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19 Warnborough Rd North Oxford Oxfordshire Heritage Impact Report April 2021

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19 Warnborough Rd North Oxford Oxfordshire Heritage Impact Report April 2021 19 WARNBOROUGH RD NORTH OXFORD OXFORDSHIRE HERITAGE IMPACT REPORT APRIL 2021 worlledge www.worlledgeassociates.com associates HERITAGE IMPACT REPORT CONTENTS Worlledge Associates Introduction Summary History of North Oxford North Oxford House Types and Architectural Styles Brief History of 19 Warnborough Road Description of 19 Warnborough Road Relationship to North Oxford Victorian Suburb Conservation Area Heritage Significance Statement of Significance Heritage Management Policy and Guidelines Design Rationale Assessment in Relation to Heritage Significance Conclusion Contact Information Raymond Osborne [email protected] Ruth Mullett [email protected] Nicholas Worlledge [email protected] 2 HERITAGE IMPACT REPORT WORLLEDGE ASSOCIATES Worlledge Associates is an Oxford-based heritage consultancy, committed to the effective management of the historic environment. Established in 2014 by Nicholas and Alison Worlledge, Nicholas came to private practice with over 35 years’ experience working in heritage management for local authorities. This intimate knowledge and understanding of council processes, and planning policy and practice, helps us to work collaboratively with owners and decision-makers to manage change to the historic environment. Our team of dedicated researchers and specialists believe in the capacity of the historic environment to contribute to society’s collective economic, social, and cultural well-being. We aim to identify what is significant about places and spaces in order to support their effective management and sustain their heritage value. We have worked with a wide range of property-owners and developers including universities and colleges, museums and libraries, large country estates, manor house, farmsteads, cottages, town houses and new housing sites. 3 HERITAGE IMPACT REPORT INTRODUCTION The intelligent management of change is a key principle to sustaining and conserving the historic environment. Historic England and successive government agencies have published policy and advice that extends our understanding of the historic environment and develops our competency in making decisions about its management. Paragraphs 4-10 of Historic England’s Good Practice Advice Note 2 (Managing Significance in Decision-Taking in the Historic Environment) explains that applications (for planning permission and listed building consent) have a greater likelihood of success and better decisions will be made when applicants and local planning authorities assess and understand the particular significance of an asset, the extent of the asset’s fabric to which the significance relates, and the relative importance of that significance. The National Planning Policy Framework (Feb 2019), in paragraphs 189 and 190, expects that both applicant and local planning authority take responsibility for understanding the significance of a heritage asset and the impact of a development proposal. Local authorities should, the NPPF explains, consider the significance of the asset in order to ‘minimise any conflict between the heritage asset’s conservation and any aspect of the proposal’. It has never been the intention of government to prevent change or freeze-frame local communities. Current policy and good practice show that change, if managed intelligently, can be successfully accommodated within the historic environment. This not only sustains significance but can add to the way we experience and understand historic places. This Heritage Impact Statement has been prepared to accompany a planning application for extensions to the north and south elevations, and extension to the detached garage at No. 19 Warnborough Road. It provides a summary history of the development of North Oxford including an examination of the styles of architecture employed; a history and description of the house and a statement of its heritage significance. It then provides a summary of the relevant National and Local heritage policies, guidance and advice, a description of the proposed works, and an assessment of their impact, or otherwise, on the cultural heritage significance of No. 19 Warnborough Road and its contribution to the North Oxford Victorian Suburb Conservation Area. 4 HERITAGE IMPACT REPORT SUMMARY HISTORY OF NORTH OXFORD The lands which St John’s College developed was purchased by Sir Thomas White in 1573 from the Owen family, which acquired it following the Dissolution of the Monasteries. It comprised agricultural holdings, held on long leases from St John’s. At the beginning of the 19th century this area north of the city comprises agricultural holdings and nurseries bisected by Banbury Road and Woodstock Road, with Oxford Canal to the west and the River Cherwell to the east. The first area was the St John’s Estate comprising Beaumont and St John Street. This area was surveyed in 1822 and laid out with lots being advertised in 1823. In 1824 further land was surveyed. The complete development of the area did not occur until the 1840s. In 1826 the