Land at Market Street, Buxton

High Peak Borough Council Land at Market Street, Buxton

Heritage Impact Study

Wood Environment & Infrastructure Solutions UK Limited – September 2018

3 © Wood Environment & Infrastructure Solutions UK Limited

Executive summary

High Peak Borough Council (hereafter ‘the Council’ proposes to redevelop land at Market Street in Buxton for residential development of up to 40 dwellings (hereafter ‘the proposed development’). The site is located at National Grid Reference (NGR) SK058730 within the historic heart of Buxton, Derbyshire.

This report has been produced for the purpose of assessing the potential impact of the proposed development upon heritage assets within the site and the surrounding area. Impacts may occur through disturbance within the site or upon the setting of surrounding assets, changing the way they may be viewed, understood or experienced.

Due to the intimate and enclosed character of the Conservation Areas contained within the area surrounding the site there is very limited visibility towards the proposed development form these and their associated individual listed buildings and historic structures. As the site is outside of the designated areas and of a design that is sympathetic to the character of the neighbouring Conservation Areas it will have a negligible effect upon the built heritage of Buxton.

There is a potential for as yet unknown archaeological material to be present within the site as identified by the site being contained within the Central Buxton Area of Archaeological Interest and the presence of numerous Historic Environment Records present within the surrounding area. The majority of the site appears to be relatively undisturbed by recent activity with the exception of the current structures that are present and as such if any archaeological remains are present they are likely to have survived in a coherent form. It is recommended that a programme of archaeological investigation should be arranged for the site ahead of construction work in order to identify the presence, extent and nature of any archaeological remains within the site. These investigations should be designed and managed in consultation with the Derbyshire County Council Archaeologists.

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Contents

1. Introduction 5 1.1 Overview of Proposed Scheme 5 1.2 Purpose of this report 5 1.3 Site Location and Description 5

2. Methodology 7 2.1 Data Collection 7 2.2 Historical and Archaeological Summary 11 2.3 Assessment Selection 12

3. Statement of Significance 13 3.1 Legislative Overview of Importance 13 3.2 The Buxton Central Conservation Area and Buxton Hardwick Conservation Area 14 3.3 Assets Contained within the Buxton Central Conservation Area 17

4. Impact of Proposed Development 20 4.1 The Buxton Central Conservation Area and Buxton Hardwick Conservation Area 20 4.2 Assets Contained within the Buxton Central Conservation Area 22

5. Conclusions and Recommendations 24 5.1 Conclusions 24 5.2 Recommendations 24 Designated Heritage Data 1 Non-Designated Heritage Data 4

Figure 1 Designated Heritage Assets After Page 8 Figure 2 Non-Designated HER Records & the Central Buxton Area of Archaeological Interest After Page 9 Figure 3 DCC HER Historic Landscape Characterisation After Page 10 Figure 4 Conservation Area Character Areas After Page 15

Bibliography 25

Appendix A Historic Environment Data Index

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1. Introduction

1.1 Overview of Proposed Scheme

1.1.1 High Peak Borough Council (hereafter ‘the Council’ proposes to redevelop land at Market Street in Buxton for residential development of up to 40 dwellings (hereafter ‘the proposed development’).

1.2 Purpose of this report

1.2.1 This report has been produced for the purpose of assessing the potential impact of the proposed development upon heritage assets within the area surrounding the site. Impacts may occur directly through disturbance within the site or upon the setting of surrounding assets, changing the way they may be viewed, understood or experienced. If any adverse effects are identified, this report will provide suggestions of potential mitigation for these.

1.3 Site Location and Description

1.3.1 The site is located at National Grid Reference (NGR) SK058730 (Figure 1 and Plate 1) within the heart of Buxton, Derbyshire. It is bounded to the north by housing in South Mews and College Place off of South Street, to the east by Market Street and associated housing, to the south by houses along Hollins Street and to the west by an access road, garages and boundary walls for the commercial properties located along High Street.

Plate 1: Site Location.

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1.3.2 The site currently accommodates a public car park within its northern extent and an area of derelict residential buildings, commercial garages and yard space to the south which is currently being used as a depot and storage for rubbish bins and skips (Plates 2-5 below).

Plate 2: Public car park within the northern extent of site Plate 3: View available of the central area of the site looking WSW. looking southwest from Market Street.

Plate 4: South-Eastern extent of site looking east. Plate 5: Derelict buildings within site fronting on to Market Street, looking south.

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2. Methodology

2.1 Data Collection

2.1.1 In order to establish whether the proposed development will have an impact upon the heritage of the site and the surrounding area data was collected for an area spanning 500m from the site boundary, not including the existing associated access. Data was initially obtained from two primary sources with designated data contained within the National Heritage List for England (NHLE) obtained from Historic England Website and data for local non-designated heritage records and designated conservation areas received from the Derbyshire County Council (DCC) Historic Environment Record (HER). The data covered by these sources are as follows:

Historic England:

 World Heritage Sites;

 Scheduled Monuments;

 Listed Buildings;

 Registered Park and Gardens; and

 Registered Battlefields.

DCC HER:

 Designated conservation areas;

 Non-designated asset records including:

 Extant structures and monuments;

 Sites of former activity and buildings; and

 Records of artefact find spots.

 Records of previous archaeological events including:

 Desk-Based Assessments (DBA);

 Archaeological Watching Briefs and Monitoring;

 Evaluations including Trial Trenching, Geophysics and Field Walking; and

 Site Excavations.

 Historic Landscape Characters

2.1.2 All Historic Environment asset data collected is shown on Figures 1, 2 and 3 and the associated titles and descriptions of the individual assets are provided in Appendix A.

th 2.1.3 This information has been supplemented by a visit to the Derbyshire Record Office on Thursday 5 July 2018 and through documentary and online sources where relevant. Site and receptor visits within the study area were undertaken on Wednesday 4th July 2018 in order to assess the data collected and assess the current conditions of the area.

