TOLL BAR COTTAGE WHALLEY ROAD, SIMONSTONE, LANCASHIRE, BB12 7HS

HERITAGE STATEMENT

FOR UNAUTHORISED WORKS, PROPOSED REPAIRS AND ALTERATIONS

DATE: APRIL 2019

REF: 5819

VERSION: 1.01

AUTHOR: Matthew Fish B.Sc (Hons) M.Sc (BldgCons) MCIAT

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CONTENTS

1.0 INTRODUCTION

1.1 Overview 4

1.2 Purpose 4

1.3 Author 5

2.0 LOCATION AND DESCRIPTIONS

2.1 Site Location 5

2.2 Building Description 5

3.0 HERITAGE ASSET DESIGNATIONS

3.1 Designations 25

3.2. Historic Environment Record Consultation 26

4.0 PAST INVESTIGATIONS

4.1 Previous Research 26

5.0 HISTORICAL AND ARCHAEOLOGICAL CONTEXT

5.1 Historical Background 26

6.0 PLANNING POLICY CONTEXT

6.1 Statutory Legislation 32

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6.2 National Planning Policies 32

6.3 Local Planning Policies 35

7.0 ASSESSMENT OF SIGNIFICANCE

7.1 Evidential Value 39

7.2 Historical Value 40

7.3 Communal Value 41

7.4 Aesthetic Value 41

7.5 Statement of Significance 41

8.0 PROPOSED WORKS

8.1 Summary of Proposed Development 42

9.0 HERITAGE IMPACT ASSESSMENT AND MITIGATION

10.1 Heritage Impact Assessment 45

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1.0 INTRODUCTION

1.1 Overview

Toll Bar Cottage is the focus of this heritage statement. The building is an early 19th century former toll house that is designated as a grade II listed building. The applications seek to consent to carry out a number of repairs and alterations to the building as well as remedy a number of unauthorised works carried out by a previous owner of the building. The building is not located in a Conservation Area or an Area of Outstanding natural Beauty (AONB).

1.2 Purpose

Sunderland Peacock and Associates Ltd have been commissioned to prepare this document as part of applications for listed building consent and planning permission for the proposed works as well as the unauthorised works.

The purpose of this document is to provide the Local Planning Authority with the necessary and appropriate information that will inform the proposals. An assessment of the heritage values of the affected heritage assets will be included in order to determine their overall significance. A heritage impact assessment has also been included in order to assess the potential implications of the proposals on the affected heritage assets.

It is produced in response to policies set out in Paragraph 189 of the National Planning Policy Framework, 2018 as it states;

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.1

This document has been commissioned by Mr and Mrs Schofield who are the applicants in this case. This document is for the sole purpose for which it has been commissioned and is to be read in conjunction with all other application and supporting documents.

1 Ministry of Housing, Communities and Local Government (2018) National Planning Policy Framework, Page 55, Accessed on 02/08/2018, Available at; https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/728643/Re vised_NPPF_2018.pdf

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1.3 Author

The author of this document, Matthew Fish B.Sc. (Hons) M.Sc. MCIAT, of Sunderland Peacock and Associates Ltd, is a Chartered Architectural Technologist (MCIAT) and is a full chartered member of the Chartered Institute of Architectural Technologists (CIAT). Matthew holds a Master’s Degree in Building Conservation and Regeneration and is an Affiliate Member of the Institute of Historic Building Conservation (IHBC) and is currently working towards full membership of the institute (full membership application decision currently pending) and has experience in the surveying, analysis and recording of historic buildings.

2.0 LOCATION

2.1 Site Location

Toll Bar Cottage stands at NGR SD 77426 34410 on the south west side of the cross roads between Whalley road (running east to west), Simonstone Lane (running south) and School Lane (running north), within the Ribble Valley village of the Simonstone in Lancashire.

The local area is semi-rural in nature with built up residential areas consisting of medium sized and large detached dwellings with gardens. Open fields surround the village which is assumed to be used as farm land.

The application site is comprised of the house which is located to the east and a garden with is located to the west of the site. The front facing north gable of the Toll Bar Cottage faces directly outwards onto Whalley Road. The garden is comprised of grassed areas surrounded around the perimeter with mature planting and hedges. An access track to the south of the site provides vehicular access from Simonstone Lane into the adjoining field.

2.2 Building Description

Toll Bar Cottage is a modest, two storey, residential building of rectangular plan and gable form. The building is constructed from squared coursed sandstone throughout. The roof has a covering of sandstone roofing flags with kneelers to the front facing north gable end elevation, causing a slight roof projection. A chimney sits centrally at ridge level and is of stone construction matching the building with stone hood at the base and 3no. glazed chimney pots.

A blocked door opening is located to the east side of the front facing north elevation and would have provided the primary means of access and egress from the building. It’s plain, squared stone jambs and head still remain with an applied cement hood mould over. The same has also been applied to the

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adjacent ground floor kitchen window. The window also has plain, squared stone jambs, head and cill with cement repairs noted to the base of the jambs and throughout the cill. The window is a timber ‘mock sash’ type casement window Directly over the kitchen window at first floor level is a pointed arched window with plan, squared stone surround and hood mould. This window is a former blind window, the former stone slab that infilled the window now resides to the rear of the building and has been incorporated into the external paving. The east facing elevation is relatively symmetrical in its appearance with two windows at ground floor level and a further two windows at first floor level. All the windows are formed with plain stone surrounds with hood moulds over and timber framed ‘mock sash’ casement windows with double glazing. Interestingly, the window to the ground floor dining room on this particular elevation, retains evidence that bars were once fitted to the window, suggesting that this could have once been prevalent throughout the windows of the building as a security measure seeing as the building was primarily used to collect tolls making it highly susceptible to robbery. However, there is no further evidence of this throughout the openings of the cottage.

A modern extension has been erected to the west elevation of the building, and has adopted the appearance and footprint of a now demolished section of the historic building and is thought to have been an historic extension to Toll Bar Cottage. The roof of the extension is a mixture of gable form with sandstone flag roof covering and stope copings and modern flat roofing, with parapets. The windows and doors have adopted the same appearance as the openings to the historic building.

The rear south facing gable elevation contains an inserted window to the ground floor, with plain cast stone window surrounds and hood mould over and the window is a timber framed casement window with double glazing. The first-floor window is similar in size to those on the east facing elevation and also has stone surrounds and a timber double glazed window. The stone head and left side jamb, differ from the other stone surrounds to the building in that jamb has a tooled finish and the head has carved decoration, both of which are ex-situ and incorporated from elsewhere as part of the works carried out in the 1980’s.

Internally, the cottage is of a two-unit, single pile plan form, separated by an internal stone dividing wall which also contains the fireplaces; however, the fireplace once present to the kitchen has since been removed and the fireplace to the dining room has since been infilled and remains disused. The kitchen is likely to have formed the main living space within the cottage and is where the blocked up former front door would have provided entry into. The rear unit, now the dining room, is likely to have been a scullery with a staircase leading to the first floor. The present staircase is not original to the building and is likely to have replaced and earlier staircase as part of the works carried out in the 1980’s. The existing staircase also cuts across the existing blocked up window to the dining room suggesting that the position of the staircase has been re-orientated following the closing up of the window.

