INVESTING IN HERITAGE financing small town regeneration

Case Study:

Outcome from the ‘Focus on... regeneration through public buildings and spaces’ seminar 29 June 2004 English Historic Towns Forum

Foreword Buxton is an extraordinary town, combining an unusually fine mixture of buildings, parks and public spaces. Following decades of decline, there is now a strong sense that the vision and energy of a wide range of local people and organisations is beginning to transform it into a very attractive place in which to live, work and study. I am delighted to support this English Historic Towns Forum publication, which highlights the way that successful regeneration of historic towns needs to seamlessly encompass landscape, public spaces, and architecture. This can only be achieved by taking a long-term approach. CABE Space is the national champion for improving parks and public spaces, and is supporting local authorities to take this sort of strategic approach to improving the civic realm. The progress that Buxton has made so far, and its exciting plans for the future, demonstrate the power of both strategic thinking about placemaking, and long-term vision.

Julia Thrift Director, CABE Space

Introduction For centuries, Buxton has been a spa town popular with visitors from around the world. Renowned for its natural mineral water, summer music festivals and outstanding setting, it has a huge legacy of fine Georgian and Victorian architecture largely built under the patronage of the Dukes of Devonshire. The town’s popularity declined throughout the 20th century so much so that its local economy became unable to sustain the costs of maintaining its own infrastructure and architectural heritage. This process reached a low point towards the end of the century, by which time most of the former Georgian spa buildings including the Grade I listed Crescent were largely empty or at risk. Buxton’s fortunes have since turned around and it is now being transformed as a result of a heritage-led regeneration programme that is expected to bring a total investment of over £50 million into the town. This includes: • Plans to revive Buxton Spa with a new state of the art thermal natural mineral water spa alongside the UK’s first spa hotel for over a century •Anew campus for the University of College in the former Devonshire Royal Hospital which is nearing completion •Ahuge investment in the town’s public open spaces including the restoration of the historic Market Place, the pleasure grounds to the Crescent and an Urban Parks Programme funded restoration of the Pavilion Gardens • The restoration of the Buxton Opera House Buxton – Investing in Heritage financing small town regeneration is a brief account of the experience of a small town’s success in attracting funding and the delivery of projects on the ground. It complements a one-day EHTF conference held on 29 June 2004 entitled ‘Buxton – Focus on Regeneration through Public Buildings and Spaces’. By outlining the major projects as well as setting them in Buxton’s still fragile local economy, this publication aims to draw some useful lessons and points of practice that may have a more general application for those local authorities elsewhere faced with the seemingly insurmountable decline of a small market town.

Cllr Alan Wells Richard Tuffrey Portfolio Holder for Regeneration EHTF Executive Committee Member Historic Environment Champion, High Peak Borough Council Conservation Manager, High Peak Borough Council

INVESTING IN HERITAGE 2 financing small town regeneration English Historic Towns Forum