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500m Study Area 1257876 1257841 Buxton Conservation Area !!! 1257910 Character Areas 1257837 *# 1257938 !!! 1259266 *# *# Grade II* Registered Park & 1259275 *# Garden 1258025 *# *# *# *# 1257949 *# 1257989 *# *# 1257964 !!!!!!!! *# 1257899 !!!!!!!! Grade II Registered Park & 1257987 *# *# 1259237 1257818 *# 1257871 *# 1257955 !!!!!!!! Garden 1257829 *# !!!!!!!! Buxton - The Park *# 1257914 *# 1257920 1257789 *# # 1258018 *# *# * *# Grade I Listed Building 1257843 1258023 *# *## 1257868 1257991 *# * *# *# 1257856 *# 1257996 *# 1257904 *# Grade II* Listed Building *# 1257847 1001456 1257993 *# 1259256 1257997 1259387 *# *# Grade II Listed Building 1257823 *#*# 1259417 *# 1259215 1259418 *# *# 1259216 1259389 1259217 *# 1259171 1000675 *# *# 1259390 *# *# 1257906 *# 1259385 1258033 # * *# 1258031 1259327 Buxton Hardwick 1259420 *# *# 1259419 # 1258032 *# 1259421 * *# 1259422

*# 1259423 *# 1259424 *# 1259425

*# 1259384 1259229 *# *# 1259232 1259407 *# 373000 Buxton Central 1259388 *# *# 1259386 1259392 *# Inset @ 1:5,000,000 Contains OS data © Crown copyright and database right *# 1436521 *# *# 1259380 *# *# 1259440 1259393 1259181 Note: The Historic England GIS Data contained in this material 1259367 was obtained on 18/05/2018. The most publicly available up to date Historic England GIS Data can be obtained from *# http://www.historicengland.org.uk.

Mapping Contains Ordnance Survey data © Crown copyright and database right 2018. 0 50 100 150 200 250 m

Scale at A3: 1:5,000

Land at Market Street, Buxton

Heritage Impact Statement

Figure 1

Designated Heritage Assets

August 2018

\\gos-fs14\shared\GWM\DATA\PROJECT\40718-01 Buxton (Subfolder)\D040 Design\Historic Environment\Market Street\40718-Lea09.mxd Originator:\\gos-fs14\shared\GWM\DATA\PROJECT\40718-01 amy.roberts 406000 Key

EDR1762 Site Boundary

500m Study Area

EDR3922 EDR2982 HER Asset Record EDR3922 31128 31116 HER Asset Record EDR2752 EDR3737 !H HER Asset Record 31172 2897 !H 2837 99019 Previous Archaological Event 2836 !H 2834 EDR3847 31189 EDR1918 Previous Archaeological Event 31177 !H 31174 2832 !H !H 2869 31181 34004 !H EDR1768 !H Previous Archaeological Event 31175 31168 !H 2873 !H EDR2608 Central Buxton Area of 2875 2833 EDR2989 Archaeological Interest 34006 EDR3930 EDR4021

!H 31193 34011 EDR1803 2848 31182 2847 2801 34008 2842 !H 31108 H 2841 !H EDR3642 ! !H EDR2558 !H 2802 !H 31186 !H 2803 EDR3633 34013 EDR1606 EDR1964 2851 !H 2852 !H EDR1606 31166 34012 EDR4494 31100 !H 2849 EDR1606 34005 EDR1606 31158 EDR3124 !H EDR2603 2807 !H 31165 EDR1606 !H EDR1606 31104 EDR1606

31180 EDR3515 31184 373000 34007 2879

H 31178 ! 31183 !H 2839 !H 2850

31167 !H 2866 Data obtained from Derbyshire County Council Historic Environment Record 01/06/2018.

Mapping Contains Ordnance Survey data © Crown copyright and database right 2018. EDR3922 99030 0 50 100 150 200 250 m

Scale at A3: 1:5,000

Land at Market Street, Buxton 31176 !HH ! EDR3963 Heritage Impact Statement !H 2831 31187 MDR21497 H ! Figure 2 Non-Designated HER Records & the Central Buxton Area of 2868 Archaeological Interest

August 2018

\\gos-fs14\shared\GWM\DATA\PROJECT\40718-01 Buxton (Subfolder)\D040 Design\Historic Environment\Market Street\40718-Lea10.mxd Originator:\\gos-fs14\shared\GWM\DATA\PROJECT\40718-01 amy.roberts 406000 Key Site Boundary

500m Study Area

Allotment Gardens

Broadleaved Woodland with Sinuous Boundaries

Educational

Post-1880s Settlement

Pre-1880s Settlement

Small Regular Fields 373000

Data obtained from Derbyshire County Council Historic Environment Record 01/06/2018.

Mapping Contains Ordnance Survey data © Crown copyright and database right 2018.

0 50 100 150 200 250 m

Scale at A3: 1:5,000

Land at Market Street, Buxton

Heritage Impact Statement

Figure 3

DCC HER Historic Landscape Characterisation

August 2018

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2.2 Historical and Archaeological Summary

2.2.1 There are no records of known heritage contained within the site boundary although it is bounded to the west by the Buxton Central Conservation Area and partially to the north by the Buxton Hardwick Conservation Area which both illustrate the wider historic setting of the site.

2.2.2 Little is known with regards to the prehistoric period within the study area surrounding the site although evidence of activity is represented through records of flint flakes being recovered within Buxton Gardens (DCC HER 2802 - MDR286) and Silverlands (DCC HER 2848 - MDR344) together with Neolithic stone axes being recovered from Dale Road (DCC HER 2807 - MDR329) and Silverlands School (DCC HER 2847 - MDR294). A possible Bronze Age inhumation with associated artefacts is also recorded as having been found by workmen constructing a new road between Spring Gardens and Silverlands at the end of the 19th century (DCC HER 2801 - MDR306).

2.2.3 Buxton was at one point a Roman spa town, Aquae Arnemetiae - "The Spa of the Sacred Groves" which would have represented a religious centre at this time as demonstrated by votive offerings left during the Roman occupation at the site of a natural spring (DCC HER 2869 - MDR358). The Roman roads that ran through Buxton (Margary, 1973) may be represented by a number of historic roads discovered within the study area (DCC HER Records 2851 - MDR347, 2850 - MDR346, 2849 - MDR345 and 2854 - MDR350) and are further evidenced by the discovery of a Roman milestone at Silverlands (DCC HER 2841 - MDR273). Roman pottery has also been found in the area of Bennett Street to the southwest of the site (DCC HER 2839 - MDR339) and further pottery associated with a cobbled area discovered at Darwin Avenue to the west of the site (DCC HER 31100 - MDR398).