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At first floor level there are two bedrooms and a separate shower room but formerly this space would have consisted of two bedrooms only and modern partitions have been inserted to form the existing shower room and landing.

PL01: View of Toll Bar Cottage from the North East.

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PL02: View of Toll Bar Cottage from the North.

PL03: View of former blind window (now opened) to the north facing elevation of the building.

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PL04: View of the stone (now paving slab) that once filled the now opened blind window to the north elevation.

PL05: View of the former entrance door (now blocked) to the north facing elevation of the building.

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PL06: View of Toll Bar Cottage from the east.

PL07: View of severely degraded stone work noted to the north east corner of the building.

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PL08: View of former window bar housings noted to the ground floor of the east elevation of the building.

PL09: View of degraded cill and jambs to a ground floor window of the building to the east elevation.

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PL10: View of degraded cill and jambs to a ground floor window of the building to the east elevation.

PL11: View of the north end of the west facing side elevation of Toll Bar Cottage.

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PL12: View of the north elevation of the 1980’s side extension.

PL13: View of the south facing gable end elevation of Toll Bar Cottage.

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PL14: View of Toll Bar Cottage from the west.

PL15: View of the south end of the east elevation of the 1980’s extension.

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PL16: View south within the ground floor lounge.

PL17: View north within the ground floor lounge.

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PL18: View east within the ground floor dining room.

PL19: View west within the ground floor dining room.

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PL20: View of the existing closed string timber staircase within the ground floor dining room.

PL21: View of the blocked up former window opening noted to the west side of the ground floor dining room.

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PL22: View of the exisitng fireplace (disused) within the ground floor dining room.

PL23: View east within the ground floor kitchen.

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PL24: View north within the ground floor kitchen.

PL25: View west within the ground floor kitchen.

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PL26: View of the internal wall opening between the ground floor kitchen and dining room.

PL27: View of east within the first-floor master bedroom.

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PL28: View west within the first-floor master bedroom.

PL29: View north within the first-floor master bedroom.

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PL30: View south within the first-floor master bedroom.

PL31: View of the ceiling to the first-floor master bedroom.

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PL32: View south east within the first-floor rear bedroom.

PL33: View south within the first-floor rear bedroom.

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PL34: View north within the first-floor rear bedroom.

PL35: View south within the first-floor shower room.

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PL36: View north within the first-floor shower room.

3.0 HERITAGE ASSET DESIGNATIONS

3.1 Designations

Toll Bar Cottage is a grade II listed building under the Planning (listed Buildings and Conservation Areas) Act 1990 and is designated as such for its special historical and architectural interest. The building was statutorily listed on the 12th February 1985 and the list description is as follows:

“Tollhouse, early C19, now house. Sandstone blocks, stone slate roof projecting over the north gable, with ridge chimney stack. Gable to road, 2 bays and 2 storeys, with some Gothick and Tudor details; gable to road has blocked doorway to the left, a 4-pane sash in the centre, and above this a large 2- centred arched blind window filled with a stone slab, with plain surround and hoodmould. Left side wall (to Simonstone Lane) has 2 windows on each floor, all 4-pane sashes with hoodmoulds; right side wall has a large single-storey gabled porch, and to the left of this a window matching the others.” 2

2 Historic England (2019) National Heritage List for England: Toll Bar Cottage – List Description. List Entry No. 1274570. Available at: https://historicengland.org.uk/listing/the-list/list-entry/1274570 (Accessed on 23rd April 2019)

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3.2. Historic Environment Record Consultation

An enquiry was issued to the Lancashire County Council Archaeology Department on the 19th March 2019 in their capacity as the county archaeological consultee and advisor and who currently maintains the Lancashire Historic Environment Record (LHER), in order to determine of any records are present within the HER regarding Toll Bar Cottage. We were advised that a record for the building is contained within the HER under reference PRN18105 and that this includes the listed building description and references to the site as shown on 19th century mapping.

4.0 PAST INVESTIGATIONS

4.1 Previous Research

A search of the following databases and archives has been carried out as part of this application;

• Archaeological Data Service Online Archive • Historic England Online Archive • Lancashire County Archive Catalogue • Lancashire Historic Environment Record • Clitheroe Library Catalogue

A search within Clitheroe Libraries local history section has yielded the following useful sources of information concerning the Simonstone toll house and turnpike road.

• Jeffreys, B. (2009) How did we get to Padiham and Whalley in days gone by? Turnpike roads in the Read and Simonstone area, Ref N14. • Information on the Bury, Blackburn and Whalley Turnpike Trust C.1794, ref: N14.

5.0 HISTORICAL AND ARCHAEOLOGICAL CONTEXT

5.1 Historical Background

Historically the phrase ‘turnpike’ was applied to a defensive frame of pikes that was turned in order to allow for the passage of horses but was later applied to a gate that crossed a particular road and could be raised once a toll had been payed by the users of the road.

The 18th century saw a transformation of the road networks in England due to the construction of a comprehensive network of turnpike roads throughout the country. These roads linked larger towns and

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cities and were primarily used by long distance commercial traffic as opposed to the short distance needs within the local parishes. The paying of tolls for their use ensured that the roads were reliably financed and that the cost of improvements and maintenance where was financed by the beneficiaries, i.e. the road users. Even though this network was comprehensive, it is estimated that only a sixth of the roads in England were made into turnpike roads whilst the remaining roads remained toll free and the responsibility of individual parishes.

In Lancashire, the arrival of turnpike roads was considered to be relatively late in comparison to the rest of the country. The formation of the Bury, Haslingden, Blackburn and Whalley Turnpike Trust was authorised by an act of parliament in 1789. On the 28th November 1809, the trustees were approached by Richard Fort, a prominent local printworks owner, who requested that the trustees authorise the construction of a turnpike road from Padiham to Whalley. His request was made for commercial purposes to allow for the quicker supply of movement of materials, particularly coal, that would be used within his printing business. On the 5th January 1810, a committee was arranged to assess the feasibility of this proposal would be and having been found to be feasible, the order for the construction of the turnpike road was given on the 16th July 1810. The road was to be constructed roughly following the route of the former packhorse trail and cart track road, leading from Padiham to Whalley. It passed through the read and Huntroyde estates as well as the Fort and Starkie coal mining sites. Tolls where first collected on the road from the 19th August 1811 following the erection of the two initial toll gates at Portland Bar, Whalley and Craggs Bar Padiham. 3

No specific reference to the construction of the Simonstone Toll Bar can be found but by using the available sources, the building is expected to have been constructed at some time between, 1811 when the first tolls where taken on this road, and 1829, where the Simonstone Toll Bar first appears. It is on Hennets map of Lancashire 1829, that the toll bar is first identified and is denoted by ‘TB’ shown next to a small square block next to the Simonstone cross road. However, the scale at which the map was produced at is not sufficient enough to identify individual features and plan shape.