Parish of St Giles was surveyed as part of its enclosure, and this shows the owners of the land, which clearly shows the extent of the St John’s College holding. Following the Oxford University Act of 1854, St John’s stopped renewing leases and considered options for putting the land to better use, having seen other landowners in the vicinity develop large Davis map of Oxford 1797 showing undeveloped land north of the city known as St Giles Fields houses for the wealthy. Rather than sell the land, the College decided to offer the land on 99-year leases. The first major venture by St John’s was the development of land between Park Town and St Giles Field to the south enclosed by the college in 1828, called ‘Norham Manor’. In 1860 14 lots were advertised for sale. The architect, Mr. William Wilkinson (1819- 1901), who took over from S L Seckham as architect for St John’s College, drew up a Master Plan for this estate. William Wilkinson and other Oxford architects designed the houses on the estate, but the plan was only slowly developed through the 1860s. In 1865 William Wilkinson developed plans for land between Woodstock Road and the Oxford Canal for lower middle class and working-class housing, this estate with smaller lots was known as Walton Manor. The 1870s saw an increase in the development of these parts of the estate, particularly Walton Manor, with custom-build houses replaced by speculative development, funded by local financial institutions. It also saw the laying out of roads north of Walton Manor including Leckford Road and Warnborough Road. The 1880s saw a major growth of the St John’s estate primarily to the west of Woodstock Road and north of the Walton Estate. In 1882, St John’s College asked the Local Board to make five new roads on their Walton Manor Estate, In November 1890, Council reported “that St John’s College are now prepared to proceed with the road on the east side of Banbury Road, and desire that the name of the road be Bardwell Road, and recommended that the name be adopted.” Davis map of Oxford 1797 showing undeveloped land north of the city known as St Giles Fields 5 HERITAGE IMPACT REPORT Six-inch OS 1876 showing the area developed by St John’s College 1860s and 1870s, including Park Town, Norham Manor, and Walton Manor north of the Radcliffe Observatory and Leckford Road, Warnborough Road to the north highlighted in orange Six-inch OS 1876 showing the area developed by St John’s College 1860s and 1870s, including Park Town, Norham Manor, and Walton Manor north of the Radcliffe Observatory and Leckford Road, Warnborough Road to the north highlighted in orange ‘This saw the start of the Bardwell Estate, the last substantial section In January 1895, St John’s College submitted plans for two new roads of the Colleges’ North Oxford property, and an area reserved for the on the estate, one called Linton Road, the other called Northmoor best class of houses.’ Road, to run northwards from Bardwell Road, and join the eastern end of Linton Road. This development of this part of the estate was Development was still occurring to the west with the Corporation interrupted by WWI with some plots not being built on until the early agreeing in October 1891 to the making of Rawlinson and Staverton 1920s. Roads, located between Banbury and Woodstock Roads, and Chalfont and Polstead Roads, west of Woodstock Road. 6 HERITAGE IMPACT REPORT NORTH OXFORD HOUSE TYPES AND ARCHITECTURAL STYLES HOUSE TYPES The North Oxford Victorian Suburb Conservation Area (2017) includes the ‘The writings of A.W.N. Pugin, (1812-1852) particularly Contrasts following summary of the housing types in North Oxford (1836) and True Principles of Pointed or Christian Architecture. (1842), had a major influence on the style and theory of the Gothic ‘The majority of the conservation area is characterised by housing Revival. Pugin urged architects and designers to work from the ranging from large detached villas, through large and medium- fundamental principles of Medieval art. These included truth to sized semi-detached houses, to smaller artisan semi-detached structure, material and purpose. houses. The larger houses can be as many as four storeys high, including attics and basements; a few houses stand out for having ‘John Ruskin (1819-1900) was the most influential art critic of his five storeys. Where basements occur, the grander the address day. His interest in Medieval architecture was aroused by travels the more likely that a flight of steps leads to the front door usually in Europe, during which he made detailed watercolour studies... within a porch or with a canopy over and for the basement to be Two of his most important books, The Seven Lamps of Architecture half above ground offering light into the rooms. The houses of the (1849) and The Stones of Venice (three volumes, 1851-1853), had an 1860s through into the 1880s are characterised by lofty rooms, enormous impact on the Gothic Revival. Ruskin advocated a return to thus adding to their imposing presence.’ the spiritual values of the Middle Ages, which he felt had been lost in the mechanised and materialistic age in which he lived.’ ‘The semi-detached houses offer a variety of façades.
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