2.2.4 Although the spa waters have remained in use since the Roman period, as evidenced by St Ann’s Well at The Crescent which is on the site of former well dating back to this time (NHLE 1257868) and the documented use of the waters by Mary Queen of Scots during the latter half of the 16th century (MacNalty, 1961), it was not until the Georgian period that Buxton began to significantly develop again due to the efforts of the Dukes of Devonshire and in the Victorian period with the arrival of the railway in the town in 1863. The Tithe Map of Buxton which dates from 1848 (Derbyshire Record Office Reference D2360/3/56a) shows Buxton’s historic core consisting of buildings at and around the Grade I listed The Crescent (NHLE 1257876), along either side of what is now Spring Gardens, Hall Bank, Eagle Parade, Church Street and the High Street with the exception of the area occupied by the Grade II registers The Slopes garden (NHLE 1001456) which was already present at this time and extended to cover the area now occupied by the Grade II listed Town Hall (NHLE 1259171). The site itself was not developed at this point and is recorded as meadow within the Buxton Tithe Award of 1847 (Derbyshire Record Office Reference D2360/3/56b).

2.2.5 The town continues to develop steadily over the following decades and by the publication of the six inch to the mile Ordnance Survey (OS) mapping published in 1882, the surrounding streets including Hartington Road, Bath Road, West Road and London Road. The site appears annotated as a cattle market at this time bounded to the north and west by small buildings and associated enclosed land and to the south and east by small enclosures with associated tacks. By the 1899 edition OS map of the same scale, the site appears in a similar form that of today with the southern half of the site occupied by buildings and the northern half remaining open. Hollins Street and Market Street are also both established by this time.

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2.3 Assessment Selection

2.3.1 The data collected within the study area (Figures 1-3) was considered in terms of proximity to site, state of survival and visibility of the proposed development. Due to the topography of the area and the urban character with the presence of built up areas the majority of historic assets were screened from the site. The assets that were considered to have the potential to be impacted by the proposed development were as follows:

 The Buxton Central Conservation Area and Associated Assets: This designation and its associated historic structures were considered due to the sites proximity and intervisibility of the assets which gives rise to potential indirect effects upon the setting of the historic structures and the conservation area as a whole. The majority of historic structures are screened from the site by the existing townscape although the following recorded designated and non- designated structures have been considered in more detail due to glimpsed views that are available:

 The Grade II listed Buxton Town Hall (NHLE 1259171);

 The Grade II listed Market Cross (NHLE 1258033);

 The Grade II listed Sun Inn (NHLE 1259229);

 The Grade II listed Cheshire Cheese Public House (NHLE 1259232);

 The non-designated 6-12 Market Street (DCC HER 34012 - MDR14992); and

 The Central Buxton Area of Archaeological Interest as defined by High Peak Borough Council Planning Policy.

 The Buxton Hardwick Conservation Area: This designation and its associated historic structures were considered due to the sites proximity and visibility of the conservation area to the site which gives rise to potential indirect effects upon its setting. There are no listed buildings or historic structures included within the DCC HER within the Conservation Area that are in close proximity or have visibility of the site.

2.3.2 A statement of significance is provided for these conservation areas in order to illustrate their importance, setting and how they are experienced. This information will then be used to assess how the proposed development may impact upon these aspects. The individual assets within the Buxton Central Conservation Area will also be explained. Conclusions and suggested mitigation measures for any potential impacts are provided at the end of this report.

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3. Statement of Significance

3.1 Legislative Overview of Importance

3.1.1 Conservation Areas are designated for their special architectural and historic interest, usually by the local planning authority. They are protected under the Planning (Listed Buildings and Conservation Areas) Act 1990 and in the case of the Buxton Central and the Buxton Hardwick Conservation Areas, an Article 4 Direction under the Town and Country Planning (General Permitted Development) Order 1995. The level of protection provided to these areas, together with the further designated heritage assets contained within it means that they should be treated as nationally important. The Grade II listed buildings that area also contained within this assessment are also protected under the Planning (Listed Buildings and Conservation Areas) Act 1990 and their Grade II listing demonstrates that they are of special interest and should be considered as nationally important as reflected by their inclusion within the NHLE.

3.1.2 National planning policy as set out within the National Planning Policy Framework (NPPF) (Ministry of Housing, Communities and Local Government, 2018) states that:

 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.

 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 into account when considering the impact of a proposal on a heritage asset, to avoid or minimise any conflict between the heritage asset’s conservation and any aspect of the proposal.

3.1.3 The importance of the historic character of Buxton as a whole, including the setting of the Buxton Central and the Buxton Hardwick Conservation Areas, are further protected by The High Peak Local Plan (High Peak Borough Council website) through a number of local policies including:

 Policy S 7, Buxton Sub-area Strategy: which states that The Council and its partners will seek to establish Buxton as England’s leading spa town and consolidate its role as the principal service centre for the Peak District. This will be achieved by:

 Protecting and enhancing the unique character of Buxton’s spa heritage, townscape and natural environment to maintain the quality of life and act as a catalyst for tourism by protecting and enhancing the historic environment.

 Policy EQ 6, Design and Place Making: which states that all development should be well designed and of a high quality that responds positively to both its environment and the challenge of climate change, whilst also contributing to local distinctiveness and sense of place which will be achieved by:

 Requiring that development contributes positively to an area's character, history and identity in terms of scale, height, density, layout, appearance, materials, and the relationship to adjacent buildings and landscape features.

 Policy EQ 7, Built and Historic Environment: which states that The Council will conserve heritage assets in a manner appropriate to their significance. This will take into account the

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desirability of sustaining and enhancing their significance and will ensure that development proposals contribute positively to the character of the built and historic environment. This will be achieved by:

 Requiring all works that could impact on a heritage asset or its setting or sites with the potential to include assets, to be informed by a level of historical, architectural and archaeological evidence proportionate to their significance and sufficient to understand the potential impact of a proposal. Where appropriate, the Council may also require historical research and archaeological recording to be undertaken before works to a heritage asset commence.