Context

Buxton is a relatively small town which business activity to the town. This Register of Parks and Gardens of remains one of the Peak District’s approach has had three themes: Historic Interest. main visitor destinations as well as serving its own rural hinterland as a •To “grow” the town For reasons largely related to the market town. Its past golden ages, •To develop its tourism role decline of Buxton’s traditional spa role, first as a Georgian spa town, and •To make it a more attractive place to nearly all of the key spa buildings secondly as a Victorian inland resort, visit have become vacant in recent years. were followed by a period of In addition a rationalisation of local stagnation of its growth and a decline Growing Buxton healthcare provision led to the closure in its fortunes throughout the 20th In terms of its population, the last 50 of the Devonshire Royal Hospital. century. This led to some serious years have seen a very small rise to Although a potential disaster for the issues about its ability to support its just over 21,000. town, the availability of these buildings own town centre infrastructure. has coincided with two recent Although there is pressure for housing opportunities that could not have been A summary of the town’s history can development throughout the High foreseen from the outset: be found on Page 11 however, the Peak, this has been realised extent of Buxton’s decline and the elsewhere within the Borough, where • The extent of growth of interest in context of the current regeneration sites are closer and better linked to healthier lifestyles, alternative needs to be looked at further. Greater . therapies and the leisure potential of spa water treatment The nature of Buxton’s decline High Peak Borough Council, through • The University of Derby’s dramatic The decline of Buxton as a spa tourist its development policies within the expansion of facilities in Buxton. destination has already been touched High Peak Local Plan adopted in 1995 upon. The principal function of the and revised in 2003, has promoted a There is an attractive synergy town has been, and still is, tourism. strategy of growth through its housing between these two developments in However, Buxton has also traditionally and employment allocations. that the University’s stated ambitions functioned as a labour market for the for the Buxton site are to develop it as surrounding quarrying industry, it has Tourism role a centre of excellence for the tourism acted as a local service centre for an Buxton has recently been marketed as and hospitality sectors. Further, they economy largely based on hill farming a base to explore the whole of the are creating an improved base for and has developed a limited amount Peak District for which it has 64% of their spa management course – the of indigenous manufacturing the bedspaces. This is a departure only such course in Europe. employment. Because historically the from past practice which has focused majority of its economic base has on just the High Peak area. A number been low wage, Buxton has suffered of partnerships have therefore been from a permanent fragility. More developed in order to co-operate with recently this has become particularly adjoining local authorities to market apparent with the decline of hill the “Peak District” as a brand. farming and the mechanisation of the Considerable investment has also quarrying industry. gone into the Peak District website: www.visitpeakdistrict.com. The consequence of this on Buxton has been: Making Buxton a more attractive place to visit • Its built heritage becoming The strategy adopted in the last 25 “at risk” years has been to invest in • An under-utilisation of its conservation-led regeneration and to infrastructure promote the improvement of Buxton’s public realm. Buxton is fortunate in having a rich architectural heritage not The need for a regeneration strategy only in terms of its buildings but also In response to this decline, a strategic its parks. Both of the two main parks approach to the regeneration has in the town centre - the Pavilion been adopted, which has centred on Gardens and the Slopes - are included bringing sustainable investment and on the English Heritage maintained For a brief history of Buxton see page 11.

INVESTING IN HERITAGE financing small town regeneration 3 English Historic Towns Forum

Investing in heritage

Like all historic towns, Buxton’s unique character is defined by its built heritage and the spaces in between. Yet, by the end of the last century, much of the built heritage was in need of repair and many of the town’s key historic buildings were “at risk” in that they were either vacant or under threat of vacancy. Once fine 19th century gardens and landscaped pleasure grounds had suffered from years of municipal cutbacks such that they were in danger of losing their special character. The town’s historic market place had become a bland sea of tarmac. A strategy that sought to make the town more attractive and to enhance its visitor numbers would have to concentrate on reversing its apparent neglect and start to focus on preserving and enhancing those elements that defined its local distinctiveness.

A strategy of conservation led regeneration was pursued involving:

• Grant schemes to assist with the repair and restoration of buildings • Additional planning controls to protect surviving historical details such as sash windows, historic doors, walls and railings •Aprogramme of investment in the open spaces • Finding solutions to bring the key buildings back into use.

Conservation area grant schemes

The first grant scheme started in 1980 with the Scheme Partners Total No of Buxton Town Scheme - a partnership between Investment properties High Peak Borough Council, County (inc private) Grant aided Council and English Heritage. This offered grants (£) to owners of the ornate, but high maintenance, Buxton Town English Heritage 1,769,000 155 Georgian and Victorian properties. Scheme High Peak Borough Council (1980 – 1996) Derbyshire County Council

The scheme continued until 1996 when it was Buxton English Heritage 397,000 55 Conservation High Peak Borough Council followed by the Buxton Conservation Area Area Partnership Derbyshire County Council Partnership. This, in turn, was wound up in 1999 (1996 – 1999) since when the Higher Buxton Heritage Higher Buxton English Heritage 463,000* 50* Economic Regeneration Scheme has focused on Heritage Economic High Peak Borough Council the particular problems of the Market Place area. Regeneration As the table shows, by the end of the 2004-2005 (HER) Scheme (1999 – 2005) financial year, it is anticipated that about 260 properties will have been conserved and over £2.6 Totals 2,629,000 260 million of repairs and restoration works promoted. * Anticipated total by the end of 2004/05. All of this has been achieved with relatively modest annual budgets. The grants budget for the Buxton Town Scheme and the Conservation Area Partnership was £48,000 pa split equally between English Heritage and the two Councils. The Higher Buxton HER Scheme has an annual budget of £40,000, again split between English Heritage and High Peak Borough Council. Most of this budget has been allocated towards buildings grants, although the Scheme also commissioned a feasibility study for the Market Place Enhancement Project1 as well as contributing towards the cost of the works.