3 Jeffreys, B. (2009) How did we get to Padiham and Whalley in days gone by? Turnpike roads in the Read and Simonstone area, Ref N14, Clitheroe Library.

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PL37: Extract of Hennets Map of Lancashire 1829.4

The building is next shown on the OS map of 1848 and is shown as ‘T’ shaped building with a projecting structure shown to the east side of the building. This is expected to be the structure demolished as part of the 1980’s works to the building. However little else in terms of useful detail can be gained from this particular map.

The 1951 census for the area indicates that the building was occupied by Mary Fielding (widowed), a toll collector, and her two sons (both scholars).

PL38: Extract from historic Ordnance Survey map of 1848. 5

4 Hennets Map of Lancashire – 1829: Available at: http://www3.lancashire.gov.uk/environment/oldmap/hennet/images/f4.gif (Accessed on 23rd April 2019) 5 Ordnance Survey, 6 inch, 1:10560 scale, Lancashire sheet 55, surveyed 1844 to 1846, published 1848

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The subsequent census returns from 1861 indicates that the property was lived in by Henry Aspden, who was the toll collector at this time and his boarder William Westwell, a cotton power loom weaver. By 1871, the toll collector was listed as William Ireland, who occupied the toll house, with his wife Eliza (toll collectors’ wife), three daughters (all cotton weavers) and a son (scholar).

This particular toll collecting family are likely to have been the final family who resided within the building before the announcement was made on the 16th September 1875, by the Turnpike Trustees, that the road was to become a public road and that all toll houses and gates were to be sold. The Bury, Haslingden, Blackburn and Whalley turnpike trust ceased its accounts and was wound up on the 1st January 1878.

As for the Simonstone Toll House, it was sold to Le Gendre Nicholas Starkie for the sum of £120, with the toll gate having been sold to Mr Richard Taylor for the sum of £1. In the census return of 1881, the building is listed as unoccupied but was again occupied 1891 by George Burrell, a coachman, his wife Margaret and their five daughters and two sons.

PL40: Extract from a tinted photograph of Simonstone cross road showing Toll Bar Cottage c.1890.

The following maps from 1893, 1912 and 1932 all show now discernable changes having had occurred to the building through this time period.

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PL39: Extract of historic Ordnance Survey map of 1893. 6

PL41: Extract of historic Ordnance Survey map of 1912. 7

PL42: Extract of historic Ordnance Survey map of 1932. 8

6 Ordnance Survey, 25 inch, 1:2500 scale, Lancashire sheet 55, revised 1890, published 1893. 7 Ordnance Survey, 25 inch, 1:2500 scale, Lancashire sheet 55, revised 1910, published 1912. 8 Ordnance Survey, 25 inch, 1:2500 scale, Lancashire sheet 55, revised 1929, published 1932.

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PL43: 1980’s drawing of the building submitted as part of listed building consent no. 3/87/0231 showing the building prior to the carrying out of the proposed works.

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6.0 PLANNING POLICY CONTEXT

6.1 Statutory Legislation

The proposals will be determined in accordance with the Planning (Listed Buildings and Conservation Areas) Act 1990.

The duty at Section 66 (1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 states:

“In considering whether to grant planning 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”.

6.2 National Planning Policies

The national planning policies regarding the conservation of the historic environment are contained within the National Planning Policy Framework (2018) and the relevant policies consist of the following;

189. In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes, or has the potential to include, heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.

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

193. 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 (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.

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194. Any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Substantial harm to or loss of: 56 a) grade II listed buildings, or grade II registered parks or gardens, should be exceptional; b) assets of the highest significance, notably scheduled monuments, protected wreck sites, registered battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional63.

195. 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 total loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply: a) the nature of the heritage asset prevents all reasonable uses of the site; and b) no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and c) conservation by grant-funding or some form of not for profit, charitable or public ownership is demonstrably not possible; and d) the harm or loss is outweighed by the benefit of bringing the site back into use.

196. 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, where appropriate, securing its optimum viable use.

197. The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non- designated heritage assets a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

As well as the protection of the historic Environment the NPPF (2018) provides planning policy on design and consists of the following paragraphs;

124. The creation of high-quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. Being clear about design expectations, and how these will be tested, is essential for achieving this. So too is effective engagement between applicants, communities, local planning authorities and other interests throughout the process.

125. Plans should, at the most appropriate level, set out a clear design vision and expectations, so that applicants have as much certainty as possible about what is likely to be acceptable. Design policies should be developed with local communities so they reflect local aspirations, and are grounded in an understanding and evaluation of each area’s defining characteristics. Neighbourhood plans can play an

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important role in identifying the special qualities of each area and explaining how this should be reflected in development.

126. To provide maximum clarity about design expectations at an early stage, plans or supplementary planning documents should use visual tools such as design guides and codes. These provide a framework for creating distinctive places, with a consistent and high-quality standard of design. However, their level of detail and degree of prescription should be tailored to the circumstances in each place, and should allow a suitable degree of variety where this would be justified.

127. Planning policies and decisions should ensure that developments:

a) 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; b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit; e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.

128. Design quality should be considered throughout the evolution and assessment of individual proposals. Early discussion between applicants, the local planning authority and local community about the design and style of emerging schemes is important for clarifying expectations and reconciling local and commercial interests. Applicants should work closely with those affected by their proposals to evolve designs that take account of the views of the community. Applications that can demonstrate early, proactive and effective engagement with the community should be looked on more favourably than those that cannot.

129. Local planning authorities should ensure that they have access to, and make appropriate use of, tools and processes for assessing and improving the design of development. These include workshops to engage the local community, design advice and review arrangements, and assessment frameworks such as Building for Life. These are of most benefit if used as early as possible in the evolution of schemes, and are particularly important for significant projects such as large-scale housing and mixed-

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use developments. In assessing applications, local planning authorities should have regard to the outcome from these processes, including any recommendations made by design review panels.

130. Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions, taking into account any local design standards or style guides in plans or supplementary planning documents. Conversely, where the design of a development accords with clear expectations in plan policies, design should not be used by the decision-maker as a valid reason to object to development. Local planning authorities should also seek to ensure that the quality of approved development is not materially diminished between permission and completion, as a result of changes being made to the permitted scheme (for example through changes to approved details such as the materials used).

131. In determining applications, great weight should be given to outstanding or innovative designs which promote high levels of sustainability, or help raise the standard of design more generally in an area, so long as they fit in with the overall form and layout of their surroundings.

132. The quality and character of places can suffer when advertisements are poorly sited and designed. A separate consent process within the planning system controls the display of advertisements, which should be operated in a way which is simple, efficient and effective. Advertisements should be subject to control only in the interests of amenity and public safety, taking account of cumulative impacts.