 Preventing the loss of buildings and features which make a positive contribution to the character or heritage of an area through preservation or appropriate reuse and sensitive development, including enabling development, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss or other relevant provisions of the NPPF apply.

 Ensuring that development within the Area of Archaeological Interest as identified on the Policies Map does not have a significant adverse impact on any known or yet to be discovered heritage assets. Planning conditions and/or obligations will be agreed to ensure that archaeological or heritage features and recorded and retained intact in situ. Where this is impractical, such features will be appropriately excavated and recorded prior to destruction. Within the Buxton Area of Archaeological Interest development proposals should be informed by desk-based assessment / field evaluation as appropriate to assess the potential for impacts on Roman archaeology. Where proposals are likely to affect other known important sites, sites of significant archaeological potential, or those that become known through the development process, an archaeological evaluation will be required prior to their determination.

 Requiring proposed developments that affect a heritage asset and / or its setting, including alterations and extensions to existing buildings, to demonstrate how the proposal has taken account of design, form, scale, mass, use of traditional materials and detailing, siting and views away from and towards the heritage asset in order to ensure that the design is sympathetic and minimises harm to the asset.

 Requiring development proposals in Conservation Areas to demonstrate how the proposal has taken account of the distinctive character and setting of individual Conservation Areas including open spaces and natural features and how this has been reflected in the layout, design, form, scale, mass, use of traditional materials and detailing, in accordance with Character Appraisals where available.

3.1.4 Due to the last of these planning policies the Buxton Central Conservation Area and the Buxton Hardwick Conservation Area will be discussed further within the same assessment as they share character areas settings as set out within the Buxton Conservation Areas Character Appraisal (Mel Morris Conservation, 2007). The individual assets contained therein shall be discussed in their own right.

3.2 The Buxton Central Conservation Area and Buxton Hardwick Conservation Area

3.2.1 The Buxton Central Conservation Area and Buxton Hardwick Conservation Area (Figure 1) both contain varied distinct character areas within their boundaries as set out within the Buxton Conservation Areas Character Appraisal (Mel Morris Conservation, 2007) and illustrated in Figure 4.

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!!!! Buxton Central and Buxton !!!! Hardwick Conservation Areas !!!! Character Areas

Ashwood Park

College

Hardwick 374000 Higher Buxton

Pavilion Gardens and Serpentine Walks

Spring Gardens

The Crescent, The Slopes and The Devonshire Royal Campus

The Park and Corbar Walks

Buxton Hardwick Conservation Area

Buxton Central Conservation Area 373000

Character Areas identified within the: Buxton Conservation Areas Character Appraisal, 2007 Mel Morris Conservation for High Peak Borough Council . 0 50 100 150 200 250 m

Scale at A3: 1:7,500

Land at Market Street, Buxton.

Heritage Impact Study

Figure 4

Conservation Area Character Areas

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3.2.2 The Higher Buxton Character Area is shared by both the Buxton Central Conservation Area and Buxton Hardwick Conservation Area and bounds the site to the west and at the north-eastern corner with further close proximity to the site in the northwest. The buildings contained within this character area screen all other character areas contained within the Conservation Areas and as such it is this character and its setting that may be impacted upon by the proposed development. All further character areas and the wider aspects of the Buxton Central and Buxton Hardwick Conservation Areas will remain unchanged.

3.2.3 The main characteristics of the Higher Buxton Character Area are:

 Inward-looking spaces;

 Hard-edged with a strong, almost continuous, enclosure;

 Dominated by the wide open space of the market place;

 Few landmark buildings;

 Few panoramic views;

 Intimate scale and glimpsed views;

 Large concentration of vernacular buildings;

 Regular rhythm of three-storey commercial buildings and terraced houses; and

 Houses with small front gardens, back yards & alleys.

The nature of the intimate scale, glimpsed views and the dominance of the Market Place (Plate 6) within the Higher Buxton Character Area combined with its inward looking views means that the setting of the Buxton Central Conservation Area and Buxton Hardwick Conservation Area in the area of the site is quite restricted with only occasional glimpsed views and buildings directly neighbouring the conservation area having an impact upon them.

Plate 6: Market Place looking SSW with the Grade II listed Market Cross in the foreground. The hard edges and range of building heights are typical of the Higher Buxton Character Area.

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3.3 Assets Contained within the Buxton Central Conservation Area

The Grade II listed Buxton Town Hall (NHLE 1259171)

3.3.1 Buxton Town Hall (Figure 1 and Plate 7) is of special interest as demonstrated by its listed status and further illustrated by its position at the northern extent of the open Market Place where it looks out over this area which represents the historic core of the town whilst the rear of the structure looks out over The Slopes and providing a link to the historic buildings and spaces within the Buxton Central Conservation Area further to the north.

Plate 7: SSW elevation of Buxton Town Hall with the Market Cross in the foreground.

3.3.2 The Town Hall was first built in 1887-88 and designed by W Pollard of Manchester, the structure has always been one of the landmark buildings within Buxton and its clock tower which is topped with an octagonal cupola of 8 Corinthian columns and a bell canted dome provides a focus point for glimpsed views towards the Market Place from within the wider Buxton Central Conservation Area.

The Grade II listed Market Cross (NHLE 1258033)

th 3.3.3 The market Cross (Figure 1 and Plates 6 and 7) is a simple stone structure of probable 15 century date. It was moved in 1813 from a location off of Palace Road to the centre of the Market Place and again in the 20th century to its present location. This historic asset is of a small scale and as such is easily screened in anything other than close views not only by neighbouring buildings but also by vehicles that utilise the Market Place. It does however provide a focal point in connection to the Town Hall and a sense of the history of Buxton which predates the current townscape.

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The Grade II listed Sun Inn (NHLE 1259229) & Cheshire Cheese Public House (NHLE 1259232)

3.3.4 These buildings are both located on located on the High Street (Figure 1) to the WSW of the site and are currently public houses although they were originally coaching Inns. They both originate from the 18th century although both also have 19th and 20th additions. These assets have beer gardens to the rear of the main buildings and as such, although the curtilages do not bound the site they are in close proximity and some partially screened views may be available from these open areas. Some glimpsed views of the site may also be possible from the High Street through a flat headed carriage arch that forms the northern extent of the Sun Inn (Plate 8).

Plate 8: View of the Sun Inn from the High Street looking SSE.

