The Historic Environment Consultancy the Granary a Heritage Assessment of the Proposals to Demolish a Historic Building High St

The Historic Environment Consultancy

The Granary A Heritage Assessment of the Proposals to Demolish a Historic Building High Street Streatley West Berkshire RG8 9HS

National Grid Reference: SU 59481 80758

Dr Peter Wardle

22th December 2015 Document Reference Number 2015/1287

Historic Environment Consultancy 38 Elvendon Rd Goring on Thames Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

The Granary A Heritage Assessment of the Proposals to Demolish a Historic Building Dr Peter Wardle 22nd December 2015

Table of Contents 1. Summary ...... 1 2. Introduction ...... 3 2.1 Location ...... 3 2.2 Site Visit ...... 3 3. Planning Policy ...... 6 3.1 West Berkshire 2012 Core Strategy ...... 6 3.2 National Planning Policy ...... 6 4. The Applicant’s Heritage Statement ...... 7 5. The Conservation Area Appraisal ...... 7 5.1 Conservation Area ...... 7 5.2 The Character of the Conservation Area ...... 9 5.3 The Granary ...... 10 5.4 The Setting of the Conservation Area ...... 13 6. Historic Background ...... 15 6.1 The History of the Settlement ...... 15 6.2 Documentary Evidence ...... 15 6.3 Historic Photographs ...... 16 7. The Building ...... 23 7.1 The Date of the Building ...... 25 7.2 The Construction Sequence ...... 26 8. The Importance of The Building ...... 30 8.1 Levels of Importance ...... 30 8.2 Is the Granary a Heritage Asset? ...... 30 8.3 Criteria For Listing ...... 31 8.4 The Date of the Building ...... 32 8.5 Rarity ...... 32 8.6 Group Value ...... 32 8.7 Nearby Heritage Assets ...... 33 9. The Setting of the Building ...... 35 9.1 Visible Heritage Assets ...... 35 10. Discussion The Building ...... 37 11. Discussion – The Replacement Building ...... 38 12. Discussion – Setting ...... 39 13. Conclusions ...... 40

i Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk The Granary Streatley 15. Appendix: Bibliography ...... 42 16. Appendix: Views of the Building ...... 43 17. Appendix: Historic Maps ...... 45 17.1 1764 Map of Streatley ...... 45 17.2 1814 Enclosure Map ...... 46 17.3 1873 Ordnance Survey ...... 47 17.4 1912 Ordnance Survey ...... 48 17.5 1915 Ordnance Survey ...... 49 17.6 1960 Ordnance Survey ...... 50 17.7 Modern Ordnance Survey ...... 51 18. Appendix: The Exterior ...... 52

ii Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk The Granary Streatley

Table of Figures Figure 1: General Location Plan. Scale 1:10,000 ...... 4 Figure 2: Detailed Location Plan. Scale 1:1000 ...... 5 Figure 3: Plan of conservation area showing designated heritage assets and other buildings of interest, 1:5000 @ A4 ...... 8 Figure 5: Floor Plan, 1:100 @ A4 ...... 24 Figure 6: Phase Plan Scale 1:100 ...... 27 Figure 7: Phased elevations, 1:100 @ A3 ...... 28 Figure 4: Visible heritage assets (yellow) 1:1000 @ A3 ...... 36 Figure 8: 1764 Map of Streatley, not to scale ...... 45 Figure 9: 1814 Enclosure Map, reproduced at 1:1000 @ A4 ...... 46 Figure 10: 1873 Ordnance Survey 1:2500 map enlarged to 1:1000 ...... 47 Figure 11: 1912 Ordnance Survey 1:2500 map enlarged to 1:1000 ...... 48 Figure 12: 1915 Ordnance Survey 1:10560 map enlarged to 1:1000 ...... 49 Figure 13: 1960 Ordnance Survey 1:10000 map enlarged to 1:1000 @ A4 ...... 50 Figure 14: Modern Ordnance Survey map, 1:1000 @ A4 ...... 51

Table of Plates Plate 2: Engraving of Streatley Mill, 1818 ...... 16 Plate 3: Detail of 1818 engraving ...... 16 Plate 4: The mill from the south, H.W. Taunt, 1880 ...... 17 Plate 5: Detail from 1880 photograph ...... 17 Plate 6: The mill from the bridge, H.W. Taunt, c. 1890-99 ...... 18 Plate 7: Detail from the above photograph...... 18 Plate 8: 1905 postcard, FGO Stuart ...... 19 Plate 9: Detail of 1905 postcard ...... 19 Plate 10: The mill buildings viewed from the bridge, W Parker, 1911 ...... 20 Plate 11: Undated postcard, published by Salmon ...... 20 Plate 12: Undated postcard, published by Weely Tale Teller ...... 21 Plate 13: The Granary from the bridge, Francis Frith, c. 1955 ...... 21 Plate 14: The Granary from the bridge, Francis Frith, c. 1955 ...... 22 Plate 15: The Building ...... 23 Plate 1: Relationship between The Granary and the listed weir ...... 34 Plate 16: View of The Granary from the bridge ...... 43 Plate 17: Detail of view from bridge ...... 43 Plate 18: View of The Granary from the towpath on the east side of the river ...... 44 Plate 19: Detail of view from towpath ...... 44 Plate 20: North Elevation ...... 52 Plate 21: North elevation viewed from the west ...... 53 Plate 22: East Elevation ...... 53 Plate 23: The building viewed from the neighbouring property ...... 54 Plate 24: The west extension viewed from the neighbouring property ...... 55

iii Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 E:[email protected] www.historicenvironment.co.uk The Granary Streatley

The Granary High Street – A Heritage Assessment of the Proposals to Demolish a Historic Building Dr Peter Wardle1 22nd December 2015

1. Summary The building is a timber framed building with brick infill. It is known as ‘The Granary’ – a name relating to its original function as an ancillary building to the now demolished Streatley Mill.

It is not listed but is located in the Streatley conservation area. The conservation area appraisal states the following about The Granary: “The building provides a visual reminder of Streatley’s commercial relationship with the river and makes a positive contribution to the character and appearance of the riverside zone of the conservation area”.

