Bledlow Manor House Proposed Reinstatement of Windows and Doorway in Former Openings: Heritage Statement (Incorporating Design and Access)
Frontispiece: Principal Eastern Elevation of Bledlow Manor House, 1812 (Enclosure Map, Held at the House)
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Bledlow Conservation Area Character Survey Map ( (Wycombe District Council, 1996). The buildings at Lyde End have since been added to The National Heritage List for England
Written by Guy Arnall, checked by James Hall
Issue: 17/02/21 (Listed Building Submission)
Contact Information:
Peregrine Bryant Architecture and Building Conservation
The Courtyard, Fulham Palace, Bishop’s Avenue, Fulham SW6 6EA [email protected]
This report and all intellectual property rights in it and arising from it are the property of or are under licence to Peregrine Bryant Architects. Neither the whole nor any part of this report, nor any drawing, plan, other document or any information contained within it may be reproduced in any form without the prior written consent of Peregrine Bryant Architects. All material in which the intellectual property rights have been licensed to PBA and such rights belong to third parties may not be published or reproduced at all in any form, and any request for consent to the use of such material for publication or reproduction should be made directly to the owner of the intellectual property rights therein.
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Contents
1.0 Summary ...... 6 2.0 Legislative Background ...... 6 2.1 Status of Site and Associated Buildings ...... 6 2.2 Planning (Listed Building & Conservation Areas) Act 1990 ...... 7 2.3 The NPPF ...... 7 2.4 Wycombe District Local Plan ...... 11 3.0 Historical Background...... 16 3.1 The Rectory Manor of Bledlow...... 16 3.2 The Carrington Family; Barons Carrington ...... 18 3.3 History of Bledlow Manor House ...... 21 3.3.1 Origins ...... 21 3.3.2 Early Eighteenth Century Reconstruction ...... 24 3.3.3 Interim Phase of Work: c.1720-30...... 25 3.3.4 Later-Eighteenth Century ...... 36 3.3.5 Early Nineteenth Century Modification ...... 36 3.3.6 Undated Historic Changes ...... 38 3.3.7 Post-WW2 Alterations ...... 47 3.3.8 c.1953 Alterations ...... 51 4.0 Proposals and Potential Impact...... 54 4.1 Proposed Reinstatement of windows and Doorway in Former Openings ...... 54 4.2 Conclusion ...... 62 5.0 Bibliography ...... 63
Appendix 1: List Entry
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Figures
Figure 1: Heavily worn basement staircase ST02, formed in 2” brickwork...... 22 Figure 2: Remains of decorative brickwork to C17 stack are still visible, below the later roofline .... 23 Figure 3: Smoke Hole to south of C17 chimney stack. The blocked access hatch to Room F4 is just visible, LHS of picture...... 23 Figure 4: The existing southern elevation. Though it too has seen revision, this southern view provides best impression of how the house appeared in the early-C18. Reconstruction around the C17 core resulted in the curiously off-centre chimney stack to middle. This elevation featured Cross- Mullion windows right up until c.1954. The central dormer too is an early- C20 insertion. The contrasting brickwork continues to be dulled by the remains of C19 colourwash, particularly to those areas sheltered by the eaves...... 25 Figure 5: Staircase at 6 Cheyne Walk, 1718 (Godfrey, 1909, p. 56) ...... 27 Figure 6: Curious construction of Staircase ST-03 (LEFT) and removed attic joists (RIGHT) ...... 27 Figure 7: Remains of the original wall plate to the east elevation, with parapet brickwork of the raised attic storey simply laid on top. Below, timber grounds may be seen, utilised to apply the later timber cornice which once ran across this elevation. Pocket for (now entirely decayed joist may also be seen above)...... 28 Figure 8: Decayed remains hip rafter and former wall plate remains to the eastern elevation of Bledlow Manor House...... 28 Figure 9: Serious cracking to the parapet corner caused by outward roof thrust along the unseated hip rafter...... 29 Figure 10: Remains of the original wall plate to the east elevation, with parapet brickwork of the raised attic storey simply laid on top. Below, timber grounds may be seen, utilised to apply the later timber cornice which once ran across this elevation. The former first floor ceiling joists (now attic floor joists) may be seen projecting through the brickwork. Death-watch flight holes are clearly in evidence...... 29 Figure 11: Split-lath tile battens to the roof slope of the northern cross-wing. Their presence below the line of abutment for the raised-attic ridge clearly indicates that cross-wing preceded work to raise the attic storey. Not the absence of any ridge board to the later storey attic roof structure, indicating pre-C19 work (foreground) ...... 30 Figure 12: Late-C17/early-C18 Ormeley Lodge, Ham. Note the twin Oeil-de-Boeuf windows within the gable of the Mid-C18 extension ...... 30 Figure 13: Principal eastern elevation of Bledlow Manor House. The former oeil-de-Boeuf window locations are highlighted. The cementitious string course can clearly be seen. Inserted flowing removal of the run of timber modillion eave decoration, it has caused severe decay to structural timbers...... 31 Figure 14: Evidence for former oeil-de-boeuf windows to eastern elevation of Bledlow Manor House. Those to the RHS, though indistinct within the photograph, are clearly evident on site...... 31 Figure 15: Southern cross-wing reveal to the principal elevation showing red-brick dressings to former window openings...... 32 Figure 16: Window to southern cross-wing reveal, internal view...... 32
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Figure 17: Northern cross-wing reveal to the principal elevation showing red-brick dressings to former window openings...... 33 Figure 19: Window to Northern cross-wing reveal, internal view...... 33 Figure 20: Principal (eastern) elevation detail showing red-brick dressings to former window openings. Note also the unsightly cementitious render concealing structural timbers...... 34 Figure 21: Bledlow Manor, reconstructed Baroque principal eastern elevation of c.1730. The doorcase is conjectural...... 35 Figure 22: Detail from 1812 Enclosure Map showing principal Eastern Elevation (Held at House). Note the parapets terminating with elegant Baroque curves utilised to complete the raised attic level and the dentil string course fashioned in continuation of the modillion eave line...... 37 Figure 23: Pieced in balustrade to mezzanine landing of ST-03, matching those to the staircase it is also formed in softwood, most irregular for C17 work...... 40 Figure 24: Stair ST-03 baluster clearly formed in softwood, most irregular for C17 ...... 40 Figure 25: Stair ST-03 newel cap and handrail clearly formed in softwood, most irregular for C17 work...... 41 Figure 26: The soffit to staircase ST03. Note both the antiquated carriage beam (with scribed lath and plasterwork abutting) and the c20 repairs likely undertaken with insertion of the pocket door adjacent...... 42 Figure 27: String board to Staircase ST-03. Machine ‘chatter’ is visible to face, clearly indicating modern boards...... 42 Figure 28: Soffit of Staircase ST-03, GF flight. Note the modern reconstruction and the modern screw fixings to panelling...... 43 Figure 29: Staircase ST-03 panelling to top landing. Note the absence of fielding to the panel, indicating later construction...... 43 Figure 30: Altered panelling to ground floor level of ST-03...... 44 Figure 31: Mechanically sawn ‘Baltic’ softwood joists to later-inserted mezzanine floor (Room UG1). Note also the C20 plasterboard finish to the ceiling below...... 45 Figure 32: The non-structural mezzanine staircase partition (western face)...... 45 Figure 33: 1812 Enclosure Map crudely demonstrating H-Form plan of house and the small ‘Dairy’ building to the west (Held at House)...... 46 Figure 34: 1877 OS Map showing extension to ‘Dairy’ building to west of Manor House ...... 47 Figure 35: Existing subdivision of Rooms G5 and G7, 1945. Note the open doorway between G6 and G7 (Highlighted) (Bledlow Manor Archive, 2/1)...... 50 Figure 36: Sketch Showing Proposed subdivision of Rooms G5 and G7, 1945. Note the ‘new door’ to the northern garden entrance and the Closed-off doorway between G6 and G7 (Highlighted) (Bledlow Manor Archive, 2/1) ...... 50 Figure 37: CW06 Existing Blocked Up Window Opening in Basement……………………....…………………..55
Figure 38: CW07 Existing Blocked Up Window Opening in Basement…….……………………………………..56
Figure 39: GD44 Existing Blocked Up Door in Dairy………………………………………………………………………..57
Figure 40: GD44 Existing Blocked Up Door in Dairy………………………………………………………………………..58
Figure 41: GW15a Existing Blocked Up Window Opening in Dairy………..……………………………………….59
Figure 42: GW15a Existing Blocked Up Window Opening in Dairy…….…………………………………………..60
Figure 43: FW10 Existing Window…………………………………………..……………………………………………………..61
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1.0 Summary
Grade II* listed Bledlow Manor House encapsulates a strong narrative of demolition, reconstruction and reordering; from the Tudor period, right up until the frugal post-war era.
The H-plan of the extant building is considered to date principally to 1702, though some C17 material from the former double-pile house is certainly retained at its core.