3.3.5 Both the Sun Inn and the Cheshire Cheese Public House (Plate 9) are built of dressed stone with Welsh slate rooves and are two storeys in height. Their main focus is on the High Street which typifies the intimate scale of the Higher Buxton Character Area within the wider Buxton Central Conservation Area. Their origins as coaching inns also demonstrate their immediate connection to the High Street and the main transport routes through the historic centre of Buxton.

Plate 9: View of the Cheshire Cheese from the High Street looking southeast.

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The non-designated 6-12 Market Street (DCC HER 34012 - MDR14992)

3.3.6 The structure that forms 6-12 Market Street is contained within the DCC HER due to their seemingly unaltered frontages. These shops are located at the northern end of Market Street with the frontages facing to the east (see Figure 2). The plan of the buildings suggest that they are the same as those shown in this location on OS mapping of 1882 and their construction of stone and slate are contemporary with many of the mid to late 18th century structures contained within the Buxton Central Conservation Area.

3.3.7 Market Street itself is first listed within historic directories (University of Leicester website) in Kelly’s Directory of Derbyshire, Leicestershire & Rutland and Nottinghamshire from 1891. This directory has entries for 6, 8 and 12 Market Street with 6 Market Street being occupied by John Simpson, Tobacconist, 10 Market Street occupied by Henry Short, Boot Maker and 12 Market Street listed to William Bains who provided lodging houses. This last entry may explain a stone that is set within the upper story of the overall terrace which appears to refer to ‘Albany Cottages’ This mix of lodgings and tradesmen may also explain the terraces two storey construction which was more common for residential properties and is a key characteristic of the wider Higher Buxton Character Area within the Buxton Central Conservation Area.

3.3.8 The primary setting of these buildings is provided by the Market Place and the neighbouring commercial properties which provide a greater understanding of these structures. The scale of these structures mimic those of the buildings opposite and the reduction in height compared to the three-storey buildings that enclose the Market Place also provide a sense of transition from the commercial centre of the town into the more residential properties to the south.

The Central Buxton Area of Archaeological Interest

3.3.9 Although there are no records of known archaeology within the site, it is entirely contained within the Central Buxton Area of Archaeological Interest as defined by the High Peak Borough Council adopted Local Plan (High Peak Borough Council website). The extent of this area has been identified as the likely extent of the Roman settlement of Aquae Arnemetiae. Numerous finds have been made throughout the area (as described in Section 2.2) and it is considered that further archaeological artefacts and deposits are likely to remain in situ. Any remains that do survive could have the potential to be of local, regional or national importance.

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4. Impact of Proposed Development

4.1 The Buxton Central Conservation Area and Buxton Hardwick Conservation Area

4.1.1 The site lies outside of the Buxton Central Conservation Area and the Buxton Hardwick Conservation Area and as such it only has the potential to affect their settings which would include views to and from the Conservation Areas and their associated character. It was noted during the site visit that the proposed development is likely to be largely screened to the north by the existing modern buildings at South Mews (Plate 10) to the north although the north-eastern extent of the site that is bounded by the western tip of the Buxton Hardwick Conservation Area will have clearer visibility to and from the proposed development and the site (Plate 11). The Buxton Central Conservation Area bounds the site to the west and although in close proximity to the site, the hard- edged enclosure that is a key characteristic of the Higher Buxton Character Area within the Conservation Area means that the site is largely screened in this direction.

4.1.2 Occasional partially screened and glimpsed views would still be available from the rear of some historic structures located to the west of the site (Plates 12 and 13) and a further glimpsed view across the Higher Buxton Character Area, taking in the western extent of the Buxton Hardwick Conservation Area and through to the Buxton Central Conservation Area to the Grade II listed Town Hall (NHLE 1259171) is also available from the north-eastern extent of the area when exiting the site (Plate 14).

4.1.3 The glimpsed views available from the rear of structures to the west of the site within the Buxton Central Conservation Area do not form key views within the Higher Buxton Character Area and where visibility of the proposed development may be seen, the character of the Conservation Area will be reflected through the use of two and three storey buildings, terracing and the use of appropriate materials. The glimpsed view towards the Grade II listed Town Hall (NHLE 1259171) will remain available due to the retention of car parking in the northeast of the site and the small gardens that will be adjacent to Market Street.

4.1.4 The intimate scale of the streets surrounding the proposed development and the two and three storey structures that front directly onto the pavements in combination with the topography and current street pattern mean that as you move around the Conservation Areas, the site is not visible other than when moving along the streets and through properties that are directly adjacent to the site (Plate 15).

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Plate 10: Screening provided by South Mews Plate 11: View of the site from the western along the northern boundary of the site. extent of the Hardwick Conservation Area.

Plate 12: View towards the site from the rear Plate 13: View towards the site from the rear of the Sun Inn looking ENE. of the Cheshire Cheese looking ENE.

Plate 14: Glimpsed view of the Town Hall from Plate 15: View towards site from entrance to north-eastern extent of the site looking north. South Street looking southeast.

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4.2 Assets Contained within the Buxton Central Conservation Area

The Grade II listed Buxton Town Hall (NHLE 1259171) and Market Cross (NHLE 1258033)

4.2.1 The glimpsed views of Buxton Town Hall from the north-western extent of the site will remain largely unchanged and due to the three storey buildings that enclose the Market Place together with the curvature of Market Street the views towards the site and the proposed development will be limited and with a clear feeling of separation from the Market Place which provides the primary setting of these assets (Plate 16).

Plate 16: View towards site down Market Street from Buxton Town Hall with the Market Cross in the foreground, looking SSE.

The Grade II listed Sun Inn (NHLE 1259229) & Cheshire Cheese Public House (NHLE 1259232)

4.2.2 These buildings both have partially screened views of the site available from the gardens to the rear (Plates 12 and 13). These views do not contribute to the experience of the buildings and key views from within the curtilage of the assets look back towards the main buildings themselves. The presence of garages along Clough Street within the Buxton Central Conservation Area provide further screening and separation from the views out towards the proposed development (Plate 13).