1 Buxton Market Place Study, The Conservation Studio 2002

INVESTING IN HERITAGE 4 financing small town regeneration English Historic Towns Forum

Capital schemes

The main thrust of Buxton’s regeneration has centred on the large number of major capital projects that have been put together over the last decade. These have concentrated on both major buildings and the public realm. The following summarises the major heritage led capital schemes in Buxton over the 1994-2005 period:

Project (Major funders) Works Date Cost (£ million) The Slopes Restoration of historic landscape, restoration of Turner’s 1994 – 1995 0.6 (High Peak Borough Council, English Heritage, Memorial, stone repaving European Commission) The Crescent Urgent repairs to the building 1994 – 1996 1.7 (English Heritage, National Heritage Memorial Fund) Pavilion Gardens Grounds Restoration Scheme Restoration of historic landscape and upgrading park facilities 1997 – 2004 4.7 (Heritage Lottery Fund, High Peak Borough Council) (Urban Parks Programme) Buxton Opera House Repairs to exterior, redecoration of auditorium, 1999 – 2003 2.1 (Heritage Lottery Fund, High Peak Theatre Trust, High Peak improvements to facilities, paving of forecourt Borough Council, English Heritage, Derbyshire County Council and Spa Project Refurbishment of buildings to create new hotel, thermal spa, 2005 – 2007 23.0 (Private Sector, Heritage Lottery Fund, East Midland visitor centre, retail units and restaurant Development Agency* , Derby and Derbyshire Economic Partnership, Landfill Tax Credits) University of Derby College, Buxton Refurbishment of buildings to form new campus 2002 – 2004 15.0 (University of Derby, Heritage Lottery Fund, Regional Development Agency, Further Educational Funding Council, Higher Educational Funding Council, English Heritage) Buxton Market Place Enhancement of historic Market Place and traffic 2004 0.5 (Aggregates Levy Sustainability Fund, English Heritage, calming measures East Midlands Development Agency, Derby and Derbyshire Economic Partnership, High Peak Borough Council, Derbyshire County Council)

* Subject to the outcome of bidsTotal (£ million) 47.6

UNIVERSITY OF DERBY

BUXTON CRESCENT AND SPA PROJECT

OPERA HOUSE THE SLOPES

PAVILION GARDENS MARKET PLACE

INVESTING IN HERITAGE financing small town regeneration 5 English Historic Towns Forum

What can be learnt from the experience of Buxton?