A hitherto much unconsidered phase of alteration has been suggested, dated c.1725, which saw extensive remodeling of the northern cross-wing, introduction and reordering of internal fixtures and fittings, and alterations to all levels of the principal eastern elevation.
The house was in shared occupation from (at least) 1785, when Elizabeth Hayton leased the southern portion of the building.1
Further remodeling was undertaken by the Carington family in 1801. As the house apparently remained in shared occupation, this work was based principally around the majority northern portion. It is clear that the northern cross-wing was extensively remodeled, but the extent of internal works is unclear, likely clouded by careful reuse of materials within the house.
Documented work undertaken during the post-war era has highlighted a period of more than 150 years of (perhaps continuous) shared occupation; one which came to an end in c.1953 and likely saw the first significant introduction of C20 materials, a trend which continued to alter and obliterate significant historic fabric throughout the first half of the C20.
This application seeks additional approval to that already received under 18/07959/FUL and 18/07960/LBC, namely the reinstatement of a roof that pre-dates 1949 to house a utility. These alterations are considered to both conserve and enhance the historic asset, constituting less than substantial harm.
2.0 Legislative Background
2.1 Status of Site and Associated Buildings Bledlow Manor is set within the Bledlow Conservation Area, as designated (in 1971) under the provisions of Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990.
1 Occupation of the southern portion by the lessee is assumed, based upon analysis of the Lease Inventory.
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There are 19 listed buildings within this small Conservation Area, of which the Grade II* Manor House and the closely associated, Grade I Church of the Holy Trinity take centre stage.
Of those others historic assets within close proximity to the Manor House, a Grade II Granary to the south must be considered within its Context, as must the twentieth century (C20) Lyde End development (Grade II), commissioned by the late Lord Carrington within the heart of the historic village.
List entry for the Manor House can be found in Appendix 1.
2.2 Planning (Listed Building & Conservation Areas) Act 1990 Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 impose a statutory duty upon local planning authorities to consider the impact of any proposals made towards listed buildings and conservation areas.
Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states:
'…in considering whether to grant permission…for development which affects a listed building or its setting, the local planning authority, or as the case may be the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses'.
Similarly, section 72(1) of the above Act states:
'…with respect to any…buildings or other land in a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of a conservation area'.
2.3 The NPPF Any proposals for consent relating to heritage assets are subject to the policies of the NPPF (2012). This sets out the Government's planning policies for England and how these are expected to be applied. With regard to 'Conserving and enhancing the historic environment', the framework requires proposals relating to heritage assets to be justified and an explanation of their effect on the heritage asset's significance provided.
The NPPF has the following relevant policies for proposals, such as those put forward by Peregrine
Bryant Architecture:
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14. At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, something which must be considered throughout both plan-making and decision- taking.
The NPPF sets out twelve core planning principles that should underpin all decision making (paragraph 17), including that all planning should:
• be genuinely plan-led, empowering local people to shape their surroundings, with succinct local and neighbourhood plans setting out a positive vision for the future of the area. Plans should be kept up-to-date, and be based on joint working and co-operation to address larger than local issues. They should provide a practical framework within which decisions on planning applications can be made with a high degree of predictability and efficiency.
• not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance and improve the places in which people live their lives.
• proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and-other-development needs of-an area, and respond positively to wider opportunities for growth. Plans should take account of market signals, such as land prices and housing affordability, and set out a clear strategy for allocating sufficient land which is suitable for development in their area, taking account of the needs of the residential and business communities;
• always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings.
• support the transition to a low carbon future in a changing climate, taking full account of flood risk and coastal change, and encourage the reuse of existing resources, including conversion of existing buildings, and encourage the use of renewable resources (for example, by the development of renewable energy)
• conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations.
With regard to any new design, the NPPF states:
56. The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.
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61. Although visual appearance and the architecture of individual buildings are very important factors, securing high quality and inclusive design goes beyond aesthetic considerations. Therefore, planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment.
63. In determining applications, great weight should be given to outstanding or innovative designs which help raise the standard of design more generally in the area.
Also providing a definition of good design:
58. Local and neighbourhood plans should develop robust and comprehensive policies that set out the quality of development that will be expected for the area. Such policies should be based on stated objectives for the future of the area and an understanding and evaluation of its defining characteristics. Planning policies and decisions should aim to ensure that developments:
• will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development.
• establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit.
• optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks.
• respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation.
• create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.
• are visually attractive as a result of good architecture and appropriate landscaping.
The NPPF provides further guidance on architectural style:
60. Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness.
With particular regard to heritage assets the NPPF states:
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131. In determining planning applications, local planning authorities should take account of:
• the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation.
• the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and
• the desirability of new development making a positive contribution to local character and distinctiveness.
Regarding the significance of heritage assets and the acceptability of change to them it states:
132. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset's conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade I listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and I* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
133. Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, 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 all of the following apply:
• the nature of the heritage asset prevents all reasonable uses of the site; and
• no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable-its conservation; and
• conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and
• the harm or loss is outweighed by the benefit of bringing the site back into use. With regard to less than substantial harm to a heritage asset, the NPPF states:
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134. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.
2.4 Wycombe District Local Plan The Local Plan for Wycombe District (2011) provides further relevant policy guidance:
POLICY HE1 - ALTERATIONS AND EXTENSIONS TO LISTED BUILDINGS
(1) Development requiring the demolition of a listed building or any building listed by virtue of being within its curtilage, will only be permitted if, where relevant, the following criteria are met:
(a) It is not possible to continue to use the listed building for its existing, previous or original purpose or function, and;
(b) Every effort has been made to continue the present use or to find another use, with or without physical alteration, or;
(c) The historic character or appearance of the main building would be restored or improved by the demolition of curtilage building (s), or;
(d) Substantial benefits to the community would derive from the nature, form and function of the proposed development, and (in all cases);
(e) Demolition would not result in the creation of a permanently cleared site to the detriment of adjacent listed buildings.
(2) If permission is granted in conformity with any of the above criteria, it will be made subject to a condition, agreement or undertaking that any necessary demolition is not to be carried out until all the relevant details of the successor development have been approved and a contract has been entered into for its subsequent execution.
11.19 Great care is needed when extending a listed building to ensure that the features that made it special are not destroyed or compromised. It is important to respect the established character of the listed building and any extension should generally be subservient to the original structure. In achieving this, careful attention must be paid to the design, bulk and materials of the proposed addition, which should complement rather than overwhelm or directly compete with the listed building.
11.20 Many listed buildings are capable of being extended in a sympathetic manner that respects the character and form of the original building, but it is important to recognise that some are not.
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These include small buildings such as lodges, tollhouses, garden buildings and temples, barns, some cottages and larger buildings of high architectural interest, which are designed with elevations of importance on all sides or International Modern houses which are complete in themselves. Extending such buildings could lead to serious diminution of their special interest.
11.21 Listed building consent is required for any alterations that would in any manner affect the special interest and character of a listed building. This protection extends to the whole of the building, including the interior, and also covers any man-made object or structure fixed to the building such as boundary walls and railings.
11.22 Most listed buildings can sustain some degree of alteration and many can be satisfactorily extended to bring them up to date, to provide better accommodation, or to support a new use which is acceptable in planning policy terms. Nevertheless, listed buildings do vary greatly in the extent to which they can accommodate change without loss of special interest. Some may be sensitive even to slight alteration, inside or out. It is important to note that listed building consent is required for any alterations that would affect the special interest and character of a listed building, inside or out, whereas planning permission in the main relates to extensions, external alterations and changes of use of listed buildings.
11.23 Planning permission for alterations is only likely to be granted if the historic form and structural integrity of the listed building is retained and architectural or historic features, inside and out are retained.
11.24 In considering proposals for planning permission every effort will be made to secure for people with disabilities equal and dignified access to and inside historic buildings wherever possible (see Policy G9 ‘Access for People with Disabilities’).
POLICY HE2 – USE OF MATERIALS
(1) development requiring the incidental alteration or extension of any listed building (or buildings) will not be permitted unless, where relevant, means of access to and the siting, design and external appearance of the proposed development would:
(a) respect the listed building’s character and appearance and would also,
(b) serve to preserve, restore or complement its features of special architectural or historic interest and, where applicable,
(c) contribute to the character or appearance of any group of listed buildings or conservation area of which it forms part or within which it is located.
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11.25 As a rule features such as doors, windows, gutters, downpipes and hopper-heads in historic buildings should be repaired, or if beyond repair replaced 'like for like'. The use of modern standard replacements is not generally acceptable for listed buildings, nor are purpose made ones in inappropriate materials such as uPVC/PVCu, aluminium or tropical hardwoods. Detailed guidance on appropriate materials can be found in Annex C of PPG15: Planning and the Historic Environment - Guidance on Alterations to Listed Buildings and in The Repair of Historic Buildings: Advice on Principles and Methods published by English Heritage.
11.26 The setting of a listed building is often an essential part of its character, especially if the garden or grounds have been laid out to complement its design or function, or if the building forms an important visual element in a street or village.