6.3 Local Planning Policies

The relevant local planning policies are contained within the Ribble Valley Borough Council Adopted Core Strategy (2014) and consist of the following;

Key Statement EN5 – Heritage Assets

“There will be a presumption in favour of the conservation and enhancement of the significance of heritage assets and their settings. The Historic Environment and its Heritage Assets and their settings will be conserved and enhanced in a manner appropriate to their significance for their heritage value; their important contribution to local character, distinctiveness and sense of place; and to wider social, cultural and environmental benefits. This will be achieved through:

• Recognising that the best way of ensuring the long-term protection of heritage assets is to ensure a viable use that optimises opportunities for sustaining and enhancing its significance. • Keeping Conservation Area Appraisals under review to ensure that any development proposals respect and safeguard the character, appearance and significance of the area. Considering any development proposals which may impact on a heritage asset or their setting through seeking

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benefits that conserve and enhance their significance and avoids any substantial harm to the heritage asset. • Requiring all development proposals to make a positive contribution to local distinctiveness/sense of place. • The consideration of Article 4 Directions to restrict permitted development rights where the exercise of such rights would harm the historic environment.” 9

Policy DMG1 – General Considerations

“In determining planning applications, all development must:

Design

1. Be of a high standard of building design which considers the 8 building in context principles (from the CABE/English Heritage building on context toolkit. 2. Be sympathetic to existing and proposed land uses in terms of its size, intensity and nature as well as scale, massing, style, features and building materials. 3. Consider the density, layout and relationship between buildings, which is of major importance. Particular emphasis will be placed on visual appearance and the relationship to surroundings, including impact on landscape character, as well as the effects of development on existing amenities. 4. Use sustainable construction techniques where possible and provide evidence that energy efficiency, as described within policy dme5, has been incorporated into schemes where possible. 5. The code for sustainable homes and lifetime homes, or any subsequent nationally recognised equivalent standards, should be incorporated into schemes.

Access

1. Consider the potential traffic and car parking implications. 2. Ensure safe access can be provided which is suitable to accommodate the scale and type of traffic likely to be generated. 3. Consider the protection and enhancement of public rights of way and access.

Amenity

1. Not adversely affect the amenities of the surrounding area. 2. Provide adequate day lighting and privacy distances. 3. Have regard to public safety and secured by design principles.

9 Ribble Valley Borough Council (2014) Adopted Core Strategy 2008 – 2028, Pg 52.

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4. Consider air quality and mitigate adverse impacts where possible.

Environment

1. Consider the environmental implications such as SSSIS, county heritage sites, local nature reserves, biodiversity action plan (bap) habitats and species, special areas of conservation and special protected areas, protected species, green corridors and other sites of nature conservation. 2. With regards to possible effects upon the natural environment, the council propose that the principles of the mitigation hierarchy be followed. This gives sequential preference to the following: 1) enhance the environment 2) avoid the impact 3) minimise the impact 4) restore the damage 5) compensate for the damage 6) offset the damage. 3. All development must protect and enhance heritage assets and their settings. 4. All new development proposals will be required to take into account the risks arising from former coal mining and, where necessary, incorporate suitable mitigation measures to address them. 5. Achieve efficient land use and the reuse and remediation of previously developed sites where possible. Previously developed sites should always be used instead of greenfield sites where possible.

Infrastructure

1. Not result in the net loss of important open space, including public and private playing fields without a robust assessment that the sites are surplus to need. In assessing this, regard must be had to the level of provision and standard of public open space in the area, the importance of playing fields and the need to protect school playing fields to meet future needs. Regard will also be had to the landscape or townscape of an area and the importance the open space has on this. 2. Have regard to the availability to key infrastructure with capacity. Where key infrastructure with capacity is not available it may be necessary to phase development to allow infrastructure enhancements to take place. 3. Consider the potential impact on social infrastructure provision.

Other

1. Not prejudice future development which would provide significant environmental and amenity improvements.” 10

Policy DME4 – Protecting Heritage Assets

“In considering development proposals the council will make a presumption in favour of the conservation and enhancement of heritage assets and their settings.

10 Ribble Valley Borough Council (2014) Adopted Core Strategy 2008 – 2028, Pg 86.

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1. Conservation Areas

Proposals within, or affecting views into and out of, or affecting the setting of a conservation area will be required to conserve and where appropriate enhance its character and appearance and those elements which contribute towards its significance. This should include considerations as to whether it conserves and enhances the special architectural and historic character of the area as set out in the relevant conservation area appraisal. Development which makes a positive contribution and conserves and enhances the character, appearance and significance of the area in terms of its location, scale, size, design and materials and existing buildings, structures, trees and open spaces will be supported.

In the conservation areas there will be a presumption in favour of the conservation and enhancement of elements that make a positive contribution to the character or appearance of the conservation area.

2. Listed buildings and other buildings of significant heritage interest

Alterations or extensions to listed buildings or buildings of local heritage interest, or development proposals on sites within their setting which cause harm to the significance of the heritage asset will not be supported.

Any proposals involving the demolition or loss of important historic fabric from listed buildings will be refused unless it can be demonstrated that exceptional circumstances exist.

3. Registered historic parks and gardens of special historic interest and other gardens of significant heritage interest Proposals which cause harm to or loss of significance to registered parks, gardens or landscapes of special historic interest or other gardens of significant local heritage interest, including their setting, will not be supported.

4. Scheduled monuments and other archaeological remains

Applications for development that would result in harm to the significance of a scheduled monument or nationally important archaeological sites will not be supported.

Developers will be expected to investigate the significance of non-designated archaeology prior to determination of an application. Where this demonstrates that the significance is equivalent to that of designated assets, proposals which cause harm to the significance of non-designated assets will not be supported.

Where it can be demonstrated that that the substantial public benefits of any proposals outweigh the harm to or loss of the above, the council will seek to ensure mitigation of damage through preservation

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of remains in situ as the preferred solution. Where this is not justified developers will be required to make adequate provision for excavation and recording of the asset before or during excavation.

Proposals should also give adequate consideration of how the public understanding and appreciation of such sites could be improved.

In line with NPPF, Ribble Valley aims to seek positive improvements in the quality of the historic environment through the following:

a) monitoring heritage assets at risk and; i) supporting development/re-use proposals consistent with their conservation; core strategy adoption version 99 ii) considering use of legal powers (building preservation notices, urgent works notices) to ensure the proper preservation of listed buildings and buildings within the conservation areas. b) Supporting redevelopment proposals which better reveal the significance of heritage assets or their settings. c) Production of design guidance. d) Keeping conservation area management guidance under review. e) Use of legal enforcement powers to address unauthorised works where it is expedient to do so. f) Assess the significance and opportunities for enhancement of non-designated heritage assets through the development management process.” 11

7.0 ASSESSMENT OF SIGNIFICANCE

7.1 Evidential Value

The Historic England document “Conservation Principles, Policies and Guidance” (2008) states that “Evidential value derives from the potential of a place to yield evidence about past human activity” 12

Toll Bar Cottage provides physical evidence of an early 19th century dwelling, possibly purpose built for the purpose of housing the toll collector at this intersection on the Padiham to Whalley turnpike road. Map regression analysis has suggested this may be the first known development to the application site, no documentary evidence of physical site evidence can be found to suggest the presence of any earlier pre-existing buildings or structures to the site, making the likelihood of undesignated below ground archaeological remains unlikely. However, it is known that a 19th century section of the building to the west elevation has been demolished with a new extension constructed in its place. The now demolished section, was accompanied by a walled yard area with a privy as shown on the 1980’s planning drawings.