The non-designated 6-12 Market Street (DCC HER 34012 - MDR14992)

4.2.3 This terrace of shops face to the east and do not have additional windows on the southern elevation. The key views of these structures occur in close proximity and looking towards the west. The eastern edge of proposed development would appear as background elements in views of this terrace when travelling south down Market Street although due to the materials that have been chosen for the proposed development in combination with the scale of the structures and the current presence of the derelict houses in this location, this view will be a small incremental change to an element of the shops setting that does not contribute to their importance or understanding.

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The Central Buxton Area of Archaeological Interest

4.2.4 The site has historically been quite open in comparison to the intimate scale and enclosure of the neighbouring conservation areas due to its origins as a cattle market and later as a car park with buildings mainly focused within the southern half of the site. The construction of extant structures within the site, particularly those along Market Street together with a number of former structures that existed within the southern half of the site associated with the Cattle Market, are likely to have caused disturbance to any archaeological remains although the extent of this is as yet unknown. Due to the limited disturbance within the open northern half of the site the potential for survival of archaeological remains, if present, is higher. The construction of the proposed development would have an impact upon any remains that are present, particularly in the areas of the proposed new buildings.

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5. Conclusions and Recommendations

5.1 Conclusions

5.1.1 Due to the nature, scale and materials used within the proposed development combined with the existing setting and views available from within the Buxton Central Conservation Area and Buxton Hardwick Conservation Area and their associated built heritage assets, any visibility of the proposed development would be in keeping with the current setting. The views available towards the proposed development from the Conservation Areas, The Sun Inn, the Cheshire Cheese Public House, Buxton Town Hall and Market Cross as well as 6-12 Market Street are minimal and do not form key views to or from these assets. Due to these factors it is considered that the proposed development would have a negligible indirect effect upon the setting of the surrounding built heritage. It is also possible, subject to detailed design, that benefits may be accrued through the removal of the existing dilapidated buildings. This will be determined at the reserved matters stage.

5.1.2 There is a potential for as yet unknown archaeological material to be present within the site as demonstrated by its inclusion within the Central Buxton Area of Archaeological Interest and the DCC HER records present within the surrounding area. The southern part of the site appears to have been subject to substantial buildings and alterations as part of the former uses as a yard, cattle market and more recently the Council depot. There are currently 12 buildings on the site. However, the northern part of the site appears to be less disturbed by recent activity and it currently comprises a car park. Given the number of buildings on site previously and currently, in addition to the area of hardstanding, it is possible that any subsurface archaeology could have been compromised. However, given that the site falls within a zone of high archaeological potential it requires investigation to determine whether archaeology remains under the site.

5.2 Recommendations

5.2.1 The mitigation that has been built into the design of the proposed development with the use of traditional building materials, scale and the massing respecting the existing structures in the surrounding area provide sufficient mitigation with regards to the setting of the surrounding built historic environment.

5.2.2 With regards to the potential for as yet unknown archaeological remains within the site and the Central Buxton Area of Archaeological Interest, it is recommended that an archaeological advisor is retained for the design and delivery of the proposed development. A programme of archaeological investigation should be arranged for the site ahead of construction work in order to identify the presence, extent and nature of any archaeological remains within the site. These investigations should be designed and managed in consultation with the DCC Archaeologists. This can adequately be controlled via a planning condition attached to the outline planning permission.

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Bibliography

Journal articles MacNalty, A., (1961). The Maladies of Mary Queen of Scots. Medical History, Volume 5 (Issue 3), pp. 203-209.

Books and Documents Kelly and Co., (1891), Kelly’s Directory of Derbyshire, Leicestershire & Rutland and Nottinghamshire. London: Kelly and Co., p67-72.

Margary, I. D., (1973). Roman Roads in Britain. London: John Baker Publishers Ltd, p.360-4.

Mel Morris Conservation, (2007), Buxton Conservation Areas Character Appraisal. Buxton: High Peak Borough Council.

Websites High Peak Borough Council, (2018), The Adopted Local Plan 2016. Available at https://www.highpeak.gov.uk/article/646/The-Adopted-Local-Plan-2016. Accessed 23rd August 2018.

Historic England, (2018), Download Listing Data. Available at https://historicengland.org.uk/listing/the- list/data-downloads/. Accessed 18 May 2018.

University of Leicester, (2018), Historical Directories. Available at http://specialcollections.le.ac.uk/cdm/map/collection/p16445coll4. Accessed 23rd August 2018.

Government publications Ministry of Housing, Communities and Local Government, (2018). National Planning Policy Framework. London: Ministry of Housing, Communities and Local Government, p.55.

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Appendix A Historic Environment Data Index