11.27 The Planning (Listed Buildings and Conservation Areas) Act 1990 requires the District Council to have special regard to the desirability of preserving the setting of a listed building. Its setting should not be interpreted too narrowly; it may be limited to obvious ancillary land or may include land some distance from it or even a whole area. A proposed high or bulky building some distance away might affect the setting or alter views of an historic skyline. The District Council consider it important to take into account the effect that proposed development may have on the context and setting of listed buildings and will refuse proposals that harm them.
POLICY HE3 – LOCAL LIST BUILDINGS
Planning permission will not be granted for development, which would adversely affect the setting of any listed building.
11.29 Statutory Lists are published and amended by the Department of Culture, Media and Sport and these include buildings of special architectural or historic interest, graded I, II* and II. There are other buildings which fall below these national standards that are nonetheless of considerable local importance to the District's built heritage. The District Council already has Local Lists for the former Borough of High Wycombe and the Urban District of Marlow and will from time to time prepare similar local lists for other areas. These lists will also be supplemented by Conservation Area Character Surveys as they are completed.
11.30 It is important to note that these lists do not confer statutory protection and listed building consent procedure does not apply, except where they are situated in a designated conservation area where demolition control applies. PPG15 allows the preparation of Local Lists and encourages the formulation of local plan policies for their protection.
11.31 To be included on the Local List a building should meet some or all of the following criteria:
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(i) Be substantially unaltered and retain the majority of its original features;
(ii) Be of good architectural quality or an example of a particular local building type;
(iii) Play a significant role in the streetscape of a town or village;
(iv) Be significant in the history of the area or be by an architect or designer of local note, such as Arthur Vernon of High Wycombe; or relate to the industrial heritage of the High Wycombe furniture industry.
11.32 Local civic and amenity societies and others will be consulted in their preparation and the lists will help to guide development control decisions.
11.33 The presence of local list buildings and their impact upon the local scene will also be of relevance to the application of policies G3 – G5.
POLICY HE5 – CONSERVATION AREAS
The district council will prepare and maintain a list of buildings of local architectural or historic interest through the preparation of supplementary planning guidance. The contribution made to the local scene or local historical associations will be a material consideration in the determination of planning applications.
11.34 These are areas of special architectural or historic interest which are considered worthy of preservation or enhancement. They are designated under the provisions of Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990. It is the quality and interest of areas rather than the individual buildings which is the prime consideration in identifying conservation areas. There are currently 60 conservation areas in the District. It is considered that areas suitable for designation have probably been fully identified although periodic reviewing of existing conservation areas and their boundaries will take place to ensure that standards are maintained. However, the policies in this plan will apply to any further areas designated during the life of this plan.
11.35 Within conservation areas there are additional controls on building works, demolition (which includes gravestones erected prior to 1925), works to trees and advertisements. Further information and advice on controls in conservation areas is contained in the Council's Heritage Guidance Note: ‘Conservation Areas’.
11.36 It is important that conservation area designation is not seen as an end in itself. Consequently, in accordance with Section 71 of the Planning (Listed Buildings & Conservation Areas) Act 1990 and PPG15, the District Council has prepared conservation area character surveys for all its conservation
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areas, which clearly identify what it is about the character and appearance of the individual conservation area which should be preserved and enhanced. At the time of publication of this Local Plan, most conservation area character surveys have been published and new surveys will continue to be published until the survey programme is completed. The character surveys are the subject of local consultation before being approved for development control guidance by the District Council. Clear assessment and definition of an area's special interest and the action needed to protect it will help to generate awareness and encourage local property owners to take the right sort of action themselves. The more clearly the special architectural or historic interest that justifies designation of a conservation area is defined and recorded, the sounder will be the basis for development control decisions which must of course also accord with other policies in this plan.
11.37 Conservation areas vary greatly, but certain aspects form the basis of a coherent assessment; the topography and its historical development, the archaeological significance and potential, the architectural character and quality of buildings, the prevalent building materials, the character and hierarchy of spaces, views into and out of the area, the quality and relationship of buildings in the area and also of trees and other green features. All of these aspects are assessed in the character survey prepared for each conservation area. The surveys also note unlisted buildings which make a positive contribution to the special character of the area.
11.38 The District Council is in the process of preparing conservation area character surveys as Supplementary Planning Guidance for all its conservation areas and will use the detailed character description of the surveys when considering the appropriateness of development proposals within and adjacent to conservation areas. These surveys will indicate the positions of listed buildings and also those covered by policy HE5. The surveys may be referred to in any overall assessment of the effect of future development and the determination of individual applications for planning permission either in respect of operations or changes of use in conservation areas.
11.39 Designation of a conservation area does not imply that no further development or change will be permitted within that area, although in rural conservation areas the opportunities are very limited. The District Council is committed to improving standards of modern design and considers that any proposals should have the ultimate aim of enhancing the established character of the conservation area. New building in conservation areas, including extensions to existing buildings, cannot be considered in isolation but must be seen as part of a larger whole.
11.40 Given the importance of design, outline planning applications will not normally be acceptable as they are usually insufficient to provide all the necessary information in respect of new development. The District Council will use its powers under Article 3(2) of the Town and Country
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Planning (General Development Procedure) Order 1995 to obtain such additional information as is considered necessary. New development, where acceptable, should therefore be of a high standard of design, sympathetic to any existing building concerned and to the general character of the area in terms of the:
(i) scale, height and bulk;
(ii) plot size;
(iii) horizontal and vertical emphasis; and
(iv) colour, type, form and use of materials.
11.41 The use of buildings and open spaces can be fundamental to the character of the area. Inappropriate uses can detract from it in terms of both the alterations to the building/open space and the altered pattern and level of activity resulting from the new use. Once a change of use has been permitted, it can be difficult to resist further minor changes and alterations that can be considered normal requirements of that use, but that may nevertheless detract from the character of the conservation area.
3.0 Historical Background
3.1 The Rectory Manor of Bledlow Precis of the history of Bledlow House is provided by the Bucks Garden Trust (2017):
The village of Bledlow can be traced to the C10 with evidence of earlier occupation (Lipscombe,
VCH). After 1086 William the Conqueror granted the manor and others to his half‐brother Robert,
Count of Mortain.
In the post‐Conquest and medieval period Bledlow passed between various owners. With the dissolution of the monasteries (1536‐1541), the Rectory Manor was granted to Thomas East and
Henry Hoblethorne (Young) who surrendered their lease in 1552 and then it had various tenancies.
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The property was sequestered during the Civil War when it was owned by William Fitzherbert and sold to James Blancks (d.1664). In 1647 Blancks is believed to have built Bledlow Manor House to replace an earlier property. He retained possession after the Restoration (1660) when the estate was called “The manor of the Rectory of Bledlowe” (VCH). It passed through the female line of Blancks,
Crosse, Hayton and Whitbread the brewing family. The house was extended c1702 (date on chimney) and altered in 1801 for the Carington family. By 1770 (Jeffreys) the manor house, church and workhouse formed a group in the village.
Robert Smith, 1st Lord Carrington (1752‐1838) as a tory supporter and friend of William Wilberforce was rewarded, being created an Irish baron in 1796 and an English baron 1798. He purchased in
1794 Wendover Borough with two seats in Parliament and in 1799 the Wycombe Abbey estate, including the mansion house for £28,234.00 which became his main residence (CBS/D‐CN/9). In
1801 Samuel Whitbread, Esq. (of Southill Park, Bedfordshire) conveyed his estate at Bledlow to the
Right Hon. Robert Lord Carrington who “modernised and considerably improved” it. By 1812 (OSD) the H footprint house had extensive farm buildings to the south and south‐west and a rectangular kitchen garden north east. The 1812 Inclosure Map lists 29 numbered parcels including land from
Eton College, belonging to Lord Carrington (CBS/IR46). The property listed included “Mansion House
Gardens and Orchard” with 3 entrances including the farm track from Perry Lane in the south‐east with an avenue of trees to the farm buildings. By 1825 (Bryant) the estate house was referred to as a
“Lodge”. In 1826 a cottage was built by Manley Wood Esq, a barrister of law on the north boundary of The Lyde.
In 1838 the Manor passed with other estates to the Hon. Robert John Smith the 2nd Baron
Carrington and Lord Lieutenant (VCH & Gibbs). In 1839 the family surname was changed to
Carington (NB one r for the name and two r’s for the title). However, with Wycombe Abbey as the main residence the Bledlow house and lands between 1812‐1943 were occupied by a school and a succession of tenant farmers (VCH & Lipscombe). An 1843 map and document gives details of apportionment of rent in lieu of tithes (CBS/Bledlow 47) and an 1851 map shows the woodland in the parish and ownership (CBS/Bledlow 47). The 1877 (OS 1st edition) shows the H footprint of
“Bledlow House” with farm outbuildings to the south and south west similar to earlier in the century. To the east the kitchen garden was divided by a path and flanked by orchards. The Lyde had springs, a steep wooded ravine, pool and two mills on the Cuttle Brook, the North Mill and Bledlow
Mill (Sheahan 1862 p105 & VCH Vol 2) and an entrance from Lyde Cottage. By 1900 (OS) little change
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had occurred. The main entrance was from Church End with a farm track, pathway from Perry Lane.