The Building is a Heritage Asset.

The Applicant suggests that the building is late eighteenth-early nineteenth century in date, that is the Building is Georgian and is of a date when most buildings are listed. There is a drawing of the building in 1818. The building is shown on Messander’s map of 1764 which may be the granary.

Corn Mills are relatively rare buildings a search of Historic England’s “National Heritage List for England” reveals there are few examples in West Berkshire.

English Heritage describes the setting of the nearby listed Rymer Weir as:

“Goring and Streatley weirs are part of a group of locks and weirs in a rich, historic, river context, Streatley weir replacing the mill race to the former mill, on a C16 mill site”

The Conservation Area Appraisal notes the importance of the Granary. It also notes that:

The Streatley conservation area and its setting are relatively unspoilt. Their capacity to accept change without adverse impact on the conservation area is perceived as modest.

The setting of the conservation area is very important to the character and historic integrity of the village. Great care must be taken to protect the essential and wider setting.

The Granary is an integral part of a designated view of the conservation area – virtually all of the buildings are historic and most are listed.

The proposal is for the demolition of this Heritage Asset and therefore should be regarded as a development which causes “substantial harm” to a designated Heritage Asset – Streatley Conservation Area.

1 Dr Peter Wardle has 40 years’ experience of working in the Historic Environment. He has run the Historic Environment Consultancy for 23 years. Notable work includes the Heritage Master Planning for the 2012 Olympic Games and his work for the Church of England on redundant Churches for which he was awarded membership of the Association of Diocesan and Cathedral Archaeologists for his notable work on Church Archaeology. He has recorded over 2000 Parish Churches. (see www.theparishchurch.co.uk) A full CV and examples of his work can be found on www.historicenvironment.co.uk 1 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley The proposal also causes harm to the setting of several listed buildings.

Therefore the section 72(1) of Planning (Listed Buildings and Conservation Areas) Act 1990 must be considered.

“In the exercise, with respect to any buildings or other land in a conservation area, of any functions under or by virtue of any of the provisions mentioned in subsection (2), special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area.”

The Courts have ruled that decision-makers should give ‘considerable importance and weight’ to the desirability of preserving the setting of listed buildings.

By definition the demolition of a historic building is not preservation and thus this application should be refused.

2 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 2. Introduction

2.1 Location Site Address: The Granary High Street Streatley West Berkshire Post Code RG8 9HS Grid Reference: SU 59481 80758

The general location is shown in Figure 1 and the detailed location in Figure 2.

2.2 Site Visit The Site was visited by Dr Peter Wardle and Colin Lacey on 9th December 2015 and by Colin Lacey on the 14th December 2015.

3 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Figure 1: General Location Plan. Scale 1:10,000

4 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Figure 2: Detailed Location Plan. Scale 1:1000

5 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 3. Planning Policy

3.1 West Berkshire 2012 Core Strategy The 2012 Core Strategy contains the following policy:

Policy CS 19 Historic Environment and Landscape Character In order to ensure that the diversity and local distinctiveness of the landscape character of the District is conserved and enhanced, the natural, cultural, and functional components of its character will be considered as a whole. In adopting this holistic approach, particular regard will be given to: a) The sensitivity of the area to change. b) Ensuring that new development is appropriate in terms of location, scale and design in the context of the existing settlement form, pattern and character. c) The conservation and, where appropriate, enhancement of heritage assets and their settings (including those designations identified in Box 1). d) Accessibility to and participation in the historic environment by the local community.

Proposals for development should be informed by and respond to: a) The distinctive character areas and key characteristics identified in relevant landscape character assessments including Historic Landscape Characterisation for West Berkshire and Historic Environment Character Zoning for West Berkshire. b) Features identified in various settlement character studies including Quality Design – West Berkshire Supplementary Planning Document, the Newbury Historic Character Study, Conservation Area Appraisals and community planning documents which have been adopted by the Council such as Parish Plans and Town and Village Design Statements. c) The nature of and the potential for heritage assets identified through the Historic Environment Record for West Berkshire and the extent of their significance.

Box 1 Historic environment designations in West Berkshire 52 Conservation Areas • Approximately 1900 Listed Buildings • Approximately 90 Scheduled Monuments • 12 Historic Parks and Gardens - 3 of which, Aldermaston Court, Sandleford Priory and Shaw House, are currently on the English Heritage Register of ‘Heritage at Risk’ • 1 Registered Battlefield, Newbury 1 (1643) - currently on the English Heritage Register of ‘Heritage at Risk’ • Over 5000 other heritage assets recorded in the Historic Environment Record

3.2 National Planning Policy The following parts of the NPPF apply.

135. 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 affect directly or indirectly 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.

136. Local planning authorities should not permit loss of the whole or part of a heritage asset without taking all reasonable steps to ensure the new development will proceed after the loss has occurred.

The 2014 Planning Practice Document “Conserving and enhancing the historic environment”

6 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley What about harm in relation to conservation areas?

An unlisted building that makes a positive contribution to a conservation area is individually of lesser importance than a listed building (paragraph 132 of the National Planning Policy Framework). If the building is important or integral to the character or appearance of the conservation area then its demolition is more likely to amount to substantial harm to the conservation area, engaging the tests in paragraph 133 of the National Planning Policy Framework. However, the justification for its demolition will still be proportionate to the relative significance of the building and its contribution to the significance of the conservation area as a whole.

133. Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply: ● the nature of the heritage asset prevents all reasonable uses of the site; and ● no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and ● conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and ● the harm or loss is outweighed by the benefit of bringing the site back into use.

4. The Applicant’s Heritage Statement The Appilicant’s Heritage Statement does not contain the following which are normally included: 1. The results of a search of the Historic Environment Record 2. The HER record for the Granary 3. Phase Plans 4. Phase elevations 5. Map Regression Analysis 6. Internal Photographs 7. Details of non designated Heritage Assets 8. Archaeological Desk Top Assessment 9. A plan showing where photographs were taken

5. The Conservation Area Appraisal

5.1 Conservation Area The development area is located within the Streatley Conservation Area.

The extent of the Conservation Area is shown in the following figure:

7 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Figure 3: Plan of conservation area showing designated heritage assets and other buildings of interest, 1:5000 @ A4 It is noted that The Granary is marked as building L2 on this plan.