Making things happen any funding bid. It also enables a bid to be Conservation area grant schemes put together quickly should funding Buxton has had a fair share of good become available at short notice. If Some further general points that need to fortune without which some of the projects properly prepared, the study should allow be made about these: would not have happened. The revival in the sponsoring authority and the external interest in spa therapy, which lies at the funders to pick out the most essential parts • Conservation area grant schemes are heart of the Buxton Crescent & Spa of any scheme and so tailor the scheme to popular in that they are aimed at a large Project, could not have been foreseen ten the resources available. number of modest properties years ago when there was no prospect in • Reversing past, unsympathetic • Put together funding partnerships sight of an end use for the Crescent and alterations is possible with a willing spa buildings. Five years ago, the public. However, grant schemes offer a announcement by the University of Derby Throughout the last ten years during which much more effective way of enhancing of its plans to expand on to a new town the regeneration of Buxton has taken conservation areas by offsetting the centre campus virtually coincided with the place, High Peak Borough Council has additional cost of replacing historic looming closure of the Devonshire Royal had very limited capital resources. detailing Hospital by the NHS. However, there are Therefore, it has been essential to create some lessons that can be drawn partnerships with external funders. • They are long term. Partnerships with from Buxton’s experience that could have English Heritage tend to be made on a a more general application: The principal funding partners have been 3-year cycle. Only a limited impact can the Heritage Lottery Fund, English be achieved in such a short period of • Consult, consult and……consult Heritage, the East Midlands Development time. View the schemes as a long term Agency and the Derby and Derbyshire tool. A modest annual budget can Nothing could have happened in Buxton Economic Partnership (a Sub-regional achieve cumulative results over time without the support of the community and Strategic Partnership). Without the so all of the capital schemes have been assistance of these organisations, nothing •Grant schemes promote a culture of the subject of extensive consultation of the scale achieved in Buxton would conserve and repair. With the possibility have happened. Casting the net further, of financial help on hand, property Also, a single organisation is unlikely to other funders have included the owners are far more likely to contact the achieve much so that the establishment of Aggregates Levy Sustainability Fund, local authority and consult on proposals. partnerships between the public sector, Landfill Tax Credit Trusts, the European Even if a grant is not ultimately possible, private business, amenity groups and the Union and the private sector. The funding the opportunity to intervene and secure general public is essential. Buxton has a packages can often become alarmingly a more sympathetic result is far greater complex, as each funder will probably number of very active and well organised •As part of the grant scheme, consider approach the project from a different partnerships chaired by members of the Article 4 Directions to enhance planning angle. However, it is worth working through community. The Buxton Partnership is an controls and remove permitted bidding processes if the results are to be umbrella organisation and has development rights*. The offer of a grant achieved. representatives from most of the other to offset the cost of repair when special interest groups in the town as well accompanying the refusal of planning • Strong leadership as its own Business Plan. A partnership permission for alterations is more often such as this acts as a very useful forum for received as reasonable by the property High Peak Borough Council has been able consultation. Other partnerships exist such owner. as the Buxton Business Forum, the Peak to offer full support, both at senior officer District Rural Action Zone Partnership and level and from its Members, for the the Peak District Sustainable Tourism projects in Buxton. This has grown from a Forum. clear vision about what the Council has aimed to achieve for the town. • Invest in feasibility studies • Think long term Nearly all of the main capital schemes led by High Peak Borough Council have Many of the projects have been realised started off with a feasibility study. over a long period largely due to the Sometimes this has, itself, received resources available at any one time. This external funding whereas, in other projects, can be frustrating, less efficient the Council has brought in carefully contractually and more disruptive to the selected specialist consultants to put public, but sometimes it is the only way of together the study. The feasibility study is finding the necessary partnership funding. increasingly a fundamental requirement of

* A blanket Direction under Article 4 (2) of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) was introduced in 1996. Although covering approximately 1500 properties, it removed permitted development rights relating to buildings in domestic use only

INVESTING IN HERITAGE 6 financing small town regeneration English Historic Towns Forum

Case Study: Buxton Crescent and Spa Project

Reviving spa culture in the UK Project Details With a world-wide revival in spa culture and fresh interest in the Project clients: High Peak Borough Council and Derbyshire County Council benefits of thermal water bathing and holistic therapies, the time is right for Developer: Trevor Osborne Property Group Ltd/CP Holdings Ltd Buxton’s natural thermal resource to Spa and hotel operator: Danubius Hotels and spa r.t. act as a catalyst once again in the Main elements of the project: High quality spa hotel regeneration of the town. The Buxton Natural thermal spa Crescent and Spa Project involves the Visitor centre Crescent, Natural Baths and the Pump Re-located Tourist Information Centre Room and aims to ensure the long Retail Units (8) term viability of these fine buildings, Tearoom while re-establishing Buxton at the Estimated gross cost: Private sector forefront of the European spa Heritage Lottery Fund movement. Regional Development Agency/Sub-regional Strategic Partnership* By creating a European style Thermal Landfill tax credits trusts Spa Hotel - where spa facilities are directly accessible both from the Key Dates: Anticipated start on site – 2005 Anticipated opening date – 2007 hotel’s bedrooms, and by day visitors, * Subject to the outcome of bids the project responds to best European practice and the expectations of becoming vacant in 1992. The other Training links between the scheme international visitors. While remaining hotel closed in 1989 and has and the University of Derby are being sensitive to the unique heritage and remained empty. explored in order to make Buxton a architecture it will create a cutting- UK centre of excellence for spa and The Natural Baths (Listed Grade II) edge spa, offering a range of hospitality management. traditional and contemporary evolved over many centuries and treatments and therapies, including occupy the site of the Roman baths Buxton’s signature ‘Moor Bath’. situated over the main spring. The current building was constructed in The spa will be complemented by a 1853 to the design of Henry Currey unique four star hotel offering the but later altered in the 1920s. It was opportunity to stay in the elegance of partly refurbished as a Tourist one of Britain’s finest 18th century Information Centre but the majority of buildings. A visitor centre will also be the building has been empty since provided giving access to some of the 1972. The Pump Room (Listed Grade best interiors in the complex including II) was built for the 7th Duke of the Assembly Rooms. Devonshire by Henry Currey in 1894. Shops will once again enliven the It was last used to “take the waters” in colonnade, while the Victorian Pump the 1970s. Room will provide the opportunity to Preserving heritage and ‘take the waters’ as well as housing a regenerating Buxton tearoom. The two Councils (High Peak Borough Background to the buildings Council and Derbyshire County Council) will retain the freehold of the The Crescent (Listed Grade I) was the buildings and grant a long lease to a centrepiece of the 5th Duke of Building Preservation Trust, whose Devonshire’s scheme to create a sole purpose will be to conserve the fashionable spa in the North of Crescent and spa buildings for the . It was designed by John future. The Trust will grant a long Carr of York and constructed 1780-89 lease to the developer who, in turn, to provide an assembly room, two will grant sub-leases to the operators. hotels (some of the first purpose built The scheme provides access to the hotels in the country) and 6 lodging buildings’ fine interiors as well as houses. One of the hotels closed in enabling visitors to learn about the early part of the last century. It Buxton’s spa heritage. The project became County Council offices and also envisages the creation of about the town’s library in 1970 before 115 (full-time equivalent) jobs.