11 Ribble Valley Borough Council (2014) Adopted Core Strategy 2008 – 2028, Pg 97. 12 Historic England (2008) Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment, pg. 28.

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The exact use of this now demolished section of the building has not been confirmed as part of this investigation and the loss of this section of the building and evidence of the building’s development has impacted on and reduced its evidential value.

The evidential value of the building is derived from its remaining historic fabric, features and plan form. The building was significantly renovated in the late 1980’s but it cannot be confirmed what features may have existed at this time. Very few features exist within the building and appear to have been removed but the time this occurred is not known, and has likely resulted in the removal of; multi-paned windows, staircase, fireplaces, floor boards and any other internal fixtures and fittings, again resulting in a loss to evidential value. The plan form remains legible as a two-unit cottage type dwelling however this has been impacted on by forming of new window and doors openings, re-orientation of the existing staircase and the construction of the extension in the late 1980’s.

The use of a building also contributes to its evidential value and the building is to remain in use as a dwelling and leaving this element of its evidential value intact.

7.2 Historical Value

The Historic England document “Conservation Principles, Policies and Guidance” (2008) states that “Historical value derives from the ways in which past people, events and aspects of life can be connected through a place to the present” 13

In terms of associative historical value, the building will be forever associated with those known to have occupied the building and others who have been associated with it i.e. the Starkie Family of Huntroyde Hall. However, there is now known physical manifestation of these associations and as such will remain unharmed by the proposed works to the building.

In terms of illustrative historical value, the building is an example of an early 19th century cottage type dwelling built specifically for the purpose collecting tolls from the users of the associated turnpike road. Although many former toll houses still exist there is no standard design for their construction and although the building is modest in its appearance and is without embellishment, Toll Bar Cottage is likely to possess a certain uniqueness amongst former toll houses of the 19th century.

13 Historic England (2008) Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment, pg. 28.

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7.3 Communal Value

The Historic England document “Conservation Principles, Policies and Guidance” (2008) states that “Communal value derives from the meanings of a place for the people who relate to it, or for whom it figures in their collective experience or memory” 14

The building in private ownership for use as a residential dwelling and as such offers no communal value. However, some communal enjoyment may be derived from the buildings contribution to the street scene as well as the character and appearance of Simonstone.

7.4 Aesthetic Value

The Historic England document “Conservation Principles, Policies and Guidance” (2008) states that “Aesthetic value derives from the ways in which people draw sensory and intellectual stimulation from a place” 15

The building is simple and modest in its appearance but a small amount of conscious design has been undertaken through the implementation of the stone hood moulds to external wall openings and the projecting stone kneelers to the front north facing elevation. But it is still likely to have been constructed largely as a vernacular building with its performance and function at the forefront of its design and construction.

It is likely that the building was commissioned by the turnpike trust but no known attribution can be found with regards to craftsmen or an architect or designer. However, the builders used to construct the road are well documented within the documentation and minutes of the turnpike trust. No formal designs, drawings or instructions have been found relating to Toll Bar Cottage.

Some areas of sever stone degradation are present to the building particularly to the north east corner of the building and will continue to degrade and affect the aesthetic value of the building is this problem is not addressed.

The aesthetic value of the building is enhanced by its adjoining garden and semi-rural location.

7.5 Statement of Significance

Following an appraisal of the heritage values associated with Toll Bar Cottage, it is possible to take a more informed approach in determining its overall significance.

14 Historic England (2008) Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment, pg. 31. 15 Historic England (2008) Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment, pg. 30.

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Toll Bar Cottage is an early 19th century dwelling and former Toll House constructed to supplement the two existing toll houses on the Padiham to Whalley turnpike road. The building was extensively renovated in the 1980’s which also resulted in the demolition of a 19th century section of the building which is likely to be an addition following the initial construction of the building.

The significance of the building Toll Bar Cottage is suggested through its statutory listing as a grade II listed building which denotes that the building is of high importance nationally in terms of its special architectural and historical interest. The significance of the building is derived from this intrinsic special interest.

The building is an example of a 19th century purpose-built toll house as opposed to the adaptation of an existing cottage. It takes the form of a rectangular, single pile, single fronted cottage of gable form, with a sandstone flag roof and coursed, squared sandstone walls.

The significance of the building is embodied in its form and appearance as well as its surviving historic fabric and historical details including the pointed arched former blind window and the hood moulds over the external wall openings. Its significance is also derived from the building’s contribution as evidence of the local turnpike road network and evidence of the revolution in transportation that the turnpike road system brought about and its benefits to transportation and trade.

Some significance can also be derived through the building past ownership by the Starkie family when the building was bought by Le Gendre Nicholas Starkie following the winding up of the local turnpike trust. The Starkie family were prominent local landowners who inherited the Huntroyde Hall Estate in 1465 through the marriage between Edmund Starkie and Elizabeth de Simonstone. Le Gendre Nicholas Starkie (1828 – 1899) inherited the estate on the death of his father in 1865. He was a justice of the peace and Deputy Lieutenant for Lancashire and a Colonel in the 3rd Battalion of the East Lancashire regiment and was made High Sheriff of Lancashire in1868. Like his father he was a prominent Freemason and served as Provincial Grand Master in Lancashire from 1870 until his death in 1899 aged 71.

8.0 PROPOSED WORKS

8.1 Summary of Proposed Development

The proposals for Toll Bar Cottage consist of the following works;

• Retrospective consent for the forming of a window from an existing door opening to the 1980’s extension carried out by a previous owner of the building.

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• Existing door opening to be widened by max 1000mm. New structural support / lintel to be installed above. New stone hood mould to be installed external above opening to match existing. New timber framed double doors with double glazed units to be installed. • Existing partition wall between the ground floor lounge and WC to be removed and new infill stud partition 75 x 50mm studs with 12.5mm plasterboard to both sides and plaster skim finish. • Existing sanitaryware and decorations / tiling to be stripped out of the existing ground floor WC and new sanitaryware to be installed and finishes renewed. Extractor to be installed requiring wall penetration for vent. • New fixed double-glazed window in timber frames to be inserted into opened up former window opening to the ground floor dining room / staircase to allow for the passage of natural lighting. • Infill stonework to former window opening to the ground floor dining room / staircase to be removed. New stone head, jambs and cill to be installed around existing opening. • Existing mortar joints to exposed stonework to the ground floor staircase wall within the dining room to be raked out and re-pointed in accordance with provided method statement • Existing 1980's staircase to be stripped out and replaced with a new oak timber and glass staircase to be designed and installed by specialist. • Existing mortar joints to exposed stonework to the fireplace wall to the ground floor dining room to be raked out and re-pointed in accordance with provided method statement and mortar specification • Existing timber skirting boards (non-historic) to be removed throughout the building and replaced with new 25 x 100mm softwood moulded / profiled skirting boards with painted / stained finish. • Existing floor finishes to be uplifted throughout to facilitate installation of wet under floor heating system to be installed over existing suspended timber ground floor structure / deck. • Retrospective consent required for the presumed removal of the fireplace to the existing ground floor kitchen carried out by previous owner. • Existing kitchen is to be stripped out including all units, cupboards and appliances. New handmade kitchen units and new appliances to be fitted. • Existing electrical installation is to be removed and renewed and upgraded throughout the building. • Existing plumbing installation is to be removed and renewed upgraded throughout the building. • Existing sanitaryware and decorations / tiling to be stripped out of the existing first floor shower room and new sanitaryware to be installed and finishes renewed. • Existing Artex ceiling to the first-floor rear bedroom is to be over-boarded with 12.5mm plasterboard mounted on timber battens and finished with plaster skim finish. • Existing Artex ceiling to the first-floor master bedroom is to be over-boarded with 12.5mm plasterboard mounted on timber battens and finished with plaster skim finish. • Existing Artex ceiling to the first-floor landing is to be over-boarded with 12.5mm plasterboard mounted on timber battens and finished with plaster skim finish. • Existing 1980's timber casement windows to be cleaned down and repainted. Colour to client’s specification.