8 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

5.2 The Character of the Conservation Area The following is adapted from the Streatley Conservation Area Appraisal, published by West Berkshire Council in 2010:

The Streatley conservation area has, at its core, the gently-curved High Street which is lined with attractive historic buildings, many of them listed, and which contains an open space of importance to the character of the conservation area, directly opposite Streatley House. High Street is on an east - west alignment, terminating at the River Thames to the east and at the crossroads of High Street, Reading Road, Wallingford Road and Streatley Hill to the west. Along the eastern margins of the village, the conservation area extends southwards along the Thames to encompass the site of the old ford and ferry crossing, and northwards to include a small island (the site of former osier beds). To the north of High Street and at its eastern end, the conservation area extends to include the Church of St Mary and buildings ancillary to the Swan Hotel. At the western end of the village, the conservation area extends northwards along the Wallingford Road (A329) to include small developments of 20th- century housing as well as older properties, and southwards along Reading Road (A329) to include The Bull public house and the residential property adjacent.

The special interest which justifies the designation of part of the village of Streatley as a conservation area and which defines its character can be summarised as follows:

• The majority of buildings within the core of the conservation area are of historic interest: many are listed. These include the parish Church, at the eastern end of the village, which is of C13th origin. • High Street, the main street, is lined with historic buildings. • Buildings are typically aligned parallel with the street and close to it. • Buildings are typically one-and-a -half or two-storey cottages, with two or three- storey buildings of higher status. • There is some variety in the age and style of individual buildings. • Buildings within the core of the conservation area are largely unspoiled. • The historic plan form of the village, dating from Anglo-Saxon times, is clearly apparent and also unspoiled. • The conservation area contains open spaces, trees, boundary treatments and other landscape features of importance, which contribute to its special interest. The area of open land opposite Streatley House is of particular importance. • The conservation area lies within the North Wessex Area of Outstanding Natural Beauty, adjacent to the River Thames and within the Goring Gap. • The setting of the conservation area is exceptionally attractive, largely unspoiled, and of increased importance because of the relationship of the settlement to the river and to the partly-wooded hills rising on either side of the river valley. • The roofscape of the conservation area, characterised by extensive use of plain clay tiles, unbroken eaves and ridge lines and brick chimneys, is of increased importance because of the topography of the conservation area and its environs and the various vantage points affording views looking down onto the settlement. • Open spaces allow intervisibility between buildings of historic interest such as the Church and Streatley House as well as other views allowing appreciation of the character of the conservation area and its setting. • The palette of materials employed reflects the local vernacular and notably includes brick, flint, and plain clay tiles. • Historic details such as timber doors, windows and canopies, boundary treatments and hard landscaping details remain. 9 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 5.3 The Granary “The Granary” is mentioned and illustrated numerous times in the Conservation Area Appraisal; these are as follows:

CAP Figure 1: Streatley and the Downs from the Thames Path (Showing Important View1)

CAP Figure 4: Site of the ford and ‘Old Ferry’ on the west bank of the Thames

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CAP Figure 5: A view of Streatley Mill in 1880 looking north along the old lane to the ferry crossing(HT2811, Oxfordshire County Council Photographic Archive)

5.5 In the late Anglo-Saxon period the river performed an important role in the local economy as a source of food and power. There were two mills and two fisheries recorded for Streatley in the Domesday Survey (1086). William de Mandeville, third Earl of Essex and Lord of Streatley Manor handed over ownership of the Streatley ferry and mill to the nuns of the Augustinian Priory of Goring before 1181. The priory continued to own both mills until its suppression in 1536. A mill continued to operate in Streatley (see Figure 5) until it burned down in 1926. A single-storey, timber-framed building (illustrated at Figure 12) survives to this day as a reminder of the industrial past of Streatley’s riverside. Fisheries continued to be a feature of the local economy until the 18th century.

8.1 As part of the conservation appraisal process, the Council has identified a number of unlisted historic buildings in Streatley which are of historical or architectural interest and/or which make a particularly important contribution to the character of the conservation area. These buildings include cottages, an industrial structure, a former school and a farmhouse. The locations of these buildings are marked on the map included at Appendix IV as L1, L2, L3 and L4 respectively and the buildings are scheduled at Appendix VI. (Note: The fact that a building is not referred to here does not mean that it is of no interest nor that it does not make a contribution to the conservation area).

Figure 12: Store or warehouse associated with Streatley Mill 11 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

8.3 Another building of historic interest is the one-and-a-half storey building shown at Figure 12 and known as The Granary at Mill House (reference L2) which may date from the 18th century and is important as a rare survival of a riverside industrial building at Streatley. Its close proximity to the site of Streatley Mill suggests that it originally functioned as a warehouse or store for the mill. The store is a timber-framed building with brick plinth and panels. The half-hipped roof is clad using plain clay tiles but may originally have been thatched. The building provides a visual reminder of Streatley’s commercial relationship with the river and makes a positive contribution to the character and appearance of the riverside zone of the conservation area, despite its unsympathetic fenestration.

12.2.2 The riverside to the south of the bridge is characterised by low, marshy islands with moderate tree cover. The margins of the islands are lined with mature pollarded trees. The historic character of the area around the site of the old ferry crossing has been eroded by 20th- century building and by the insertion of steel sheet piles at the river’s edge.

Figure 35: The site of the old ferry crossing with The Old Vicarage in the background

12.3 Area 2: High Street 12.3.1 As noted above, the eastern approach to the village is made via the bridge over the Thames linking Streatley and Goring. The view of the village looking westwards from the bridge as illustrated at Figure 40 is dramatic: the gently-sloping High Street curves slightly to the left and is flanked on either side by mature trees allowing glimpses of plain-tiled roofs punctuated by brick chimneys, with the thickly wooded slopes of the Berkshire Downs rising behind.