Peter Carington, 6th Baron Carrington succeeded to the title in 1938 and married Iona Maclean in
1942. His career included military service, a Conservative politician 1946‐1982 including as a Cabinet member, and diplomat including Secretary General of NATO in the 1980s. In 1943 the Caringtons started together the renovation on the north‐west and east side of the manor house and in 1946 moved in. During 1949 the tenant farmer, who had occupied the remainder of the house, died, enabling completion of the renovation of the house (Country Life 1987). Lord Carrington notes
(Manor House Papers – undated notes) that in 1949 the kitchen garden was growing vegetables, the lawns were cut and the yew and beech hedges were planted on the north and north east boundaries as wind breaks, which later formed the gardens. From this point Lord and Lady Carrington jointly developed the gardens and later The Lyde, a sunken water garden.
3.2 The Carrington Family; Barons Carrington The Centre for Buckinghamshire Studies (2018) provide a summary of the family history, informed by the written records (formerly) in their guardianship:2
Robert Smith, 1st Lord Carrington (1752‐1838) Abel Smith, father of the 1st Lord Carrington, purchased lands in Nottinghamshire and Lincolnshire. He was a banker and co‐founder of Smith Payne and Smith and partner in several smaller banks and business enterprises. Five of his six sons became partners of one or other of the Smith banks but it was Robert, his third and eldest surviving son, who gained most prominence by his friendship with William Pitt and involvement with the Liberal cause. He was rewarded with a baronetage in 1796 when he was created Baron Carrington of Bulcot Lodge in the peerage of Ireland, and on 20 October 1797 Baron Carrington of Upton, Nottinghamshire, in the peerage of the United Kingdom (having overcome George III's reluctance to raise a commoner to the peerage).
As his influence rose (he was also Member of Parliament for Nottingham) together with his personal fortune, he began to purchase landed estates. The deeds show he started by acquiring estates in Lincolnshire and Yorkshire. His first country seat was Bulcot Lodge in Nottinghamshire, but in 1792 he purchased estates at Humberston in Lincolnshire, and Kirby Underdale in Yorkshire, followed by Winteringham in Lincolnshire in 1793. In 1794 he purchased his first estate in Buckinghamshire, namely Wendover Borough, which included two seats in Parliament. In August 1798 the Marquis of Lansdowne, who was deeply in debt, put up his Wycombe estate for sale, and Lord Carrington
2 Now held within the estate.
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purchased a large part of this, including the mansion house, for £28,234. It took a year to effect the sale, the deed of conveyance is dated September 1799. This was by no means the largest or most expensive of the estates he purchased (he had paid £73,795 for the Winteringham estate) but Wycombe Abbey became his main country residence. The collection held at the Centre for Buckinghamshire Studies has plenty of title deeds and associated documents about the purchase of Wycombe Abbey estate, however there is nothing relating to its redevelopment by James Wyatt, who Lord Carrington engaged to transform the house.
Further purchases of sizeable estates in the county followed ‐ Moulsoe and Bledlow in 1801, Bishopstone in 1802, Beachampton in 1807, Calverton in 1808 and Drayton Parslow in 1818/1819. In Bledlow and Wycombe in particular he purchased numerous farms and pieces of land in addition to the main estate. He also bought further estates in Lincolnshire, notably at Deeping Fen near Spalding and Wildmore Fen near Boston, and also in Wales, Southwark and Mayfield in Sussex. In London he took a lease of a house in St James Place in 1794, but in 1807 he moved to Number 8 Whitehall, leased from the Crown. This remained the London home of the Carington family for the rest of the century.
The papers show other interests of Lord Carrington. Articles of co‐partnership record that he joined with William Wilberforce in 1787 to form a Hull based company buying and selling flax hemp and yarn; he financed Thomas Cubitt in the 1820's in rebuilding the streets around Westminster and Belgravia in London and there is a remarkable set of correspondence and papers revealing the financing of that enterprise. (Interestingly residence citations in deeds reveal a number of Lord Carrington's relations in Belgrave and Eaton Square). He was also a fond parent and grandparent: his daughters (he had eleven, five of whom survived to be married) had £20000 each by way of dowry and the Marriage Settlements reveal he made sure that they were well provided for both during his life and after the death of their husband. His daughter Charlotte and her husband Alan, Lord Gardner, died while their children were still in infancy and papers show his great depth of interest in their affairs, as well as the financial provision he made for them. Another grandson, Randolph Crewe, whose father also died when he was young, was clearly brought into his grandfather's family and spent much of his time at Wycombe Abbey, later taking up residence at nearby Loakes House.
Robert John Smith, 2nd Lord Carrington (1796‐1868) He was the only son of his father's nine children. He inherited the title of Carrington on his father's death in 1838 and in 1839 changed the family surname to Carington (one 'r' for the family surname, two 'r's for the title). Like his father he spent several years as a Member of Parliament, for Wendover, 1818‐1820, Buckinghamshire, 1820‐1831, and High Wycombe, 1831‐1838. He married twice, first to Elizabeth Katherine Weld Forester in 1822.
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She died of cholera in 1832 leaving two daughters, Cecile Katherine May, and Isabella Mary (who died in 1840). A son had died before he was one year old. He married secondly in 1840, Charlotte Augusta Annabella Willoughby, by whom he had five children. Although the family's country seat was at Wycombe Abbey, Robert John preferred to reside at Gayhurst, an estate in North Buckinghamshire he had leased before his father's death. Papers show that he intended to sell Wycombe Abbey, but for some reason did not and instead from 1850 onwards consolidated his estate there by purchasing numerous Wycombe properties. His correspondence shows that during the course of the year he and his family moved between their three residences, Wycombe Abbey, Gayhurst and Whitehall. His keen interest in the local militia is reflected in the quantity of papers on that subject. Following his appointment as Lord Lieutenant of Buckinghamshire the Royal Bucks Kings Own Militia moved from Buckingham to Wycombe Abbey, which became its headquarters throughout Robert John's lifetime.
Charles Robert Carington, 3rd Lord Carrington, Marquess of Lincolnshire (from 1912) (1843‐1928) He was the eldest of the five children born to Robert John Lord Carrington and his second wife Augusta. From childhood he developed a close friendship with the Prince of Wales which continued through Eton and Cambridge. In 1895 he was created Earl Carrington and in 1912 he became the Marquess of Lincolnshire. He also was responsible for two changes to his surname: in 1880 by Royal Licence he changed it from Carrington to Carington and in 1896 he changed it to Wynn‐Carrington in recognition of his relationship through his mother with the Wynns of Gwydir in Wales. He became MP for Wycombe shortly after his 21st birthday, and remained an active Liberal in both the House of Commons and the House of Lords throughout his life. From 1885‐1890 he was Governor of New South Wales, Australia.
He was only 25 when he succeeded his father's titles and 26,000 acre estates, much of which lay in Buckinghamshire. He gave up the lease of the Gayhurst estate and resided principally at Wycombe Abbey and Whitehall. In 1896 he sold Wycombe Abbey to the Girls Education Company for £20,000 and chose as his Wycombe residence Daws Hill, previously a farmhouse which he rebuilt as a suitable home. After the birth of a long‐awaited son in 1895 he purchased Gwydir Castle from his cousin the Earl of Ancaster for £15,000, and this became the family's third residence. Charles Robert married Cecilia Harbord, daughter of Baron Suffield in 1878. They had five daughters before finally a son Albert Edward (known by his family as Bob) was born in 1895. His title was Viscount Wendover and the Prince of Wales was a godfather. Sadly, he died of wounds received at Ypres in 1915, his body was brought home and buried at the family vault at Moulsoe in Buckinghamshire. When the Marquess died in 1928 the estate and Carrington title passed to his younger brother Rupert.
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Rupert Clement George Carington, 4th Lord Carrington (1852‐1929) He was the youngest of Robert John's children. He was an MP between 1880 and 1885 and fought in both the Zulu War and Boer War in South Africa. He had a bit of a reputation for extravagance, he went to Australia in the 1880's and married Edith Horsfall, who was the daughter of one of the richest settlers. They had one child, a son Rupert Victor. In consequence of the death of the Marquess of Lincolnshire's only son and the childlessness of his elder brother William, Rupert succeeded to the title of Lord Carrington in 1928 (The earldom was extinguished with the death of the Marquess). However, Rupert himself died swithin two years. Very few of his papers are represented in this collection, although others are still held at Bledlow.
Some papers of Rupert Victor Carington (1891‐1938) 5th Lord Carrington are held at Bledlow. The political papers of Peter Carington, (born 1919), 6th Lord Carrington, are held at Churchill College in Cambridge.