• External cement strap mortar pointing is to be raked out and re-pointed throughout in accordance with

provided method statement and mortar specification.

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• Existing stone jambs and cills to be made good using sacrificial layer of St Astier St.One (or equivalent) stone restoration and repair mortar. Colour to match existing stone cills and jambs. • Existing timber gutter to be removed and replaced with new profiled timber gutter to match existing. Gutter to be finished with protective paint coating. • Existing stone jambs to the ground floor window of the north facing gable elevation to be replaced with new stone jambs to match existing in colour finish and geology. New jambs to bed using lime mortar as per provided specification. Inside of window opening to be pointed in traditional burnt sand mastic to fill any holes and gaps between the stonework and window frame. Colour to match stonework (mastic not to be over painted). Any other holes to be filled with St Astier St.One (or equivalent) stone restoration and repair mortar as per others. • Existing stone walls are to be rendered externally using the provided lime render specification. • Existing cement faux hood moulds to north elevation ground floor window and blocked up door opening to be carefully hacked off and new stone hood moulds to match existing hood moulds to be installed. • Erection of a 1m high boundary wall to the road side adjacent to Toll Bar Cottage.

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10.0 HERITAGE IMPACT ASSESSMENT AND MITIGATION

10.1 Heritage Impact Assessment

The following impact assessment will judge the impact of the proposals on Toll Bar Cottage as a designated heritage asset. The proposals will be assessed against the following magnitudes.

Magnitude of Impact

The proposed development will significantly enhance the heritage asset or the ability to better reveal or High Beneficial Impact enhance its heritage values and overall significance. Works of this magnitude are welcomed.

The proposed development will considerably enhance the heritage asset or the ability to better reveal or Medium Beneficial Impact enhance its heritage values and overall significance. Works of this magnitude are welcomed.

The proposed development will provide a minor enhancement to the heritage asset or the ability to better Low Beneficial Impact reveal or enhance its heritage values and overall significance. Works of this magnitude are welcomed.

The proposed development will cause neither harm nor benefit / enhancement to the heritage asset, its values, Neutral Impact significance or setting. Proposals will sustain existing significance and special interest without adverse harm.

The proposed development will cause minor harm to the heritage asset, its heritage values, significance or Low Adverse Impact setting. Changes of this magnitude may be considered acceptable if suitable positive mitigation can be provided. The proposed development will cause clearly discernible harm to the heritage asset, its heritage values, Medium Adverse Impact significance or setting. Works of this magnitude should generally be avoided but may be considered acceptable if suitable positive mitigation can be provided. The proposed development will cause severe harm to the heritage asset and will substantially harm its High Adverse Impact significance. Will cause obvious disruption or destruction of features contributing to significance and harm to its setting. Such works of this magnitude should be avoided.

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PROPOSAL MAGNITUDE OF IMPACT IMPACT ON HERITAGE ASSETS PROPOSED MITIGATION

Retrospective consent for the forming of a window from A former door opening to the 1980’s extension has been N/A. Works already implemented by a previous owner. an existing door opening to the 1980’s extension carried partially blocked off to form a window opening by a out by a previous owner of the building. previous owner and retrospective consent for this work is required. The existing extension was constructed in the

NEUTRAL IMPACT 1980’s resulting in nor harm / removal of historic fabric. The visual impact of the door on the west facing elevation will also have been slightly improved through the reduction in size of the opening.

Existing door opening to be widened by max 1000mm. The existing double door opening to the west facing Work to be undertaken by competent / suitably qualified New structural support / lintel to be installed above. New elevation of the ground floor extension is to be widened contractors / workers to ensure work is carried out with stone hood mould to be installed external above opening by a maximum of 1m in order to allow for improved minimal harm to historic fabric. Work to be carried out to match existing. New timber framed double doors with access, given how narrow the door opening is, and to carefully and under supervision. double glazed units to be installed. allow for access and egress via a wheelchair user. The

NEUTRAL IMPACT existing extension was constructed in the 1980’s resulting Details / material samples to be submitted to local in nor harm / removal of historic fabric. Visual impact of planning authority for approval through a suitably the opening is expected to be minimal and a new hood worded planning condition. mould is to be installed over the widened door to reflect the character of the cottage.

Existing partition wall between the ground floor lounge Work to be carried out to increase the size of the existing Work to be undertaken by competent / suitably qualified and WC to be removed and new infill stud partition 75 x ground floor WC. The existing wall to be removed is a contractors / workers to ensure work is carried out with 50mm studs with 12.5mm plasterboard to both sides and timber stud partition wall installed as part of the works in minimal harm to historic fabric. Work to be carried out NEUTRAL IMPACT plaster skim finish. the late 1980’s. No historic fabric to be harmed or carefully and under supervision. removed as part of this proposal.

Existing sanitaryware and decorations / tiling to be Existing WC is to be stripped out to allow for Work to be undertaken by competent / suitably qualified stripped out of the existing ground floor WC and new improvements to meet the required standard of living and contractors / workers to ensure work is carried out with sanitaryware to be installed and finishes renewed. comfortable internal environment required by the client. minimal harm to historic fabric. Work to be carried out Extractor to be installed requiring wall penetration for Minor wall penetration would be required to allow for carefully and under supervision. NEUTRAL IMPACT vent. installation of extract fan for ventilation purposes, as per the building regulations. No significant harm foreseeable to historic fabric.