12 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Figure 40: The eastern approach to Streatley

5.4 The Setting of the Conservation Area The following is adapted from the Streatley Conservation Area Appraisal, published by West Berkshire Council in 2010:

The setting of the Streatley conservation area is exceptionally attractive because of the relationship of the settlement to the River Thames immediately adjacent, and because of the scenic backdrop afforded to the village by the partially wooded hills which rise steeply on either side of the river.

It is thought that the Goring Gap, through which the river runs, and which separates the Berkshire Downs to the west and the Chiltern Hills to the east, was created during the last Ice Age through the erosive action of a large post-glacial lake. The narrow river valley, between steeply rising hills, has influenced the location of road and rail routes, notably the route of the main train line from London to the West of England, which runs along the eastern side of the river, opposite Streatley and passing through the neighbouring village of Goring.

Areas essential to the setting are those which do not have the key characteristics of the Streatley conservation area, and/or are within the adjoining administrative area of South Oxfordshire, but which make a significant contribution to the character of the conservation area. These include the River Thames, the western riparian edge of Goring, the woodland south of High Street, and the open pasture of fields north of High Street.

Other adjoining areas also form the immediate setting to the conservation area (and are also shown at Appendix VIII). Any changes in these areas may affect the character and quality of the conservation area. These include gardens to The Old Vicarage, the fields south of Streatley House gardens (adjacent to Vicarage Lane, Green Hill (to the west of Reading Road and leading up to The Holies), Lardon Chase (to the North of Streatley Hill), pasture south of Wallingford Road to the north of the village, and meadows north of St Mary’s Church.

Streatley lies within the North Wessex Downs Area of Outstanding Natural Beauty which includes the uplands of the Marlborough, Berkshire and North Hampshire Downs. This 13 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley area is the largest area of chalk downland in southern England. The village lies within landscape character area 2B: Ashampstead Downs.

Key characteristics of this area are: (i) the clustered form of local settlements, focussed on a crossroads as at Streatley; (ii) extensive interconnected woodland (such as at Green Hill); (iii) the bold headlands between the valleys below the plateau to the west and above the Thames Valley; (iv) pasture on the steeper slopes (as at Lardon Chase); and (v) a quiet rural landscape.

It is national policy to ‘conserve and enhance’ the natural beauty of AONBs: here the importance of conserving and enhancing the quiet rural character, the pattern of pasture and woodland, and historic field and settlement patterns is notable.

Beyond the western boundary of the conservation area, the steeply ascending woodland of the Berkshire Downs defines the limits of the settlement. Lardon Chase and Holies Down nearby are rare examples of unimproved chalk grassland and have been designated as SSSIs. These two areas of chalk grassland have been colonised by a large range of flowering plants. Common Wood, which virtually encloses ‘The Coombe’, a development of 20th- century housing beyond the western boundaries of the conservation area, is classified as ancient and semi-natural woodland.

The historic landscape character of the area has been evaluated and mapped under the Historic Landscape Character Assessment (HLC) (produced by West Berkshire Council, the Wessex Downs AONB office and others) and classified using a system of ‘Historic Environment Character Zoning.’ The conservation area lies within an ‘historic settlement type’.

14 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

6. Historic Background

6.1 The History of the Settlement The village of Streatley lies on the right bank of the Thames where travellers along the Icknield Way formerly crossed the river by means of a raised causeway and subsequently by a ferry owned by the Prioress of Goring and renewed in 1719 by royal grant to Richard Butler of Streatley. At present a wooden bridge erected in 1838 connects the village with Goring on the Oxfordshire side.

The village is picturesquely built about the Icknield Way at its junction with the main road from Wallingford to Reading. The Berkshire Downs rise steeply to the west of the village and Thurle Down marks the north-western boundary of the parish.

The whole of Streatley was once owned by the Morrell family – brewers from Oxford. The Morrells had a strong resistance to change and hence Streatley is not developed as extensively as Goring.

The mill, to which The Granary was once an ancillary building, burnt down in 1926 and Emily Morrell died in 1938 and subsequently the estate was sold.

During the Second World War and in subsequent years (until 1958), Streatley was home to the Royal Veterinary College, having moved out of London to escape the Blitz.

The village has become largely residential with the majority of shops and businesses now being located in Goring on the opposite side of the river. The railway station serving both Streatley and Goring is again on the Goring side of the Thames.

6.2 Documentary Evidence The Victoria County History of Berkshire, written in 1923, refers to the mill, to which The Granary was once an ancillary building, as follows:

Part of the water-mill near the bridge and most of the bridge itself lie in Goring parish and Oxford county. The mill represents one which was the gift of William de Mandeville, third Earl of Essex and lord of Streatley Manor, to Goring Priory at some date before 1181, and was probably identical with one of two mills recorded in Domesday Book.

15 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 6.3 Historic Photographs

Plate 1: Engraving of Streatley Mill, 1818 The Granary is visible in the centre of the illustration between the mill building and a large tree to the immediate right of centre.

Plate 2: Detail of 1818 engraving The box framing is visible on the building which appears to have a brick plinth beneath the timber frame.

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Plate 3: The mill from the south, H.W. Taunt, 1880 The railings at the end of the bridge are visible in the background. The Granary is visible to the left of the trackway behind the man with the cart.

Plate 4: Detail from 1880 photograph

17 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Plate 5: The mill from the bridge, H.W. Taunt, c. 1890-99 The Granary has large doors on its eastern wall. Some timbers are visible.

Plate 6: Detail from the above photograph

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Plate 7: 1905 postcard, FGO Stuart The shadow of the mill building reveals box framing on the eastern wall of The Granary.

Plate 8: Detail of 1905 postcard

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Plate 9: The mill buildings viewed from the bridge, W Parker, 1911 The timber frame is clearly visible.

Plate 10: Undated postcard, published by Salmon The large central doors are apparent in the east wall of the building. 20 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Plate 11: Undated postcard, published by Weely Tale Teller No timber framing is visible in this winter view of the mill buildings.