INVESTING IN HERITAGE financing small town regeneration 7 English Historic Towns Forum

Case Study: University of Derby College, Buxton – Devonshire Campus

dome was one of the largest unsupported Project Details domes in the world for well over 100 Project clients: University of Derby College, Buxton years. Two other buildings on the site are listed (Grade II). Estimated gross cost: £15 million It was the largest hospital in the country Main elements of the project: Conversion of former hospital into campus with to offer hydrotherapy and was also one of teaching facilities for 2500 students including: the last when it closed in 2000. Its - training kitchens closure was due to a rationalisation of the - student-run fine dining restaurant facilities operated by the Stockport Health - cafeteria Trust - its largest end user. The hospital’s - resources centre closure was a huge loss to the - lecture rooms community. It also placed a major heritage building at risk. - seminar rooms - supporting administration Preserving heritage and regenerating - fully equipped training spa Buxton Main Funders: University of Derby The Devonshire Royal Hospital was on Heritage Lottery Fund the English Heritage Buildings at Risk Register. However, its conversion into a Regional Development Agency university campus has provided an ideal Higher Education Council opportunity, using Heritage Lottery Fund Further Education Funding Council and English Heritage monies to reverse English Heritage some of the more recent alterations Key Dates: Start on site – March 2003 carried out by the NHS. This has included the restoration of windows to the Anticipated opening date - 2005 original design throughout the main block and the restoration of the decorative A centre of excellence intends to become a centre of excellence corner towers and the central lantern for the spa and hospitality sectors. The former High Peak College at Harpur crowning the central dome. The final Students will be given first-hand Hill, just outside Buxton, became part of scheme will enable full public access into experience in the preparation and serving the University of Derby in 1998. The the dome area – an awe-inspiring of high quality cuisine within the fine University announced its intention to experience. dining restaurant on the site which will expand its presence in Buxton in 1999 also be open to the public. It will also be For the University, the density of buildings just at the time that the Stockport NHS home to one of Europe’s first spa has provided excellent accommodation Trust was planning to vacate the management courses, again with a fully for the variety of courses planned. Plans Devonshire Royal Hospital. The site fitted training spa available to the public include the refurbishment of the former presented an opportunity for the on campus. There are plans under hospital’s hydrotherapy block into a fully University to create a new campus with development for training links between equipped training spa. state of the art teaching facilities in a Danubius, the hotel and spa operators for highly original building with a strong The University will act as an economic the Buxton Crescent and Spa Project, image for about 2,500 students. catalyst for Buxton. As well as an and the University of Derby. This will additional 1,000 students (bringing the Building on the high reputation of the make Buxton a UK centre of excellence total to 2,500) and direct employment of existing facility in the town, the new for the spa and hospitality management. well over 500 people, the new site is University of Derby College, Buxton The University of Derby has championed expected to substantially boost the local a responsive and flexible approach to economy once fully operational. In vocational training whereby it can work addition, it brings: with employers to tailor courses around • Increased demand for rented residential their specific needs. The aim has been to accommodation during the academic develop Buxton as a hub, to service out- year centres throughout the district. In this way it can offer education at all levels to • An increased supply of summer the people of High Peak and beyond, not accommodation for summer tourist least via its UDO online facilities trade with halls of residence for some www.derby.ac.uk/udo and 300 students becoming available www.buxton.derby.ac.uk. • An increased number of visitors to Buxton Background to the buildings • An increased take up of empty retail The main block of the Devonshire Royal space and an increased demand for Hospital (Listed Grade II*) was originally bars and cafes built (1780-89) as the Great Stables - part • Increased use of sports and leisure of the 5th Duke of Devonshire’s plans to facilities create a Georgian spa town. It was later converted (1880s) into a hospital • Demand for and improved provision of specialising in hydrotherapy at which public transport point the huge dome was added. The • Corporate investment in the town centre