Infill stonework to former window opening to the ground Former window opening to the ground floor dining room / Work to be undertaken by competent / suitably qualified LOW BENEFICIAL IMPACT floor dining room / staircase to be removed. New stone staircase is to be opened up to allow for increased contractors / workers to ensure work is carried out with

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head, jambs and cill to be installed around existing amounts of natural lighting into this area of the building. minimal harm to historic fabric. Work to be carried out opening. New fixed double-glazed window in timber And in doing so reinstates what is likely to be an original carefully and under supervision. frames to be inserted into opened up former window window opening to this area of the building which will opening to the ground floor dining room / staircase to allow for improved interpretation of the original plan form Details / material samples to be submitted to local allow for the passage of natural lighting. of the building. New stone surround to be installed to the planning authority for approval through a suitably dining room side resulting in the loss of some historic worded planning condition. stone wall fabric. New window to be installed incorporating safety glass in accordance with the building regulations.

Existing 1980's staircase to be stripped out and replaced The existing staircase was installed a part of the works in Work to be undertaken by competent / suitably qualified with a new oak timber and glass staircase to be designed the late 1980’s and its removal would not result in the loss contractors / workers to ensure work is carried out with and installed by specialist. of historic fabric. The proposed staircase would be minimal harm to historic fabric. Work to be carried out constructed in the position of the existing staircase to carefully and under supervision.

NEUTRAL IMPACT maintain interpretability and would be of improved quality and appearance than the existing staircase. Details / material samples to be submitted to local planning authority for approval through a suitably worded planning condition.

Existing mortar joints to exposed stonework to the The existing mortar to the wall is cementitious in nature Work to be undertaken by competent / suitably qualified fireplace wall to the ground floor dining room to be raked and is incompatible and harmful to the historic stone contractors / workers to ensure work is carried out with out and re-pointed in accordance with provided method walling fabric and has potential to cause the degradation minimal harm to historic fabric. Work to be carried out statement and mortar specification. of the stonework. Repointing in lime mortar is proposed carefully and under supervision.

LOW BENEFICIAL IMAPCT as this is the traditional material that would have been used and has the ability to absorb moistures and allow its Work to be carried out in accordance with submitted evaporation and helps to resolve damp issues and method statement / specification. regulate the internal environment.

Existing mortar joints to exposed stonework to the The existing mortar to the wall is cementitious in nature Work to be undertaken by competent / suitably qualified staircase wall to the ground floor dining room to be raked and is incompatible and harmful to the historic stone contractors / workers to ensure work is carried out with out and re-pointed in accordance with provided method walling fabric and has potential to cause the degradation minimal harm to historic fabric. Work to be carried out statement and mortar specification. of the stonework. Repointing in lime mortar is proposed carefully and under supervision.

LOW BENEFICIAL IMAPCT as this is the traditional material that would have been used and has the ability to absorb moistures and allow its Work to be carried out in accordance with submitted evaporation and helps to resolve damp issues and method statement / specification. regulate the internal environment.

Existing timber skirting boards (non-historic) to be The existing timber skirting boards are modern in nature Work to be undertaken by competent / suitably qualified NEUTRAL IMPACT removed throughout the building and replaced with new and have been altered throughout the building to contractors / workers to ensure work is carried out with

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25 x 100mm softwood moulded / profiled skirting boards accommodate furniture positions. New skirting boards minimal harm to historic fabric. Work to be carried out with painted / stained finish. are required as a result. carefully and under supervision.

Details / material samples to be submitted to local planning authority for approval through a suitably worded planning condition.

Existing floor finishes to be uplifted throughout to facilitate The existing floor boards to the ground floor of the historic Work to be undertaken by competent / suitably qualified installation of wet under floor heating system to be section of the cottage are replacement elements of the contractors / workers to ensure work is carried out with installed over existing suspended timber ground floor building and are modern in nature. It is proposed that minimal harm to historic fabric. Work to be carried out structure / deck. underfloor heating is installed throughout the building in carefully and under supervision. order to achieve the desired standard of living and a comfortable internal living environment. Wet underfloor Details / material samples to be submitted to local NEUTRAL IMPACT heating system to be installed over the existing floor deck planning authority for approval through a suitably with new floor finishes installed over. No removal of worded planning condition. historic fabric required as part of the installation with no obvious foreseeable harm to the significance of the building.

Retrospective consent required for the presumed The plans from the late 1980’s indicate that a fireplace N/A. Works already implemented by a previous owner. removal of the fireplace to the existing ground floor was once present to what is currently the kitchen and kitchen carried out by previous owner. appears to have been removed either as part of the works

LOW ADVERSE IMPACT or some time after. This has resulted in the removal of a feature of the building which will have caused a degree of harm as a result.

Existing kitchen is to be stripped out including all units, Existing Kitchen units and appliances are to be stripped Work to be undertaken by competent / suitably qualified cupboards and appliances. New handmade kitchen units out to allow for improvements to meet the required contractors / workers to ensure work is carried out with and new appliances to be fitted. standard of living and comfortable internal environment minimal harm to historic fabric. Work to be carried out required by the client. Minor wall penetration would be carefully and under supervision. NEUTRAL IMPACT required to allow for installation of extract fan the cooker hob, as per the building regulations. No significant harm foreseeable to historic fabric.

Existing electrical installation is to be removed and The existing electrical services are out dated and Work to be undertaken by competent / suitably qualified renewed and upgraded throughout the building. upgrading is required in order to provide accommodation contractors / workers to ensure work is carried out with that is suitable with a comfortable internal environment minimal harm to historic fabric. Work to be carried out NEUTRAL IMPACT and amenities. This is also to ensure that health and carefully and under supervision. safety aspects are complied with as well as modernising these particular elements. To utilise existing service runs,

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voids and chases were possible to avoid harm and removal of historic fabric.

Existing plumbing installation is to be removed and The existing plumbing system is out dated and upgrading Work to be undertaken by competent / suitably qualified renewed upgraded throughout the building. is required in order to provide accommodation that is contractors / workers to ensure work is carried out with suitable with a comfortable internal environment and minimal harm to historic fabric. Work to be carried out amenities. This is also to ensure that health and safety carefully and under supervision. NEUTRAL IMPACT aspects are complied with as well as modernising these particular elements. To utilise existing service runs, voids and chases were possible to avoid harm and removal of historic fabric.

Existing sanitaryware and decorations / tiling to be Existing shower room is to be stripped out to allow for Work to be undertaken by competent / suitably qualified stripped out of the existing first floor shower room and improvements to meet the required standard of living and contractors / workers to ensure work is carried out with new sanitaryware to be installed and finishes renewed. comfortable internal environment required by the client. minimal harm to historic fabric. Work to be carried out Minor wall penetration would be required to allow for carefully and under supervision. NEUTRAL IMPACT installation of extract fan the cooker hob, as per the building regulations. No significant harm foreseeable to historic fabric.

Existing Artex ceiling to the first-floor rear bedroom is to The finish to the existing modern Artex ceiling is not Work to be undertaken by competent / suitably qualified be over-boarded with 12.5mm plasterboard mounted on desirable to our client and to overboard it with contractors / workers to ensure work is carried out with timber battens and finished with plaster skim finish. plasterboard is the preferable and least harmful option as minimal harm to historic fabric. Work to be carried out NEUTRAL IMPACT opposed to having the ceiling removed which could result carefully and under supervision. in harm to historic fabric.