3.3 History of Bledlow Manor House 3.3.1 Origins Virtually nothing is known of the Tudor house which once stood at Bledlow (demolished c1670). Of the visible fabric, some remains at subterranean level, within the millstone-capped and backfilled well, within both basement steps (ST02 and the lower portions adjacent - Figure 1) and the western wall of basement corridor C6.3
Of the 1647 Blancks construction, little is evident externally, though material is likely retained at the building core; the two off-centre chimney stacks suggest an almost four-square, double-pile arrangement, with principal façade and entrance hall to the east (as today). According to the List Entry, the northernmost of these chimneystacks is “…of C17 part…”, a statement reinforced by the remains of decorative brickwork to lower levels (Figure 2). The bolection-moulded and pulvinated fireplace to Room F4 at first appears to be of C17 date though, on closer inspection is probably a later imitation. The off-centre, western outshot (which also houses the extant kitchen - Room G6 - and an attic space above) perhaps contains further C17 fabric and indicates original floor levels to the C17 house, though the exterior exhibits the unifying, early-C18 string-course.
3 Predicated upon observation of 2” (50mm) brickwork. Material was perhaps re-used during later building programmes.
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Thus, the extant kitchen space was perhaps once located to the very north-west corner of the Blancks house, closely associated with the oldest basement (Room C5 with its well and brick staircase).4 This too indicates that the narrow attic staircase ST05 once wound further round the chimneystack and down to ground floor (occupying what is today a cupboard), forming secluded service access between kitchen and attic levels.
That curiously deep cupboard seen to the south of this chimneystack also provides a further clue; capacious Smoke Holes and Bacon Shelves were sometimes built into chimneys, allowing for the curing of joints of meat. In some cases, these were accessed from the servants’ bedrooms above, via a small door. Such an arrangement clearly survives at Bledlow, where wrought iron meat hooks are still visible to the very upper reaches of the void (Figure 3).
Figure 1: Heavily worn basement staircase ST02, formed in 2” brickwork
4 This forms typical location for a kitchen, to the cooler, northern end.
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Figure 2: Remains of decorative brickwork to C17 stack are still visible, below the later roofline
Figure 3: Smoke Hole to south of C17 chimney stack. The blocked access hatch to Room F4 is just visible, LHS of picture.
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3.3.2 Early Eighteenth Century Reconstruction By 1700, Bledlow Rectory Manor was held by the Crosse family (Charlton, 2018) who, in c1702, proceeded to extensively rebuild (date on chimney and to western moulded stringcourse). Designed à la mode, it featured dark red/brown brick with bright red dressings to quoins and window surrounds; finely moulded string course, cross-mullion windows with fine gauged brickwork to window arches,5 moulded chimney stacks and heavy, timber eaves cornice (see Figure 4).6
There is some debate as to the precise 1702 form, though examination of the extant brickwork provides a number of clues. It was likely the H-Plan arrangement as seen today, with principal elevation orientated to the east, all topped by hipped roof with timber eaves cornice. The finely decorated chimneystacks to four corners certainly accord with the style of the period and the staggered butt-purlin roof structure could also be coeval.7
The principal, eastern elevation has clearly seen rearrangement; scars of the original window openings still visible within the fabric (Figure 13). As noted within the Historic England List Entry (see Appendix I), it once featured a five-bay arrangement between the flanking wings (with further windows looking north-south across the later colonnaded porch - see 3.3.3). It seems the building had cross-mullion windows at this time, installed at the very end of the tradition. Such windows survived to the southern elevation as late as c.1953 (see 3.3.8).8 The 1702 doorcase has also clearly been removed; perhaps once featuring a segmental hood.
5 Though cross-mullion windows are rather late for this date – perhaps reused from the 1647 house. 6 In the fashion of Winslow Hall, Bucks, designed by Wren and also under construction in 1700. 7 Though the stack to the north-east has certainly been rebuilt. 8 One was apparently cut down and recycled within the northern elevation of the Bakehouse.
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Figure 4: The existing southern elevation. Though it too has seen revision, this southern view provides best impression of how the house appeared in the early‐C18. Reconstruction around the C17 core resulted in the curiously off‐centre chimney stack to middle. This elevation featured Cross‐Mullion windows right up until c.1954. The central dormer too is an early‐ C20 insertion. The contrasting brickwork continues to be dulled by the remains of C19 colourwash, particularly to those areas sheltered by the eaves from the rain and the sun.
3.3.3 Interim Phase of Work: c.1720-30 According to the list entry, the principal staircase (ST-03) dates to c.1720-30. The open-string design with carved, decorated tread-ends is certainly typical of this date; indeed, the intermediate carved newels and balusters are strongly reminiscent of that exemplary staircase within 6 Cheyne Walk, London, dated 1718 (Figure 5). This clearly suggests a hitherto little-considered phase of work (as does the raising of the attic level - see below).
Thus, it is tempting to suggest that the northern, C17 service staircase (ST-03) was relocated at the same time: that which previously stood as principal staircase within the entrance hall, now consigned to service back stair; heavily modified to enable access to the servant attic spaces, resulting in that compromised setting-out of the balustrading and associated paneling still visible today (and the consequent removal of attic floor joists within the stair hall - see Figure 6). 9 It is clear however, that the extant service staircase (ST-03) is not ‘correct’ (see 3.3.6.2). Insertion of the new principal staircase saw paneling (with raised-and-fielded overmantels and overdoors) extended through many areas of the house, with H-L hinges to doors and early-C18 stone fireplaces to suit.
9 It is clear however, that the extant service staircase (ST-03) is not ‘correct’ (see 3.3.6.2).
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Those traces of red-dressed window openings to the eastern attic storey (Figure 19) show it too resulted from that interim phase of alteration; c.1720-30. Careful removal of the failing cementitious frieze band to the eastern elevation reveals a somewhat dubious method of early-eighteenth century attic conversion; the original 1702 wall plate and projecting joist ends may still be found in situ, with the attic elevation brickwork simply placed on top (Figure 8). This is particularly evident to the south-east, where frassy remains of a hip rafter foot have emerged, decayed well beyond its bearing (Figure 8). As a consequence, roof load imposes considerable outward thrust upon the later parapet, resulting in deleterious cracking (Figure 9). Exposed ends of the former first floor ceiling joists (now attic floor joists) may also clearly be seen, projecting entirely through the brickwork envelope and, in many cases, suffering serious decay (Figure 7 & Figure 10).10
The original box modillion eaves cornice was also retained following this c.1725 conversion, intended to both prevent decay of exposed structural timber and to unify the principal façade. This feature was clearly in place when the Bledlow enclosure map of 1812 was undertaken and a sketch of the (once again revised) principal elevation was made (Figure 21). Indeed, examination of the cementitious string course reveals the original longitudinal timber grounds for fixing and distinct sand-cast leadwork remains of the cornice flashing, still chased into bedding joints of the brickwork above (Figure 7 & Figure 10).
Cross-wing reveals to the principal elevation also clearly once featured windows to at least the first and second floors, also dateable to this c.1725 phase of work by the presence of matching red-brick dressings (Figure 15 - Figure 18).
Still evident traces of historic split-lath battening to former roof slopes of the northern wing also lend firm credence to the theory that the attic was raised after the cross-wing was built (see Figure 11). The absence of any ridge board to the later attic roof (also Figure 11) also demonstrates pre-C19 work.
It is also clear that the raised attic storey parapet featured sweeping curves (Figure 21) which echoed the Dutch Gables of Artisan Mannerism and provided a distinctly Baroque feel to the principal elevation. Such styling suggests the four paired oeil-de-boeuf windows which featured to either side of the cross-wing elevations were also likely also inserted at this time (in similar fashion to those at Ormerley Lodge, Ham - Figure 12). Traces of their former openings can still clearly be seen (see Figure 13 & Figure 14). A reconstruction can be seen in Figure 20.
10 Death-watch flight holes may be seen throughout and in some cases the timbers are entirely decayed resulting in a complete lack of bearing.
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Figure 5: Staircase at 6 Cheyne Walk, 1718 (Godfrey, 1909, p. 56)
Figure 6: Curious construction of Staircase ST‐03 (LEFT) and removed attic joists (RIGHT)
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Figure 7: Remains of the original wall plate to the east elevation, with parapet brickwork of the raised attic storey simply laid on top. Below, timber grounds may be seen, utilised to affix the timber cornice which once ran across this elevation. Pocket for (now entirely decayed) joist may also be seen above.
Figure 8: Decayed remains hip rafter and former wall plate remains to the eastern elevation of Bledlow Manor House.
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Figure 9: Serious cracking to the parapet corner caused by outward roof thrust along the unseated hip rafter.
Figure 10: Remains of the original wall plate to the east elevation, with parapet brickwork of the raised attic storey simply laid on top. Below, timber grounds may be seen, utilised to affix the timber cornice which once ran across this elevation. The former first floor ceiling joists (now attic floor joists) may be seen projecting through the brickwork. Death‐watch flight holes are clearly in evidence.