INVESTING IN HERITAGE 8 financing small town regeneration English Historic Towns Forum

Case Study: Pavilion Gardens Grounds Development and Restoration Scheme

Creating a park for the 21st century The grounds restoration scheme was Project Details funded under the Heritage Lottery Project clients: High Peak Borough Council Fund’s Urban Parks Programme. It aimed to restore the gardens as much Estimated gross cost: £4.6 million as possible to Milner’s and Adams’ Main elements to the project: Reconstruction of upper (boating) lake original designs, whilst recognising that Reconstruction of boating pavilion it must satisfy contemporary needs and Reinstatement of lower lake to original have attractions and facilities design commensurate with the standards expected today. Construction of new bandstand The scheme:- Restoration of Milner’s landscaping features and reinstatement of the “Gardenesque” • Relined and reconstructed the upper boating lake including a new boating ethos to its design pavilion which combined a Repair of bridges refreshment kiosk and wc’s Resurfacing of all paths • Extended the lake back to Milner’s Reinstatement to boundary railings and original design (reversing a later ornamental gates to the Promenade truncation of the lake) • Constructed a new bandstand Introduction of new deck to car park and • Introduced a new deck to the car park landscaping of car park and landscaped the existing surface Major Funders: Heritage Lottery Fund car park High Peak Borough Council •Reinstated a number of planting Foundation for Sports and the Arts features including the raised rose mound and semicircular lime avenue (the bandstand) •Reinstated railings around the outside Arts Council Lottery Fund (the bandstand) of the park Key Dates: Start date 1997. Work carried out in six • Repaired and re-surfaced the paths phases, as far as possible off-season. using a resin bound surface dressing, introduced seating, lighting, etc Final phase completed 2004. • Repaired Milner’s (Listed Grade II) footbridge and repaired or replaced a both for the local community and visitors The gardens suffered from a lack of number of other bridges to the town. It has set the context for investment throughout the latter part of • Introduced new facilities including a the refurbishment and restoration of the the last century and various attempts to new railway, re-sited crazy golf and Pavilion itself – the next challenge. modernise or rationalise it merely served children’s play areas to dilute the overall interest of the Background to the park • Restored the Promenade with new historic landscape. Much of the The Pavilion Gardens is Grade II* ornamental gates at either end. subtleties of the landscaping and the registered. Designed in a accompanying structures were lost over The scheme arose out of a feasibility “Gardenesque” style by Edward Milner this period. study commissioned and funded by High and laid out in 1871, it complemented Peak Borough Council and English his iron and glass Pavilion aping the Heritage which looked into ways of more famous Crystal Palace and restoring Milner’s original landscaping. Chatsworths’s Great Stove. Milner had The study, undertaken by the Parklands worked alongside Joseph Paxton whose Consortium*, also looked at ways of influence can clearly be seen. In fact, incorporating modern park facilities such the park design retained some earlier as the play areas, car park, miniature Paxton landscaping alongside the River railway, etc into an historic environment. Wye. The work was commissioned by the Buxton Improvements Company, a The study was well timed as its local initiative encouraged by the 7th publication coincided with the Duke of Devonshire who had donated announcement of the Urban Parks the land to the town on condition that it Programme by the Heritage Lottery was developed and managed outside Fund. The eligibility requirements were the patronage of the Cavendish family. perfect for a scheme at the Pavilion Gardens which became one of the first Unlike the Slopes opposite the Crescent schemes to be supported under the (designed by Sir Jeffry Wyattville in Programme in 1996. Due to the scale of 1818), the Pavilion Gardens were costs and the need for the Council to intended to encourage more active find matched funding, the works have pursuits – boating, croquette and tennis. been carried out over a six-phase This is still the case today, although a programme spanning seven years. children’s play area and crazy golf have The works have created a unique asset replaced some of the earlier activities.