Plate 12: The Granary from the bridge, Francis Frith, c. 1955 The mill has now been demolished; however The Granary still has large doors in its eastern face.

21 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Plate 13: The Granary from the bridge, Francis Frith, c. 1955 The above 1955 photographs show the building without its current windows, but with a large central door.

22 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

7. The Building The current function of the building is residential. When the building was constructed it was an ancillary building to Streatley Mill. It is likely that the building was used as a short-term store for either grain or flour. Granaries for long term storage are more often raised off of the ground to hinder the access of vermin.

Plate 14: The Building

The building is not a listed building; however it is mentioned in the Streatley Conservation Area Appraisal as follows:

8.3 Another building of historic interest is the one-and-a-half storey building shown at Figure 12 and known as The Granary at Mill House (reference L2) which may date from the 18th century and is important as a rare survival of a riverside industrial building at Streatley. Its close proximity to the site of Streatley Mill suggests that it originally functioned as a warehouse or store for the mill. The store is a timber- framed building with brick plinth and panels. The half-hipped roof is clad using plain clay tiles but may originally have been thatched. The building provides a visual reminder of Streatley’s commercial relationship with the river and makes a positive contribution to the character and appearance of the riverside zone of the conservation area, despite its unsympathetic fenestration.

The layout of the building is shown in the following plan:

23 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Figure 4: Floor Plan, 1:100 @ A4

24 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 7.1 The Date of the Building The Granary is a building with an uncertain date. The timber-framed structure of the eastern part of the building appears to be of an early date however the brick infill and a number of the timbers are more recent in date.

The building is constructed with a two panel per story timber frame which is characteristic of the seventeenth century.

The Conservation Area Appraisal states that the building ‘may date from the 18th century’.

The Listing Description for the nearby Paddle and Rymer Weir accessed 21/12/2015 dates the mill as follows: “Streatley weir replacing the mill race to the former mill, on a C16 mill site”

(https://www.historicengland.org.uk/listing/the-list/list-entry/1393483)

The interior of the building was inaccessible at the time of the site visit. The internal timber frame is likely to be more conducive to dating the structure. The heritage statements accompanying two 2015 planning applications concerning The Granary mention “one or two pine tie beams” which appear to date from the 18th-19th centuries.

The applicant’s Heritage Statement states that: Based upon map evidence alone, referred to above, the age of the original building probably lies between the end of the 18th Century and some time in 19th Century (probable first half). There are one or two pine tie beams in the building which tend to support this assessment of age.

The difficulties in interpreting Historic Maps are emphasised, particularly those which predate Ordnance Survey detailed mapping, and the depiction of ancillary buildings is emphasised. In summary the Historic Maps show the following:

Date Map Comment 1873 OS 1:2500 The building and the demolished mill are clearly shown 1830 1” to 1 mile A building is present 1814 Streatley A rectangular building orientated N-S is present. It is likely Enclosore Map that the building depicted is the “Granary” 1764 Messander A rectangular building orientated N-S is present. It is possible that the building depicted is the “Granary”

The eastern part of the building is present on the 1814 map showing it was present at the time of survey. The western wing appears on the 1873 map, indicating its construction at some point between the production of these maps.

Various types of brick are used in the structure to infill the panels which date from the 18th- 19th centuries to the modern period. As these bricks are infill they must post date the frame.

The building has a potentially early date despite the obvious modern alterations to the fabric and structure of the building.

25 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 7.2 The Construction Sequence Without further examination, the exact phasing cannot be ascertained. The following phases of construction have been assumed from known information:

Phase Period Date Description How Dated 1 Pre 1814 Eastern part of building Map Evidence 2 Victorian 1814-1873 West wing of building Map Evidence 3 Modern 20th / 21stC UPVC windows, extensions Map Evidence, to rear, alterations to east fabric, historic wall photographs

26 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Figure 5: Phase Plan Scale 1:100

27 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Figure 6: Phased elevations, 1:100 @ A3

28 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

29 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 8. The Importance of The Building

8.1 Levels of Importance There are a number of levels of Importance for historic buildings these are:

1. Designation

2. Building Designated as a World Heritage Site designated for Heritage reasons eg Blenheim Palace

3. Grade 1 Listed

4. Grade 2* Listed

5. Grade 2 Listed

6. Locally Listed 7. Mentioned as a key building in a conservation area appraisal

If any building falls into any of these categories then it is regarded as a “Heritage Asset” under the terms of National Planning Policy Framework. This emphasises the fact that just because a building does not meet the strict criteria for listing, it does not necessarily mean that the building has no historic value or worth.

8.2 Is the Granary a Heritage Asset? The 2012 Core Strategy • Over 5000 other heritage assets recorded in the Historic Environment Record

Therefore anything mentioned in the HER is a Heritage Asset.

The West Berkshire Historic Environment Record online version (http://www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=MWB21053&resou rceID=1030 accessed 21/1/2/2015)

MWB21053 Record Type Building Name The Granary at Mill House, Streatley Grid Reference SU 594 807 Map Sheet SU58SE Parish Streatley, West Berkshire

Map: Show location on Streetmap Summary Unlisted possibly 18th century timber framed building close to Streatley Mill and probably used as a warehouse or store before conversion to residential use Associated Legal Designations or Protected Status Other Statuses and Cross-References Monument Types

. TIMBER FRAMED BUILDING (18th century - 1701 AD? to 1800 AD) 30 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley . WAREHOUSE (18th century to Mid 20th century - Present - 1701 AD? to 1950 AD?)

. HOUSE (Mid 20th century - Present to Early 21st century - 1951 AD? to 2050 AD)

Full Description A complex of buildings is depicted on the First Edition Ordnance Survey map <1> around Streatley Mill on the river Thames; to the west of the mill itself there is a substantial irregularly shaped building, between Mill Cottage with a garden, and other outbuildings further south. This building has been called Granary Cottage or The Granary since the later 20th century. It is timber-framed, of one and a half storeys with a brick plinth and panels and is suggested in the Streatley Conservation Area Appraisal <3> to be likely to have been a warehouse or store connected with the mill. It may date from the 18th century and is significant for providing evidence of Streatley's riverside industrial history of which little remains <3>.