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Figure 11: Split‐lath tile battens to the roof slope of the northern cross‐wing. Their presence below the line of abutment for the raised‐attic ridge clearly indicates that cross‐wing preceded work to raise the attic storey. Not the absence of any ridge board to the later storey attic roof structure, indicating pre‐C19 work (foreground)
Figure 12: Late‐C17/early‐C18 Ormeley Lodge, Ham. Note the twin Oeil‐de‐Boeuf windows within the gable of the Mid‐C18 extension
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Figure 13: Principal eastern elevation of Bledlow Manor House. The former oeil‐de‐Boeuf window locations are highlighted. The cementitious string course can clearly be seen. Inserted flowing removal of the run of timber modillion eave decoration, it has caused severe decay to structural timbers.
Figure 14: Evidence for former oeil‐de‐boeuf windows to eastern elevation of Bledlow Manor House. Those to the RHS, though indistinct within the photograph, are clearly evident on site.
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Figure 15: Southern cross‐wing reveal to the principal elevation showing red‐brick dressings to former window openings.
Figure 16: Window to southern cross‐wing reveal, internal view.
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Figure 17: Northern cross‐wing reveal to the principal elevation showing red‐brick dressings to former window openings.
Figure 18: Window to Northern cross‐wing reveal, internal view.
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Figure 19: Principal (eastern) elevation detail showing red‐brick dressings to former window openings. Note also the unsightly cementitious render concealing structural timbers.
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Figure 20: Bledlow Manor, reconstructed Baroque principal eastern elevation of c.1730. The doorcase is conjectural.
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3.3.4 Later-Eighteenth Century Throughout the C17, Bledlow Manor passed through the Crosse family, and it was Henry Crosse's daughter Elizabeth (married to William Hayton of Ivinghoe) who, once widowed, leased part of the manor in 1785 to John Sale (and then sold all of it the following year to Samuel Whitbread) (Charlton, 2018).
By the time of Hayton’s lease of 1 March 1785, the Manor House was clearly divided:
“All that Capital Messuage situate standing and being at Bledlow in said County of Buckinghamshire … on the Ground floor the Wash House [G12], Dining Parlor and Room called the Study within the same Parlor [G11]. On the next floor, The Room over the Wash House and Closets within the same [F5] and the Bed Chamber and Closets in the said room over the Dining Parlor [F6-8]. And on the next or Garrett Floor the Store Room at the Head of the Garrett Stairs, The Men Servants Garrett, The Large Laundry or Drying Room and the large room next adjoining to and beyond the said laundry. The use of the brewhouse [G14] when and as he shall have occasion to use the same in Common with the said Elizabeth Hayton or her assigns who shall be occupiers of the other parts of the said Capital Messuage or Mansion House… Also all those Cellars that lye under the Dining Parlor and Study [C7-10] hereinbefore demised usually called the Arch Passage [C6] to the Meat Cellar [C5] and the Cellar therein under the Study and now partitioned off.”11
Analysis of the Lease Inventory suggests that Hayton retained the majority of the northernmost portion of the house for her own occupation, leasing only the southern cross-wing. It is unclear what modifications were made in preparation for this exchange, but it seems likely that the secondary staircase to the south (removed in 1953) had been installed to facilitate such an arrangement.12
3.3.5 Early Nineteenth Century Modification The house was again altered (in 1801) under ownership of the Carington family though, with the house likely still in shared occupancy, work was apparently confined to the majority northern portion of the house (leaving the southern cross-wing mostly unchanged).
By 1812, a copy of the Bledlow Enclosure Map provides illustration of the principal eastern elevation for the first time (Figure 21). The raised Baroque attic storey can clearly be seen, with reordered fenestration below. The window arrangement has been altered, to create the extant three-bay façade (minus the later-inserted central windows – see Figure 21). Both the oeil-de-boeuf windows
11 Centre for Buckinghamshire Studies (CBS), D-CN/2/2/16. 12 Though it is unclear whether the house remained in continuous shared occupation until c.1953 (see 3.3.7), the fact that the building retained its cross-mullion windows right up until this date seems to indicate that, for the most part, it was.
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and those to the cross-wing reveals, are no more - perhaps removed to prevent tenants overlooking the principal approach.
The brick colonnaded porch was likely also installed to the east at this date and the colour-wash finish applied throughout; as fashions looked towards a unified elevation (in imitation of stone) and the scars of former openings were left so visible. The result was a compromised elevation, one of great charm but poor proportion, which didn’t quite marry with the spartan but carefully balanced Palladian aesthetic.
Examination of the northern elevation clearly shows divergent brickwork, indicating extensive reconstruction to this cross-wing. Historic England Listing dates the brickwork to early-C19; work undertaken by the Carington family following their acquisition. The windows were likely also altered at this date (see 3.3.6.1).
Perhaps the stairwell (and possibly the staircase) for ST03 were also altered at this time (perhaps even installed - see 3.3.6.2). Further internal changes at this time remain unclear, clouded by the careful reuse of paneling within the house.
Figure 21: Detail from 1812 Enclosure Map showing principal Eastern Elevation (Held at House). Note the parapets terminating with elegant Baroque curves utilised to complete the raised attic level and the dentil string course fashioned in continuation of the modillion eave line.
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3.3.6 Undated Historic Changes 3.3.6.1 Windows Though sashes to both north and east revised elevations appear to be correct for the early-C19, the boxes themselves are set flush with the masonry, allowing for applied timber architraves to stand proud of the brickwork. Such an arrangement was forbidden as early as 1709 by that London Building Act, when recessed sashes also gained traction with the rise of Palladianism and gradually percolated throughout the country.13
These windows, with their bold architraves, were perhaps installed ‘in-keeping’ with the rest of the building at this time (the cross-mullion windows to the west were retained until c.1953 for example – see 3.3.8), though it is possible that the boxes date from the c.1725 phase of work and the (clearly later, early-C18) sashes were subsequently installed in 1801.
The windows to the north elevation have apparently also seen further alteration; the absence of queen-closers to the majority of openings indicates later change.14 It must also be remembered however that reordering of the elevation and the introduction of new brickwork might well have caused setting-out problems; the craftsman was forced to work within those predefined returns to east and west. It is currently unclear what accounts for the incorrect bonding pattern to this elevation, but the potentially serious delamination of masonry in this area is perhaps the result (see 4.0).
3.3.6.2 Mezzanine (UG1 – 3) and Service Staircase (ST03) As already stated, it is tempting to assume the extant service staircase is that downgraded from the entrance hall in c.1725 and substantially reordered to suit its new location. However (though it is clearly not correct in its form - Figure 6), close examination shows no clear signs of modification (i.e. Redundant mortices to newels etc. - beyond that pieced-in section of balustrade to landing - Figure 22). Further to this, it appears to be entirely formed in softwood; very unusual for the C17 (Figure 24 & Figure 23). But for remains of the (clearly antiquated) carriage beams below (Figure 25), it is tempting to suggest the entire structure is a replication. The associated bolection-moulded wall paneling is also certainly not complete, with pieced in fabric, later boards and altered rails in evidence (Figure 26 - Figure 29). Furthermore, it is rare to find twisted balusters which predate the 1670s (Hall, 2007), indicating the stair was very unlikely to have been reused from the original 1649 Blancks construction.
13 Indeed, the window boxes should perhaps have retreated behind brick ‘nibs’ by this date, as dictated by the 1774 London Building act. 14 Recessed early-C18 sashes may also have been replaced at a later date, in order to restore an earlier aesthetic.
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Such a location for the service stairs is not particularly unusual, but it is certainly notable that staircase ST03 is housed within a well formed in non-structural partitions. Thus, at first floor level, the floor joists run north-south (in contrasting design to both the southern cross-wing and the second-floor level). What must be a series of substantial beams running north-south act as trimmers, supporting both the trimmed joists of the staircase landings and those of the second-floor structure. By contrast, the later-inserted mezzanine is supported by an intermediate beam, allowing for shorter, east-west spanning softwood joists (Figure 30).
The stairwell partitions in question are a mere 5” (127mm) thick and that to the mezzanine level (at least) is of curious construction. Half inch (12.5mm) boards are evident to the western face, arranged as faux structural framing, the whole lathed from the rear and plastered to the face (Figure 31). Such a method would apparently require construction from the stairwell side. A datum marked in pencil is clearly also measured from the ground floor level, perhaps associated with insertion of the C20 pocket door below.
It is unclear precisely when the north-west mezzanine level was inserted, but it apparently post- dated insertion of staircase (ST-03). Its accommodation was enabled via further modification of the paneling to ST-03, allowing for a (reused) doorway from half landing, but the steps down from half landing into UG3 indicate that it was later, compromised, ad-hoc planning. Precarious excavation to lower the ground floor level was also required, jeopardizing the integrity of the C18 vaulting below (see 3.3.7). This structure probably dates from the C19. Successive alterations have left very little (if any) original fabric to this mezzanine floor (see 3.3.7). The C18 shutters to associated windows (G- W03 and G-W04) were also trimmed to accommodate insertion.
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Figure 22: Pieced in balustrade to mezzanine landing of ST-03, matching those to the staircase it is also formed in softwood, most irregular for C17 work.