* Pavilion Gardens Grounds Development Plan, Parklands Consortium, 1996

INVESTING IN HERITAGE financing small town regeneration 9 English Historic Towns Forum

Case Study: Buxton Market Place

Heritage funds, resulted in the larger Project Details part of the scheme being undertaken.

Project clients: High Peak Borough Council and Funds were still limited, so a strategic Derbyshire County Council approach was taken to use the Estimated gross cost: £500,000 (Phase 1) funding for high quality detailing wherever possible but use tarmac as a Main elements of the project: Quality of the historic space enhanced by modern equivalent to the loose rationalised layout. aggregate surfaces that would have Width of carriageways reduced and been used historically. pedestrian space increased New paved area in front of Town Hall The scheme has aimed to: Improved location and setting for Market • promote pride within the area, Cross • secure an attractive environment Transport movements concentrated and along A515 • break the cycle of deterioration. High quality materials used wherever possible, and A major issue was the Market Place’s Use of co-ordinated street furniture and role as one of Buxton’s bus route general street clutter reduced termination points. It was necessary to provide bus turning routes as buses Main Funders: Aggregates Levy Sustainability Fund congested the minor roads around the English Heritage perimeter of the Market Place. A Derbyshire County Council major improvement has been made by High Peak Borough Council concentrating all transport facilities as East Midlands Development Agency much as possible along the main A515 Derby & Derbyshire Economic Partnership which runs through the site. The scheme has also reinstated the Key Dates: Phase 1: January – August 2004 historic Market Cross to a position Phase 2: Subject to funding close to its historic location. The Cross is set in a new paved area that also provides a suitable setting to the Town Conserving a historic Market Place and English Heritage to look at the Hall, one of the dominant buildings The Higher Buxton Heritage Economic regeneration of Higher Buxton. overlooking the Market Place. Regeneration (HER) Scheme had As well as promoting the repair and been established as a partnership Background and issues restoration of the historic buildings in between High Peak Borough Council the area, it commissioned a feasibility Higher Buxton, an area within study of the Market Place by The Buxton’s town centre had become run- down. Historically, it is one of the Conservation Studio*. From this study, oldest parts of Buxton and has been an outline scheme emerged which included within the Central Buxton aimed to: Conservation Area since 1968. Unlike • enhance the quality of the historic the main commercial area in Lower space Buxton (along Spring Gardens), the • reduce the dominance of roads Market Place and High Street is largely made up of small local traders. • increase pedestrian space • recognise historic precedent while The Market Place itself is potentially a catering for modern functional very attractive funnel shaped open requirements space with the surrounding closely-knit • re-introduce high quality materials buildings lending a sense of wherever possible, and enclosure, focusing on the Town Hall • reduce street clutter. at its southern end. However, it has lacked any comprehensive care and Following consultation, the Aggregates attention in the recent past such that it Levy Sustainability Fund, administered became a poor quality space serving by English Heritage, became as a functional car park and bus available. This, together with existing turning area made up from a large local authority, SRB and English expanse of tarmac. *Buxton Market Place Study, The Conservation Studio, 2002

INVESTING IN HERITAGE 10 financing small town regeneration English Historic Towns Forum