Documents submitted with a planning application in 2015 <3> noted that the Granary is all that remains of Streatley Mill, which burnt down in 1926. Old photographs show the granary building with full height barn doors providing access from the riverside. The granary was converted to a private house in the 1950s <3> when the barn doors were removed and the entrance floor level raised to plinth level. Sources and further reading <01> Landmark. 1872-85. Digital Ordnance Survey Mapping Epoch 1, 1:2500. Digital. 1:2500. Marked but not named. [Map / SWB14341] <02> West Berkshire Council Planning and Countryside. 2010. Streatley Conservation Area Appraisal. pdf online. Ref L2. [Unpublished document / SWB148848] <03> West Berkshire Council. 2000-present. West Berkshire Planning Applications 2000 onwards. 15/01160/HOUSE. [Unpublished document / SWB147564] Related Monuments

MWB6213 Site of Streatley Mill (Monument) Associated Excavations and Fieldwork o None recorded

8.3 Criteria For Listing The DCMS 2010 document “Principles of Selection for Listing Buildings” states the reasons why buildings are listed. English Heritage have produced “Selection Guides” for different types of building - the relevant ones are is 2011 Designation Listing Selection Guide Industrial Structures.

The Basic Criteria for Listing is as follows: • Age and rarity: most buildings built before 1700 which survive in anything like their original condition are listed, as are most of those built between 1700 and 1840 • Architectural interest: buildings which are nationally important for the interest of their architectural design, decoration and craftsmanship; also important examples of particular building types and techniques • Historic interest: this includes buildings which illustrate important aspects of the nation's social, economic, cultural or military history • Close historical association with nationally important people or events • Group value, especially where buildings are part of an important architectural or historic group or are a fine example of planning (such as squares, terraces and model villages)

31 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

While wind and water mills (for grinding corn, fulling cloth or crushing raw materials) were once common, very few pre-1700 examples survive in anything like their original form and machinery is extremely rare.

PROCESSING AND MANUFACTURING Corn mills (and similar) Prior to second half of the nineteenth century, mills supplied local markets, were generally small in scale and typically wind or water-driven. They are widespread and many are designated. The survival of machinery and integrity of layout and fabric may justify a high grade. Few of the nineteenth-century generation of steam mills survive while the large roller flour mills tend to be later. Those are also much less common and usually located close to ports where they are associated with granaries. Often constructed by major companies, they are usually steam- or electrically-driven and routinely display some architectural pretensions. As such they may be listable (especially if they still retain machinery) and will have wider landscape significance.

8.4 The Date of the Building The DCMS 2010 document “Principles of Selection for Listing Buildings” states the reasons why buildings are listed. The date of a building is the simplest and most objective way of deciding if a building should be listed:

A key criterion is date which is as follows:

before 1700, all buildings that contain a significant proportion of their original fabric are listed; from 1700 to 1840, most buildings are listed; after 1840, because of the greatly increased number of buildings erected and the much larger numbers that have survived, progressively greater selection is necessary; particularly careful selection is required for buildings from the period after 1945; buildings of less than 30 years old are normally listed only if they are of outstanding quality and under threat.

The building dates to pre-1814 and therefore dates to a period when most building are listed.

8.5 Rarity The Principles of Selection state that the rarer the building the more likely it is to be listed. This building is Corn Mill. The relative rarity of different building types is appended.

Date No Nationally Number of in West Berkshire Tudor 1485 1603 6 0 Stuart 1603 1714 18 0 Georgian 1714 1830 127 0 Victorian 1830-1904 73 1

8.6 Group Value The Principles of Selection gives a clear indication that buildings can be protected because they are part of group which is as follows:

When making a listing decision, the Secretary of State may take into account the extent to which the exterior contributes to the architectural or historic interest of any group of buildings of which it forms part. This is generally known as group value. The Secretary of 32 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley State will take this into account particularly where buildings comprise an important architectural or historic unity or a fine example of planning (e.g. squares, terraces or model villages) or where there is a historical functional relationship between a group of buildings. If a building is designated because of its group value, protection applies to the whole of the property, not just the exterior.

As English Heritage put it in the Listing Description for Streatley Weir, located c. 30m to the east of The Granary:

“Goring and Streatley weirs are part of a group of locks and weirs in a rich, historic, river context, Streatley weir replacing the mill race to the former mill, on a C16 mill site”

8.7 Nearby Heritage Assets Designated heritage assets in a 150m radius around The Granary are as follows:

Asset Type Distance The Swan Hotel Grade II Listed 47m Childe Court / The Maltings / Grade II Listed 50m The Morrell Room / The Morrell Room Cottage Church of St Mary All individually Grade II 113m And 3 tombs within the Listed churchyard 2 Icknield Cottages (The Old Grade II Listed 156m Bakery) 3, 4 and 5 Icknield Cottages Grade II Listed 160m East Streatley House Grade II Listed 94m Streatley House Grade II* Listed 108m West Streatley House Grade II Listed 122m Streatley Paddle & Rymer Grade II Listed 30m Weir

The nearest heritage asset is the Streatley Paddle and Rymer Weir. It is located immediately at the end of the garden of The Granary.

PADDLE & RYMER WEIR

33 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley THE GRANARY

Plate 15: Relationship between The Granary and the listed weir The weir, Historic England list no. 1393483, was installed in the 20th century to replace the mill race of Streatley Mill, following its demolition.