Designated Heritage Data

Listed Buildings

NHLE Grade Name X Y

1257789 II* The Opera House 405625 373485

1257818 II Postbox at the junction with Water Street 405689 373518

1257823 II Bridge over River Wye 405622 373422

1257829 II The Old Club House 405655 373527

1257837 II Number 4 Cavendish Circus 405806 373629

1257841 II Numbers 1-6 The Colonnade 405850 373604

1257843 II* 1-6, The Square 405719 373512

1257847 II* Old Hall Hotel 405754 373477

1257856 II War Memorial on The Slopes 405851 373472

1257868 II St Anns Well 405799 373508

1257871 II* 12 Stone Urns and Linking Walls and Steps 405847 373537

1257876 I The Crescent 405806 373572

1257899 II Samuel Turner Memorial Drinking Fountain 405868 373558

1257904 II 9, Terrace Road 405933 373459

1257906 II Buxton House 405877 373300

1257910 II Buxton Thermal Baths 405845 373586

1257914 II Natural Mineral Baths 405756 373501

1257920 II Pump Room 405815 373522

1257938 II Grove Hotel and Grove Parade 405907 373579

1257949 II Winster Place 405957 373577

1257955 II 12-28, Spring Gardens 405949 373537

1257964 II Longden Court to rear of Number 54 (Number 54 not included) 406084 373566

1257987 II Tomb to Philip Heacock 20m west of Church of St John The Baptist 405587 373548

1257989 II 6 Bollards to east of Church of St John The Baptist 405648 373566

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NHLE Grade Name X Y

1257991 II Paxton Suite and attached Railings 405570 373475

1257993 II The Central Hall and attached Promenade 405575 373459

1257996 II The Conservatory 405643 373479

1257997 II The Octagonal 405527 373442

1258018 II Claremont 405513 373503

1258023 II Cranford 405490 373482

1258025 II* Church of St John The Baptist 405617 373550

1258031 II New Inn 405866 373261

1258032 II Drinking Fountain 405757 373194

1258033 II Market Cross 405821 373307

1259171 II Town Hall 405832 373328

1259181 II Bath House 405437 372938

1259215 II 2a, 2b, and 2-5, Hall Bank 405762 373398

1259216 II 6, Hall Bank 405775 373362

1259217 II Columbine 405776 373354

1259229 II Sun Inn 405766 373036

1259232 II Cheshire Cheese Public House and Attached Railings 405770 373017

1259237 II The Old Court House Shops and Restaurant 405765 373576

1259256 II The Savoy Hotel 405759 373405

1259266 II Drinking Well at Devonshire Royal Hospital 405775 373610

1259275 II The George Public House and George Mansions 405732 373564

1259327 II Eagle Hotel George E Bryant and Sons Limited and Market Place Arcade 405776 373268

1259367 II Seven Ways (Number 1) And Somersby (Number 3) 405478 372864

1259380 II Church of Saint Mary The Virgin 405902 372958

1259384 II Westminster Hotel (Number 21) and Eton House (Number 22) 405534 373045

1259385 II Carlisle House 405662 373284

1259386 II The Argyle 405516 372976

1259387 II 4 Bollards at northeast end of Broad Walk 405733 373413

1259388 II 4 Bollards at southwest end of Broad Walk 405489 372970

1259389 II Grosvenor Mansions Numbers 1, 2 and 3 405685 373316

NHLE Grade Name X Y

1259390 II 15 Lamp Standards along northwest side of Broad Walk 405663 373306

1259392 II* Church of St Anne 405722 372975

1259393 II Tombstone to John Kane 20m south of The Church of Saint Anne 405716 372954

1259407 II The Swan Public House 405739 373002

1259417 II Grosvenor House Hotel 405732 373390

1259418 II The Chequers 405718 373364

1259419 II Cavendish House 405624 373223

1259420 II 2 Bollards Between Numbers 11 and 12 405603 373218

1259421 II Derby House 405615 373187

1259422 II Sandringham Hotel 405587 373166

1259423 II 16 and 17, Broad Walk 405574 373127

1259424 II Hartington Hotel 405563 373106

1259425 II Roseleigh Hotel (Number 19) and Sherwood (Number 20) 405551 373084

1259440 II Numbers 1-6 and attached Walls, Railings and Gates 405511 372943

1436521 II St Mary's Church War Memorial, Buxton 405877 372955

Registered Park and Gardens

NHLE Grade Name X Y

1000675 II* Pavilion Gardens, Buxton 405381 373314

1001456 II The Slopes, Buxton 405831 373466

Conservation Areas

Name X Y

Buxton - The Park 405242 373718

Buxton Central 405647 373333

Buxton College 405395 372724

Buxton Hardwick 406157 373461

Non-Designated Heritage Data

DCC HER Asset Data

Pref Ref MonUID Name Monument Type X Y

2801 MDR306 Human bone and other artefacts, Silverlands, Inhumation? 406181 373327 Buxton

2802 MDR286 Flint flakes, Buxton Gardens, Buxton Findspot 405500 373300

2803 MDR285 Stone hammer, Silverlands, Buxton Findspot 406150 373310

2807 MDR329 Stone axe, Dale Road, Buxton Findspot 406103 373113

2831 MDR333 Bronze object, Old Leek Road, Buxton Findspot 405600 372600

2832 MDR320 Possible Roman settlement, Holker Road, Buxton Settlement?; 406153 373438 Findspot; Hearth

2833 MDR334 Alleged Roman structure (site of), Terrace Road, Platform; Temple? 405863 373447 Buxton

2834 MDR335 Lead bath, The Crescent, Buxton Findspot 405805 373541

2836 MDR336 St. Anne's Well (site of), The Crescent, Buxton Well 405769 373515

2837 MDR337 Roman baths (approximate site of), The Crescent, Baths; Spa 405795 373535 Buxton

2839 MDR339 Roman pottery, Bennett Street, Buxton Findspot 406076 372931

2841 MDR273 Roman milestone, Silverlands, Buxton Milestone 406102 373302

2842 MDR291 Cross Shaft, Market Place, Buxton Cross 405821 373307

2847 MDR294 Stone axe, Silverlands School, Buxton Findspot 406061 373319

2848 MDR344 Flint and chert, Silverlands, Buxton Findspot 406231 373333

2849 MDR345 Paved road, South Street, Buxton Road 405846 373171

2850 MDR346 Paved road, junction of London Road and Leek Road 405784 372909 Road, Buxton

2851 MDR347 ?Roman Road, Lismore Road, Buxton Road; Road 405300 373210

2852 MDR348 ?Roman Building, Lismore Road, Buxton Building 405300 373210

2866 MDR357 ?Roman road, Byron Street, Buxton Road?; Ditch? 405954 372865

2868 MDR9032 Roman Road (conjectural line of), Buxton Road 405413 371371

2869 MDR358 Roman and post-medieval votive deposits, Natural Findspot; Findspot 405761 373494 Baths, Buxton