Buxton – a town built on water

Aquae Arnemetiae together with suitable stabling. This 20th century decline resulted in the Crescent (1780-89) and the The opening of the Opera house in 1903 Buxton lies in a mountainous bowl, 1000 Great Stables (1785-89) – the latter proved to be the final flourish in the feet above sea level, making it the highest accommodating 120 horses, the largest creation of a late Victorian and Edwardian town in England. It is home to one of only and most lavish stabling in Europe. Carr inland resort. Some later projects two thermal mineral water springs in also improved the adjacent baths and the including the town’s largest hotel, the Britain from which thousands of litres of St Ann’s Well. water rise every day at a constant 27.7ºc. Empire, were destined to become white elephants from their conception as the When Stone Age man settled in the Peak town slipped into a gentle decline. Post District around 5300 BC, it is likely that The Mountain Spa war modern Britain was less interested in these warm springs encouraged tribes to an old fashioned spa reminiscent of an gather here. By the Iron Age, the Celts The Duke of Devonshire’s spa was a outdated mode of living. Consequently, had established a settlement by the spring success although, in scale, it never despite attempts to update the town’s that bubbled up on the banks of the River threatened the fashionable spas in the baths, parks and Pavilion, they also fell Wye, surrounded by a grove of trees. south of England. Buxton lies deep within into decline. The plight of the town’s Here they worshiped the Goddess the Peak District which, in the late 18th attractions also had an impact on the Arnemetia. So important were the springs and early 19th centuries, was a larger hotels. The Crescent Hotel to the local people that, as in Bath (Aquae wilderness. occupying the east end of the Crescent Sulis), the Romans adopted the Celtic closed in the early part of the 20th century. goddess in the name of the town they It was the arrival of the railways in 1863 It later became an annex to the established here. that opened the town up to the Devonshire Royal Hospital before being (“The waters of the sacred grove of the surrounding growing industrial areas in the bought by Derbyshire County Council in goddess Arnemetia”) became known for its Northwest, Yorkshire, East Midlands and 1970 to be converted into local authority warm mineral waters and what is believed the Potteries. Buxton grew rapidly as offices and the town’s library. The other to have been an extensive Roman bathing lodging houses, guesthouses and other hotel, the St Ann’s Hotel, finally closed in establishment. hotels opened to cater for the new mass market. The Dukes of Devonshire, by this 1989, leaving a legacy of neglect demonstrated by the poor condition of the The Duke’s vision time, had encouraged Buxton to take control of its own development and building. Following the departure of the Romans, encouraged the creation of a Buxton Buxton remained a place of pilgrimage. In Improvements Company. The Company the late 16th century, George Talbot, 6th expanded the town’s facilities with the Earl of Shrewsbury, built the Hall (todays opening of a pavilion and gardens by ) where Mary Queen of Edward Milner. Architecturally, Milner’s Scots stayed as a prisoner of Queen Pavilion of 1871 is reminiscent of the Elizabeth I. On her many visits between Joseph Paxton’s Crystal Palace. This is a 1573 and 1584 she took the waters to consequence of their close working ease her rheumatism and aid her relationship. Frank Matcham was later digestion. Her patronage established commissioned to design the Opera House Buxton as a fashionable and health giving that opened in 1903. Meanwhile, the place favoured by the Elizabethan nobility. Great Stables were no longer needed for However, it was the next stage in the their original purpose and had been town’s history that placed Buxton on the converted into a hospital providing Georgian social map. hydrotherapy treatment and The 5th Duke of Devonshire embarked on convalescence for cotton workers. Local a plan to create a fashionable spa and, as architect, Robert Rippon Duke, had part of this vision, of York was designed a huge dome to cover the former commissioned to design two of the first exercise yard of the stables, a structure purpose built hotels in the country, an that was one of the largest unsupported assembly room and 6 lodging houses domes in the world at the time.

Acknowledgements EHTF would like to thank the following people for their help and support in producing this document: Richard Tuffrey, High Peak Borough Council Les Coffey, High Peak Borough Council Professor David Davies, University of Derby Adam Lathbury, Derbyshire County Council Jonathan Ogden, Danubius Hotel and Spa rt Trevor Osborne, Trevor Osborne Property Group Limited Samantha Shore, EHTF Chris Winter, EHTF John Smith, CP Holdings Ltd The Forum is also indebted to the following for the use of photographic material: Simon Birkett, University of Derby Jan Chlebik Robin Fryer Rod Leach UK Perspectives Richard Tuffrey Chris Winter

INVESTING IN HERITAGE financing small town regeneration 11 ISBN 1 898261 53 9 REPORT NO 56

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