Figure 23: Stair ST-03 baluster clearly formed in softwood, most irregular for C17
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Figure 24: Stair ST-03 newel cap and handrail clearly formed in softwood, most irregular for C17 work.
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Figure 25: The soffit to staircase ST03. Note both the antiquated carriage beam (with scribed lath and plasterwork abutting) and the c20 repairs likely undertaken with insertion of the pocket door adjacent.
Figure 26: String board to Staircase ST-03. Machine ‘chatter’ is visible to face, clearly indicating modern boards.
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Figure 27: Soffit of Staircase ST-03, GF flight. Note the modern reconstruction and the modern screw fixings to panelling.
Figure 28: Staircase ST-03 panelling to top landing. Note the absence of fielding to the panel, indicating later construction.
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Figure 29: Altered panelling to ground floor level of ST-03.
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Figure 30: Mechanically sawn ‘Baltic’ softwood joists to later-inserted mezzanine floor (Room UG1). Note also the C20 plasterboard finish to the ceiling below.
Figure 31: The non-structural mezzanine staircase partition (western face).
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3.3.6.3 The ‘Dairy’ Repeated reordering of the house allowed for expansion of necessary services areas and the ‘Dairy’ building to the west appears to date to the C18. Though vestiges of timber framing suggest conversion of an earlier building, the ‘Copper’, ‘Slopstone’, bread oven and large open hearth are formed in C18 brickwork, creating a multipurpose room for Dairy, Laundry and culinary activity (see Figure 32). The meat salting bins (Powdring Tubs) within basement Room C1 also appear to be of similar date, where the mixtures of salt and saltpeter, and the pickle of brine were stored and utilised in the preservation of meat. By the later C19, the Dairy building had been further extended (Figure 33), to create what may have been storage space or perhaps a cart shed.
Figure 32: 1812 Enclosure Map crudely demonstrating H‐Form plan of house and the small ‘Dairy’ building to the west (Held at House).
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Figure 33: 1877 OS Map showing extension to ‘Dairy’ building to west of Manor House
3.3.7 Post-WW2 Alterations Following the Second World War (WW2), it is clear that further alteration had already taken place, the house still divided by this date; occupied by ‘Mr. Peregrin’ (and his family) to the north and by another tenant to the south.15
According to the Bucks Garden Trust (2017), it was in 1943 that 6th Baron Carrington started renovation to the north-west and north-east side of the manor house, yet written specification for the work is dated August 1945 (Bledlow Manor Archive, 2/1).
By January 1946, work is underway on site, as ‘the Tubular Scaffolding Company are doing all the preparatory work required before the steel girders can go in’.16 By 21st February 1946, the builder (Dickens and Lance, High Wycombe) had only just got works underway: ‘the girders are in and the timbers renewed to the attic.’
15 Apparently in use as “…a home to evacuees. One of the main reception rooms was being used as a grain store.” 16 Letter to from J. Carter Jonas & Sons (Land Agents) to Lord Carrington dated 11th January 1946 (Bledlow Manor Archive, 2/1).
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By 4th March 1946, work to reconstruct the partitions within G5/G7 (see 3.3.1) had led to collapse of the tiled floor, into the cellar below:
“This means that we shall have to open up that part of the Cellar that has been sealed off [namely Rooms C3 and C4], and ascertain the cause… and really most of the tiled floor is bad.”17
Following completion of the work, Lord Carrington moved in on 17th May 1946.
3.3.7.1 Summary of Work Undertaken, 1946 SOUTH ATTIC ROOM. NIGHT NURSERY [S2]: Ceiling stripped and plaster-boarded. Wall plaster repaired and papered. Holes in floorboards trimmed out and piece-repaired. Sash window eased and adjusted. ROOM NEXT LAST [S1]: Ceiling and wall plaster repaired, then papered. Stool and Fret fireplace installed (renewed?) with tiled surround. ‘Badly perished’ floorboarding renewed. LANDING [S6]: Ceiling and wall plaster repaired, then papered. BATHROOM. WEST ROOM. [S4 & S5]: New bathroom installed including hot water cylinder. ‘Brickwork filling up window area’ is removed and window eased and adjusted. Walls, ceiling and floor made good. Cupboard joinery installed (reusing partitions ‘taken down in basement’). ROOM EAST TOP OF STAIRS [S3]: Take down brickwork in window, repair and re-glaze sashes (if required). STAIRCASE AND LANDINGS including Hall Ground Floor [ST03 including G4 Hall]: ‘Clean and rub down all woodwork previously painted to stairs, doors, skirtings. Burn off damaged or blistered paintwork worn to wood and paint two coats as required finishing coat hard gloss paint.’ FIRST FLOOR WEST OF LANDING [F3]: Repairs to floor. Basin installed into northern alcove and brass hanging rail into that to the south. EAST ROOM [F2]: Wooden cornice removed and replaced in ‘new work’. Walls and ceiling made good and decorated in distemper: ceiling two coats, walls one coat over paper. ‘Recesses to remain covered as existing… Clean down all woodwork previously painted, burn off old dark colour paint to dado and door, well rub down and paint two coats, cream paint, last coat hard gloss.’ CENTRE ROOM OFF LANDING [Northern half of F1]: Repair sashes to window and install new locks upon the doors.
17 Letter from Dickens and Lance to Lord Carrington, dated 4th March 1946 (Bledlow Manor Archive, 2/1).
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TWO SMALL ROOMS OFF HALF LANDING [UC1&2, UC3]: ‘Clean down and distemper one coat as before. Clean down paintwork and paint one coat cream paint. Cut out and renew worm‐ eaten woodwork [to floor] where same is dangerous and treat remainder. The west inside small room is to be divided into Bath Room and Sitting Room [now UC1 and UC2] with doorway from first room. Take down partition in recess at rear of fireplace and reuse material if possible. Raise new partition on Coke breeze and plaster Sirapite both sides.18 Allow for framework with solid glazing to top of partition… to form borrowed light to bathroom. Depth of bathroom to be 4’6” inside dimension. Cut out doorway in partition between the two rooms, provide framework band mould surround. Remove Bath and Basin from basement and refix in new bathroom… Paint walls and ceiling of bathroom Cream paint two coats. Ditto woodwork.’ 4-light window knocked through to east within bathroom.19 DINING ROOM [G3]: lock to door repaired. Ceiling and walls painted in two coats of cream tint ‘Ceilingite’ distemper. Dado painted cream. Remainder of woodwork painted one coat in ‘selected tint’. HALL [G4]: ‘Take off existing pair of doors and provide and fix new 2” three paneled (moulded bottom panels) door with top panel glazed opaque. Provide suitable furniture and rimlock, Yale night latch, three keys and 6” tower bolts. Renew perished and loose boarding to floor near Entrance door’. KITCHEN, BATHROOM AND CLOAKROOM AND LARDERS [TODAY WITHIN G5 & G7]: ‘These rooms are to be re‐arranged as per sketch plan’ [see Figure 34 & Figure 35]. Partitions were constructed in cement-bedded breezeblock, rendered in cement and finished with ‘Keens’ or ‘Sirapite’. Doors and doorframes re-used. Cloakroom fittings were re-used, those within bathroom were moved to room UC2. Floor, walls and plastering all made good. ‘Open up old fireplace [now missing, corner fireplace adjacent to G-D21] make new floor as kitchen and build up 3” high a concrete platform…’ for installation of a new boiler. Note also that the doorway between G6 and G7 was blocked up.
18 ‘If gypsum is heated to higher temperatures, then all of the water can be driven off. Fully hydrated gypsum will not readily recombine with water and can only be used as a plaster when an accelerator is added to it. During the 19th century, and the first half of the 20th century, a number of patent plasters were produced using this method. Plasters like Sirapite, Keenes Cement and Parian Cement, as well as many others which appear in old plastering books, are made from fully hydrated gypsum. These plasters set in a few hours, and could be worked‐over to achieve a highly‐polished finish. They were particularly popular for use in hospitals and public buildings, because of their hardness and durability. We also sometimes find them used in domestic properties to form skirtings and door surrounds.’ (Ratcliffe, 1997). 19 Pencilled in an amendment to the published specification.
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Figure 34: Existing subdivision of Rooms G5 and G7, 1945. Note the open doorway between G6 and G7 (Highlighted) (Bledlow Manor Archive, 2/1).
Figure 35: Sketch Showing Proposed subdivision of Rooms G5 and G7, 1945. Note the ‘new door’ to the northern garden entrance and the Closed‐off doorway between G6 and G7 (Highlighted) (Bledlow Manor Archive, 2/1)
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3.3.7.2 Conclusions The house was in a poor state of repair following the two world wars. What must have been a long- failing roof resulted in decay to both attic boards and floor structure, requiring the insertion of (unspecified) structural steels, floor timbers and replacement floorboards.