2873 MDR309 Alleged barrow, The Slopes, Buxton Barrow? 405865 373447

2875 MDR361 Old Hall Hotel, The Crescent, Buxton Spa Hotel 405741 373474

2879 MDR365 St Anne's Church, Buxton Church 405722 372974

Pref Ref MonUID Name Monument Type X Y

2897 MDR372 Stone heads, Old Courthouse, Buxton Findspot 405764 373583

31100 MDR398 Roman feature, Darwin Road, Buxton Road? 406050 373210

31104 MDR397 Carved head, Torr St, Buxton Carved Stone 405693 373079

31107 MDR394 Buxton Pavilion Gardens, Buxton Pleasure Garden 405328 373272

31108 MDR393 The Slopes, Buxton Urn; Pleasure 405839 373442 Garden

31116 MDR317 The Crescent, Buxton Hotel; Town 405796 373550 House; Lodging House; Assembly Rooms; Shop

31128 MDR8659 Great Stables, later Devonshire Hospital, Buxton Stable; Hospital; 405670 373670 Mineral Baths

31158 MDR11330 Possible navvy camp, Silverlands, Buxton Construction 406396 373137 Camp?; Beam Slot; Pit

31165 MDR11902 Unitarian Chapel, Hartington Road, Buxton Unitarian Chapel 405612 373110

31166 MDR11903 Wesleyan Methodist Church, Eagle Parade, Buxton Wesleyan 405708 373162 Methodist Chapel

31167 MDR11904 Former Primitive Methodist Chapel, London Road, Primitive 405799 372873 Buxton Methodist Chapel

31168 MDR11906 Congregational Chapel (site of), Hardwick Mount, Congregational 405974 373457 Buxton Chapel

31172 MDR11995 St John the Baptist Church, St Johns Road, Buxton Church 405616 373550

31174 MDR12181 Pump Room, The Crescent, Buxton Pump Rooms 405813 373523

31175 MDR12182 War Memorial, The Slopes, Buxton War Memorial 405851 373472

31176 MDR12183 Milestone, London Road, Buxton Milestone 406013 372642

31177 MDR12184 Victorian pillar box, corner of Water Street and The Pillar Box 405689 373518 Square, Buxton

31178 MDR12185 Pillar box, Bath Road, Buxton Pillar Box 405484 372931

31180 MDR12363 St James' Church (site of), Bath Road, Buxton Chapel Of Ease 405608 373015

31181 MDR12364 Trinity Church, Hardwick Mount, Buxton Anglican Church 406107 373452

31182 MDR12365 St Anne's Roman Catholic Church, Terrace Road, Roman Catholic 405928 373351 Buxton Church

31183 MDR12366 St Mary's Church, Dale Road, Buxton Mission Church 405901 372957

31184 MDR12367 Mission Church (site of), Dale Road, Buxton Mission Church 405940 372980

31186 MDR12743 Edward VII pillar box, Buxton Market Place, Buxton Pillar Box 405847 373306

31187 MDR12744 Victorian post box, London Road, Buxton Wall Box 406028 372632

Pref Ref MonUID Name Monument Type X Y

31189 MDR12746 The Old Club House, Water Street, Buxton Clubhouse 405655 373526

31193 MDR13348 Lamp post, Hall Bank, Buxton Lamp Post 405782 373388

34004 MDR14128 Lamp post (replica), The Square, Buxton Lamp Post 405682 373484

34005 MDR14130 Fifteen lamp standards along Broad Walk, Buxton Lamp Post 405602 373195

34006 MDR14131 Four bollards at northeast end of Broad Walk, Bollard 405733 373413 Buxton

34007 MDR14132 Four bollards at southwest end of Broad Walk, Bollard 405488 372970 Buxton

34008 MDR14133 Stone carvings at 10 Hall Bank, Buxton Carving; Terraced 405776 373335 House

34011 MDR14991 Buxton Divisional Police Headquarters, Buxton Police Station 406310 373384

34012 MDR14992 6-12 Market Street shopfronts, Buxton Shopping Parade 405844 373199

34013 MDR14995 Market Place, Buxton Market Place 405820 373277

99019 MDR10622 Sheffield (Ringinglow) to Buxton Turnpike Road, Toll Road 416139 376510 High Peak and Derbyshire Dales

99030 MDR11318 Roman Road ('The Street') (conjectural route of), Road 415886 362990 Buxton to Derby, High Peak and Derbyshire Dales

MDR21497 MDR21497 Robin Hood Hotel (Heath House), Buxton Farmstead 406047 372579

DCC HER Event Data

EvUID Name X Y

EDR1606 Evaluation, at Mill Cliff and Silverlands Secondary School, Buxton, by TPAU, in 1993 406365 373083

EDR1762 Building survey, Devonshire Royal Hospital, Buxton, by RCHME, in 1993 405670 373670

EDR1768 Building Survey, The Old Hall Hotel, Buxton, by RCHME, in 1989 405741 373474

EDR1803 Watching brief and excavation at High Bank, Holker Road, by Don Mitchell, in 2004 406142 373371

EDR1918 Unofficial monitoring during excavation of foundations, No. 6 The Square, Buxton, by Brian 405721 373499 Shepherd, in 2005

EDR1964 Watching brief, Buxton Market Place, by UMAU, in 2004 405800 373239

EDR2558 Survey and development plan, Pavilion Gardens, Buxton, by Parklands Consortium, in 1996 405328 373272

EDR2608 Watching brief, Curzon Road, Buxton, by ARS Ltd, in 2006 406196 373450

EDR2752 Archaeological evaluation, Buxton Crescent and Spa, by York Archaeological Trust, in 2009 405785 373556

EDR2982 Watching brief, mineral water pipeline from Buxton Crescent to Waterswallows, by Wessex 405776 373643 Archaeology in 2011/2012

EvUID Name X Y

EDR2989 Watching brief, Trinity Church, Buxton, by ARS Ltd, in 2011 406115 373442

EDR3124 Archaeological watching brief, at The Queen's Head, Buxton, by ARS Ltd, 2014 405710 373088

EDR3515 Watching brief, at The Sun Inn, by UMAU, in 1998 405792 373025

EDR3633 Watching brief, Silverlands, Higher Buxton, by TPAU, in 1998 406029 373363

EDR3642 Recording, Buxton Market Place, by A Myers, in 1995 405829 373310

EDR3737 Archaeological assessment, Buxton Crescent and Natural Baths, by UMAU, in 1995 405787 373564

EDR3757 Evaluation, The Crescent, Buxton, by UMAU, in 2003 405748 373530

EDR3847 Building survey, The Crescent, Buxton, by RCHME, in 1996 405796 373550

EDR3922 Conservation area appraisal, Buxton, by Mel Morris Conservation, in 2007 405395 372724

EDR3930 Conservation and landscape management scheme, The Slopes, Buxton, by High Peak 405831 373447 Borough Council, in 1992

EDR3963 Evaluation, Robin Hood Inn, Buxton, by Staffordshire University, in 2015 406082 372576

EDR4021 Watching brief, 23 Holker Road, by ARS Ltd, in 2015 406142 373406

EDR4494 Heritage Statement, at Cavendish House, 11 Broad Walk, Buxton, by University of Salford 405636 373218 Manchester, in 2014

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