34 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 9. The Setting of the Building As English Heritage put it in the Listing Description for Streatley Weir, located c. 30m to the east of The Granary:

“Goring and Streatley weirs are part of a group of locks and weirs in a rich, historic, river context, Streatley weir replacing the mill race to the former mill, on a C16 mill site”

This section of the Thames at the Goring Gap allows a number of rare landscape and historic settings, and in particular their development, to be understood. These include:

• River Capture: Where the course of a major river has changed by the process of river capture – the erosion of a “gorge” from a glacial lake so that the river changed course, and thus the subsequent development of prehistoric and historic landscapes. The only equivalent is the Ironbridge Gorge in Shropshire, now a world Heritage Site. • The crossing point of a river by Prehistoric routeways – the Ridgeway and the Icknield Way • The effectiveness of the river as a barrier so that two distinct settlements with separate churches and mills developed, separated by just 250m, as opposed to the usual 3.5km. • Two intervisible parish churches with monastic connections. This is rare and is possibly the only example on the Thames. • The contrast of an estate village – Streatley, with a non-estate village – Goring. The Manor of Goring was bought by Allnut in the early seventeenth century and donated to a Charity. • The creation of an early weir to create mill races for Goring and Streatley mills

It is thus suggested there is an enhancement of the importance of all historic buildings due to their setting in a “rich, historic, river context”.

9.1 Visible Heritage Assets Asset Type Distance The Swan Hotel Grade II Listed 47m Childe Court / The Maltings / The Morrell Room / The Grade II Listed 50m Morrell Room Cottage Goring Mill Grade II Listed 230m Church of St Thomas of Canterbury, Goring Grade I Listed 270m 2 Icknield Cottages (The Old Bakery) Grade II Listed 156m Streatley Paddle & Rymer Weir Grade II Listed 30m Roman Ford Historic Crossing Point The Ridgeway

35 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Figure 7: Visible heritage assets (yellow) 1:1000 @ A3 36 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

10. Discussion The Building The Granary is a non-designated building of potentially early date. It is located within an area of historic interest.

Map evidence shows the main part of the building was constructed prior to the production of the 1814 enclosure map, with the wing to the rear being added between 1814 and 1873. The Conservation Area appraisal suggests it may date from the 18th century. It may therefore meet the criteria for listing on these grounds. Mills and their ancillary buildings are rare buildings and there are few examples in West Berkshire.

Fabric of varying dates is visible in the external structure of the building; however the interior of the structure was not accessible at the time of examination.

The building is considered to be an important part of the Streatley conservation area. The conservation area appraisal states that “The building provides a visual reminder of Streatley’s commercial relationship with the river and makes a positive contribution to the character and appearance of the riverside zone of the conservation area”.

The proposal is to fully demolish the building - that is to cause substantial harm to the building. The Conservation Area Appraisal is clear: the key character of the conservation Area is that:

2.5 The majority of buildings within the core of the conservation area are of historic interest: many are listed.

“The Streatley conservation area and its setting are relatively unspoilt. Their capacity to accept change without adverse impact on the conservation area is perceived as modest.”

There are relatively few twentieth century buildings in the historic core of the village.

There is no justification in the application as to why a historic building which makes a positive contribution to the character of the conservation area should be demolished. Clearly there is little or no public benefit in replacing one dwelling with another.

It is suggested in the Heritage Statement that the buildings have “dubious foundations” and yet the Structural Report states that: • Brief. No trial pits were excavated • It is likely that the foundations are shallow (that is it is unknown what the foundations are).

It has been a long established principle that while it may be cheaper to demolish a building and rebuild it, this is unacceptable in conservation terms.

37 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 11. Discussion – The Replacement Building The design and access statement states:

“The challenge with design was to use the principles behind the existing Granary was possibly a former rural agricultural building and to use the principles of the approved design.”

“The design has been inspired by a traditional rural oak framed building and the proposed materials are in keeping with the local area.”

“The proposed design features have been selected from the local vernacular style. The palette of colours and materials will also harmonise with the surrounding buildings. The proposed building will be constructed using a traditional oak frame. It will replicate and enhance the original granary with brick and timber panelling to the river frontage elevation (north). The remaining elevations will be a mixture of brick and timber panelling, timber cladding and glass. The roof will be handmade clay tiles to match surroundings.”

It thus noted that the design and access statement: • Considers the building to be agricultural not industrial • Does not recognise the fact that the building is in a conservation area • Does not recognise that Streatley is characterised by the lack of timber framed buildings.

It is noted that: • The proposed building does not replicate the current building as it: • Is one and a half storeys not single storey • Has a single panel not 2/3 panels per storey and thus the timber frame is not a historic form • Is hipped not half hipped • Has a projecting first floor supported on stilts • Has dormer windows • Has timber cladding

It is therefore suggested that the design of the building is a modern style, not a historic one, and thus jars with what is currently present and all of the surrounding historic buildings, many of which are listed.

38 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

12. Discussion – Setting The applicant suggests that:

“The entire riverside vista in the area of the application site is of well-maintained residential development of little, if any, historical significance but of pleasant appearance.”

This is to be contrasted with the statements made by English Heritage and the Conservation Area Appraisal. Similarly the applicant suggests that:

“This is not to dismiss the issue of the setting of such a listed building as a material consideration, but it indicates that the setting of the listed building must be judged by reference to the character and quality of the listed building itself, rather than being considered in the abstract.”

This goes against the Policy of Historic England and the advice given in the following documents:

English Heritage 2011 “History in The View: A method for assessing heritage significance within views” English Heritage 2011 “The Setting of Heritage Assets”. The Historic England 2015 Document “The setting of Heritage Assets Historic Environment Good Practice Advice in Planning; 3”.

This document re-iterates the fact that setting is more than just views:

Setting was first formally defined in PPS 5 as: SETTING The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.

Put simply setting is more than just views.

Similarly Historic England regard the starting point for analysing settings as establishing the zone of “theoretical intervisibility” - this is very much an abstract concept.

The crux of the matter is: is the demolition of a historic building detrimental to the special character of the conservation area and the setting of listed buildings? By definition it must be. Therefore the section 72(1) of Planning (Listed Buildings and Conservation Areas) Act 1990 must be considered.