Re-opening of the corner fireplace within Room G5 (see Figure 35) provides a further guidance towards sequencing the manifold modifications to this house. Having been inserted in the C18, the necessary hearth height adjustment of 1946 indicates the extant floor level had previously been lowered, allowing for insertion of the mezzanine level. To achieve sufficient headroom at ground floor level, this work involved excavation of the earthbound flagstone floor; the whole resting upon vaulted brickwork to the basement. It was surely this excavation, combined with the demolition disturbance of 1946, which led to its dramatic collapse.
3.3.8 c.1953 Alterations Following the 1949 death of the tenant farmer (who had occupied the remainder of the house), completion of the house renovations was undertaken (and the building unified). Thus, the earliest known surviving plans of the house were produced, both existing and proposed, dated November 1949. This work left the house ostensibly as seen today. It is clear from these drawings that the cornice to the principal elevation had been lost by this date (Figure 36).
3.3.8.1 Summary of 1953 Alterations 9” wall constructed “across vault in basement” and “… 8”x5” R.S.J. in position to take thrust… Extremely urgent”.20 Constructed to form rooms C3/C4 and demonstrating that this portion of the basement structure was still a matter of great concern into the second half of C20. Subdivision of former kitchen to north-west corner, creating Pantry and Staff Sitting Room (Rooms G5 and G7) and associated fitting out. New doorway between G5 and G6, with reorientation of adjacent cupboard. Relocation of doorway between G4 service stair Hallway and G5 Pantry. Insertion of new pocket door resulted in reconstruction of lower staircase flight (new treads/risers visible beneath) and demolition of that corner fireplace lowered in 1946. Wholesale fitting out of extant Kitchen G6 undertaken, including: relocation of steps down, modification of fireplace opening (and closing up of Smoke Hole and Bacon Shelf adjacent), reopening of blocked window and insertion of sash into southern elevation. Revision of western back lobby to enable access through. Removal of staircase to southern cross-wing and making good at all levels.
20 Letter from Dyneley, Luker & Moore (Surveyor/Architect) to Dickens and Lance (Contractor), dated 13th August 1953 (Bledlow Archive, 2/13).
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Blocking up of doorway to southern elevation and revision of adjacent fireplace. Removal of walls and partitions within F1 to create ‘Long Gallery’ including reordering of paneling and installation of central sash window. Insertion of central sash window to eastern elevation at Second Floor level Replacement of cross mullion casement windows to southern elevation (with sashes). Wall plate repairs and insertion of steel and timber beam into floor structure of Room S9. General decorations and other sundry items.
Figure 36: Section through Bledlow Manor House, looking south, by Dyneley Luker and Moore, November 1949
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3.3.8.2 Summary of Photographs
Figures 39 & 40 show the existing brick arch and flat roof as per drawing 164/CBM/409 and 164/CBM/410. The proposal will serve to unify the disjointed elements, whilst further restoring and improving the quality of the existing materials.
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4.0 Proposals and Potential Impact
To be read in conjunction with Drawings 164-CBM-408 Location and Block Plan, 164-CBM-450 Existing Plans, 164-CBM-451 Proposed Plans, 164-CBM-452 Proposed Window CW06, 164-CBM- 453 Proposed CW06 Window Joinery, 164-CBM-454 Proposed Window CW07, 164-CBM-455 Proposed CW07 Window Joinery, 164-CBM-456 Proposed Door GD44, 164-CBM-457 Proposed GD44 Door Joinery, 164-CBM-458 Proposed Window GW15a, 164-CBM-459 Proposed GW15a Window Joinery, 164-CBM-460 Proposed Window FW10 and 164-CBM-461 Proposed FW10 Window Joinery.
4.1 Proposed Reinstatement of Windows and Doorway in Former Openings.
This application proposes the reinstatement of windows and a door in former openings. There is clear material evidence that the window openings are original and have subsequently been blocked up. The replacement joinery is traditionally detailed to match the existing joinery throughout the house.
The proposal aims to restore and unify the elevation by reinstating the openings, such an approach is considered to both conserve and enhance the historic asset. Moreover the reinstatement of the windows will improve and introduce natural light and ventilation into the building, most notably to the cellar. Reinstating the door opening into the dairy will improve circulation in the house and access to the rear of the property.
The proposal for the reinstatement of windows includes:
CW06 Basement Window CW07 Basement Window GW15a Ground Floor Window FW10 First Floor Window
(Reference drawing 164-CBM-451 Proposed Plans)
The proposal for the reinstatement of a door includes:
GD44 Ground Floor Door
(Reference drawing 164-CBM-451 Proposed Plans)
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4.2 Existing Blocked Basement Window CW06
Figure 37: CW06 Existing Blocked Up Opening In Basement, See Drawings 164/CBM/452 & 164/CBM/453
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4.3 Existing Blocked Basement Window CW07
Figure 38: CW07 Existing Blocked Up Opening In Basement, See Drawings 164/CBM/454 & 164/CBM/455
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4.4 Existing Blocked Doorway GD44
Figure 39: GD44 View From Dairy: Existing Blocked Up Door In Dairy, See Drawings 164/CBM/456 & 164/CBM/457
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Figure 40: GD44 View From Boot Room: Existing Blocked Up Door In Dairy, See Drawings 164/CBM/456 & 164/CBM/457
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4.5 Existing Blocked Dairy Window GW15a
Figure 41: GW15a Internal View: Existing Blocked Up Window In Dairy, See Drawings 164/CBM/458 & 164/CBM/459
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Figure 42: GW15a External View: Existing Blocked Up Window In Dairy, See Drawings 164/CBM/458 & 164/CBM/459
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4.6 Existing Blocked First Floor Window FW10
Figure 43: FW10 External View: Existing Window, See Drawings 164/CBM/460 & 164/CBM/461
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4.7 Conclusion
These alterations are considered to both conserve and enhance the historic asset. The proposal will provide appropriate and useful light, ventilation and circulation. Overall the proposal will serve to unify the external elevations and will help to restore the elevations to their original form.
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5.0 Bibliography
Centre for Buckinghamshire Studies. (2018, October 15). D‐CN Family and estate papers relating to the Carington family, Barons Carrington. Retrieved from Buckinghamshire County Council: http://archives.buckscc.gov.uk/CalmView/Record.aspx?src=CalmView.Catalog&id=D- CN&pos=1
Charlton, S. (2018, November 15). Pers. Comm.
Godfrey, H. (1909). Survey of London: Volume 2, Chelsea, Pt I. London : London City Council.
Hall, L. (2007). Period House Fixtures and Fittings 1300 ‐ 1900. Newbury: Countryside Books.
Hsitoric England. (2017). Domestic 2: Town Houses Listing Selection Guide. Historic England.
Musson, J. (June 6 1996). The Manor House Bledlow, Buckinghamshire: The Seat of Lord Carrington. Country Life, 62-67.
Ratcliffe, T. (1997). The Use of Gypsum Plaster. Retrieved from The Building Conservation Directory: http://www.buildingconservation.com/articles/gypsum/gypsum_plaster.htm
The Buckinghamshire Garden Trust. (2017). Understanding Historic Parks and Gardens: The Buckinghamshire Gardens Trust Research & Recording Project: The Manor House, Bledlow. Unpublished.
Wycombe District Council. (1996). Conservation Area Character Study: Bledlow. Wycombe District Council.
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Appendix 1: List Entry
Title: MANOR HOUSE
Grade: II*
List Entry Number: 1125803
Date first listed: 21-Jun-1955
Statutory Address: MANOR HOUSE, CHURCH END
County: Buckinghamshire
District: Wycombe (District Authority)
Parish: Bledlow-cum-Saunderton
National Grid Reference: SP 77964 02132
Description:
House. circa 1670 core built for Blancks family; much extended c.1702 as dated on chimney; altered c.1800 for the Carringtons. Brick, once colourwashed, with moulded and guaged brick band course at first floor level, the N.W. front with wooden modillion eaves cornice. Hipped old tile roofs, brick chimneys with finely moulded cornices and neckings. H‐plan. 2 storeys, cellars and attics. N.E. front has flanking projections with traces of blocked openings, and 3 centre bays with large early C19 sashes, raised attic storey, ground floor colonnade, and central door. Traces of original 5‐bay facade with red brick window dressings. N.W. front also remodelled early C19, with 5 bays of sashes, 2 flat roofed dormers with paired barred wooden casements, and central glazed doorway with large fanlight. S.E. front is also of 5 bays with large sashes replacing cross casements, 3 pedimented dormers with paired barred wooden casements, and off‐centre chimney. Irregular rear with lower roof‐line and chimney of C17 part to left of centre, and 2 projections, the right partly rebuilt, the left having 2 blocked oval windows with guaged surrounds. Interior: splendid central staircase of c.1720‐ 30 with slender fluted column and twisted balusters, 3 to each tread, carved scrolls to string, and moulded handrail; another staircase with late C17 twisted balusters in N.W. wing; C18‐early C19 panelling with raised and fielded overmantels and overdoors; early C18 stone fireplaces; one fireplace of c.1670 with bolection moulding, pulvinated frieze and cornice.
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