Existing Artex ceiling to the first-floor master bedroom is The finish to the existing modern Artex ceiling is not Work to be undertaken by competent / suitably qualified to be over-boarded with 12.5mm plasterboard mounted desirable to our client and to overboard it with contractors / workers to ensure work is carried out with on timber battens and finished with plaster skim finish. plasterboard is the preferable and least harmful option as minimal harm to historic fabric. Work to be carried out NEUTRAL IMPACT opposed to having the ceiling removed which could result carefully and under supervision. in harm to historic fabric.

Existing Artex ceiling to the first-floor landing is to be over- The finish to the existing modern Artex ceiling is not Work to be undertaken by competent / suitably qualified boarded with 12.5mm plasterboard mounted on timber desirable to our client and to overboard it with contractors / workers to ensure work is carried out with battens and finished with plaster skim finish. plasterboard is the preferable and least harmful option as minimal harm to historic fabric. Work to be carried out NEUTRAL IMPACT opposed to having the ceiling removed which could result carefully and under supervision. in harm to historic fabric.

Existing 1980's timber casement windows to be cleaned The existing windows are to be cleaned down and Work to be undertaken by competent / suitably qualified LOW BENEFICIAL IMAPCT down and repainted. Colour to client’s specification. repainted as part of the buildings on-going maintenance contractors / workers to ensure work is carried out with

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in order to improve the longevity of the windows. The minimal harm to historic fabric. Work to be carried out repainting of the windows in a suitable colour will enhance carefully and under supervision. the appearance of the windows as well as the appearance of the building whilst preventing their decay. Details / material samples to be submitted to local planning authority for approval through a suitably worded planning condition.

External cement strap mortar pointing is to be raked out Areas of severe stone decay has been noted to the Work to be undertaken by competent / suitably qualified and re-pointed throughout in accordance with provided building particularly to the north east corner of the building contractors / workers to ensure work is carried out with

method statement and mortar specification. as well as the stone door and window surrounds. This minimal harm to historic fabric. Work to be carried out has like to have been exacerbated by the presence of carefully and under supervision. incompatible and harmful cement mortar pointing which has likely increased the rate of degradation to the Work to be carried out in accordance with submitted MEDIUM BENEFICIAL IMPACT stonework, as a result of any moisture evaporation / salt method statement / specification. crystallization occurring through the stonework as opposed to the mortar. Repointing the stonework in lime mortar would incorporate the use of a traditional material that aims to increase the longevity of the existing historic fabric and slow down the rate of stone decay.

Existing stone jambs and cills to be made good using As identified, the stone door and window surrounds to the Work to be undertaken by competent / suitably qualified sacrificial layer of St Astier St.One (or equivalent) stone building have decayed over time which is likely to have contractors / workers to ensure work is carried out with restoration and repair mortar. Colour to match existing exacerbated by the presence of cement mortar. The minimal harm to historic fabric. Work to be carried out stone cills and jambs. decay to the stone has caused it to exfoliate and spall and carefully and under supervision. it is recommended that the affected areas are made good MEDIUM BENEFICIAL IMPACT with masons’ mortar (colour to match existing) to increase Details / material samples to be submitted to local the longevity of these elements of historic fabric as planning authority for approval through a suitably opposed to their replacement. The mason’s mortar would worded planning condition. be sacrificial and result in its decay over time as opposed to the stone and would require periodic maintenance.

Existing 1980’s timber gutters to be removed and The existing 1980’s timber gutters are currently defective Work to be undertaken by competent / suitably qualified replaced with new profiled timber gutter to match existing. and leak during periods of wet weather. As a result, this contractors / workers to ensure work is carried out with Gutter to be finished with protective paint coating. is vulnerability to the building that requires addressing minimal harm to historic fabric. Work to be carried out through the replacement of the existing timber gutters carefully and under supervision. LOW BENEFICIAL IMAPCT with new timber gutters with an appropriate paint / stain finish and of the same profile as existing. Details / material samples to be submitted to local planning authority for approval through a suitably worded planning condition.

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Existing stone jambs to the ground floor window of the The existing stone jambs to the ground floor north facing Work to be undertaken by competent / suitably qualified north facing gable elevation to be replaced with new elevation have received harmful cement repairs in the contractors / workers to ensure work is carried out with stone jambs to match existing in colour finish and past as a result have degraded and their replacement is minimal harm to historic fabric. Work to be carried out geology. New jambs to bed using lime mortar as per proposed with new sandstone jambs to match the carefully and under supervision. provided specification. Inside of window opening to be existing. This will result in a minor enhancement to this pointed in traditional burnt sand mastic to fill any holes area of the building. Details / material samples to be submitted to local LOW BENEFICIAL IMAPCT and gaps between the stonework and window frame. planning authority for approval through a suitably Colour to match stonework (mastic not to be over worded planning condition. painted). Any other holes to be filled with St Astier St.One (or equivalent) stone restoration and repair mortar as per others.

Existing stone walls are to be rendered externally using There is evidence that the building has been rendered in Work to be undertaken by competent / suitably qualified the provided lime render specification. the past denoted by the slight projection of stone contractors / workers to ensure work is carried out with surrounds to doors and windows as well as the stonework minimal harm to historic fabric. Work to be carried out to the walling appearing ‘pock-marked’ as a result of a carefully and under supervision. past render, likely cement’ having been removed. Re- MEDIUM BENEFICIAL IMPACT introduction of a lime render would also provide some Rendering to be carried out in accordance with submitted level of protection to the areas of identified stone decay method statement / specification. therefore increasing the longevity of the historic fabric and providing a minor enhancement to the building.

Existing cement faux hood moulds to north elevation The existing harmful cement hood moulds noted to the Work to be undertaken by competent / suitably qualified ground floor window and blocked up door opening to be ground floor blocked up door and window to the north contractors / workers to ensure work is carried out with carefully hacked off and new stone hood moulds to match elevation are harmful and incompatible with the existing minimal harm to historic fabric. Work to be carried out existing hood moulds to be installed. historic fabric and their removal is required in order to carefully and under supervision. prevent further stone decay. Given the stone moulds noted throughout the building, it is likely that these Details / material samples to be submitted to local LOW BENEFICIAL IMAPCT opening would also have been present with hoods over. planning authority for approval through a suitably New hoods are to be installed to match the existing stone worded planning condition. hoods to the building in terms of design and geology. This would result in a minor enhancement to this area of the building.

Erection of a 1m high boundary wall to the road side The boundary treatments around the local vicinity of Toll Work to be undertaken by competent / suitably qualified adjacent to Toll Bar Cottage. Bar Cottage consists of a mixture of boundary walling and contractors / workers to ensure work is carried out with hedges. It is proposed that a 1m high (as visible from the minimal harm to historic fabric. Work to be carried out NEUTRAL IMPACT roadside) stone boundary wall with capping is erected carefully and under supervision. and the existing hedge transplanted behind the proposed wall. No obvious significant harm foreseeable to the

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setting of the listed building given the proposed materials Details / material samples to be submitted to local and proposed height of the wall. planning authority for approval through a suitably worded planning condition.

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