 of the NPPF, entitled Conserving and enhancing the historic environment provides guidance for planning authorities, property owners, developers and others on the conservation and investigation of heritage assets. Overall, the objectives of Section 12 of the NPPF can be summarized as seeking the: Delivery of sustainable development Understanding the wider social, cultural, economic and environmental benefits brought by the conservation of the historic environment Conservation of England's heritage assets in a manner appropriate to their significance, and Recognition of the contribution that heritage assets make to our understanding of the past. 2.1.3 Section 12 of the NPPF recognises that intelligently managed change may sometimes be necessary if heritage assets are to be maintained for the long term. Paragraph 128 states that planning decisions should be based on the significance of the heritage asset and that level of detail supplied by an applicant should be proportionate to the importance of the asset and should be no more than sufficient to review the potential impact of the proposal upon the significance of that asset. 2.1.4 Heritage Assets are defined in Annex 2 of the NPPF as: a building, monument, site, place, area or landscape positively identified as having a degree of significance meriting consideration in planning decisions.
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