The interpretation of the meaning of this has been considered by the Courts on number of occasions these incude:

Citation Date Case Planning Reference

39 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley Barnwell Manor 18/2/2014 BARNWELL MANOR WIND ENERGY EN/10/00068/FUL, LIMITED v (1) EAST NORTHAMPTONSHIRE DISTRICT COUNCIL (2) ENGLISH HERITAGE (3) NATIONAL TRUST (4) THE SECRETARY OF STATE FOR COMMUNITIES AND LOCAL GOVERNMENT Forge Field Society v 12/6/2014 R v Sevenoaks District Council-and-(1) 13/01590/FUL Sevenoaks DC West Kent Housing Association (2) The Right Honourable Phillip John Algemon 11/02258/FUL

Regina v South Oct 2014 R v South Lakeland DC and Old Brewery SL/13/0009 Lakeland DC and (Ulverston) Ltd and Hartley's (Ulverston) Old Brewery L TO Ltd and Hartley's L TO"

The key comment is in para 29 of the appeal judgement for Barnwell which states: “For these reasons, I agree with Lang J’s conclusion that Parliament’s intention in enacting section 66(1) was that decision-makers should give ‘considerable importance and weight’ to the desirability of preserving the setting of listed buildings when carrying out the balancing exercise.”

13. Conclusions The building is a timber framed building with brick infill. It is known as ‘The Granary’ – a name relating to its original function as an ancillary building to the now demolished Streatley Mill.

The Building is a Heritage Asset.

Corn Mills are relatively rare buildings a search of Historic England’s “National Heritage List for England” reveals there are few examples in West Berkshire.

English Heritage describes the setting of the nearby listed Rymer Weir as:

“Goring and Streatley weirs are part of a group of locks and weirs in a rich, historic, river context, Streatley weir replacing the mill race to the former mill, on a C16 mill site”

The Conservation Area Appraisal notes the importance of the Granary. It also notes that:

The Streatley conservation area and its setting are relatively unspoilt. Their capacity to accept change without adverse impact on the conservation area is perceived as modest.

40 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley The setting of the conservation area is very important to the character and historic integrity of the village. Great care must be taken to protect the essential and wider setting.

The Granary is an integral part of a designated view of the conservation area – virtually all of the buildings are historic and most are listed.

The proposal also causes harm to the setting of several listed buildings.

Therefore the section 72(1) of Planning (Listed Buildings and Conservation Areas) Act 1990 must be considered.

The Courts have ruled that decision-makers should give ‘considerable importance and weight’ to the desirability of preserving the setting of listed buildings.

By definition the demolition of a historic building is not preservation and thus this application should be refused.

41 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

15. Appendix: Bibliography Ditchfield, P. H. & Page W. (eds) A History of the County of Berkshire: Volume 3. London: Victoria County History

Dixon, F. 2015 (July). Heritage Statement. Cholsey: Frank H Dixon

Dixon, F. 2015 (September). Heritage Impact Statement. Cholsey: Frank H Dixon

West Berkshire Council 2010. Conservation Area Appraisal – Streatley. Available online at: http://info.westberks.gov.uk/index.aspx?articleid=28789

42 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 16. Appendix: Views of the Building

Plate 16: View of The Granary from the bridge

Plate 17: Detail of view from bridge

43 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Plate 18: View of The Granary from the towpath on the east side of the river

Plate 19: Detail of view from towpath

44 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 17. Appendix: Historic Maps

17.1 1764 Map of Streatley

Figure 8: 1764 Map of Streatley, not to scale

The 1764 map of Streatley shows a building which could be the Granary.

45 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 17.2 1814 Enclosure Map

Figure 9: 1814 Enclosure Map, reproduced at 1:1000 @ A4 The building is shown as the northern part of a longer building, marked in black and running north-south.

46 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 17.3 1873 Ordnance Survey

Figure 10: 1873 Ordnance Survey 1:2500 map enlarged to 1:1000 The building has been truncated to its current north-south extent. The west extension is also present as is a further smaller extension to the western face.

47 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 17.4 1912 Ordnance Survey

Figure 11: 1912 Ordnance Survey 1:2500 map enlarged to 1:1000 The building is shown at the northern limit of this map. Its layout has not changed.

48 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 17.5 1915 Ordnance Survey

Figure 12: 1915 Ordnance Survey 1:10560 map enlarged to 1:1000 The Granary now forms the eastern and southern sides of a small courtyard

49 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 17.6 1960 Ordnance Survey

Figure 13: 1960 Ordnance Survey 1:10000 map enlarged to 1:1000 @ A4 There is no change in the layout of the building.

50 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 17.7 Modern Ordnance Survey

Figure 14: Modern Ordnance Survey map, 1:1000 @ A4 The Granary is depicted without any of its modern extensions.

51 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley 18. Appendix: The Exterior

Plate 20: North Elevation The north elevation shows at its head the half-hipped roof. The wall consists of an exposed timber frame with brick infill. Both the frame and the infill are considered to date from varying periods, with modern brick and machine-sawn timbers (post 1790) alongside older materials. The bricks present range in date between 18th-19th century and modern, and mortar used is both cement and lime based, with the widespread use of cement mortar dating to the latter half of the 20th century.

52 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Plate 21: North elevation viewed from the west

Plate 22: East Elevation The half-hipped roof is of plain red tiles. Below, four modern windows are present set at eaves level within the timber frame. The brickwork appears to consist of a similar assortment of bricks to those found in the north elevation. A mixture of cement and lime mortar is again used.

53 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley The timber frame sits on a brick plinth not found in the northern wall. The northern part of the frame differs from that shown on the 1955 photographs and was therefore rebuilt when the central doors were removed and the modern windows installed.

The south elevation was not accessible at the time of the site visit.

The western part of the building was viewed from the second floor window of the neighbouring house.

Three Velux style windows are present in the rear roof, giving light to the first floor.

The rear wall is mainly of brick with two vertical timbers located between a pair of modern projecting hexagonal bay windows.

The west wing has a hipped plain tile roof lower than that of the main part of the building.

A small lean-to extension is present at the western end of the extension and an open entrance porch is located on the north-south section shortly before it meets the western extension.

Plate 23: The building viewed from the neighbouring property

54 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk The Granary Streatley

Plate 24: The west extension viewed from the neighbouring property

55 Historic Environment Consultancy 38 Elvendon Rd Goring Oxon RG8 0DU, T01491 875584 [email protected] www.historicenvironment.co.uk