LAND AT WOODS MILL GLOSSOP HERITAGE APPRAISAL Kathryn Sather & Associates Heritage Conservation Consultants July 2014 Land at Woods Mill: Heritage Appraisal Contact Addresses Heritage Conservation Consultants: Kathryn Sather & Associates Heritage Conservation Consultants 87 Oldfield Road Altrincham, Cheshire WA14 4BL Tel: 0161 941 1414 [email protected] Architects: Calderpeel Architects Market Court 22-24 Church Street Altrincham WA14 4DW 0161 929 7622 Planning Consultants: Chris Smith Plan A 07968774128 Kathryn Sather & Associates Page 2 Land at Woods Mill: Heritage Appraisal TABLE OF CONTENTS Section 1 Introduction ................................................................................................. 5 Section 2 Description of the Site and Structures ..................................................... 6 2.1 Location ...................................................................................................................... 6 2.2 The Site ...................................................................................................................... 6 2.3 Structure One ............................................................................................................. 7 2.3.1 Plan and Form ....................................................................................................... 7 2.3.2 Exterior .................................................................................................................. 7 2.4 Structure Two ........................................................................................................... 11 2.4.1 Plan and Form ..................................................................................................... 11 2.4.2 Exterior ................................................................................................................ 11 2.5 Structure Three ......................................................................................................... 13 2.5.1 Plan and Form ..................................................................................................... 13 2.5.2 Exterior ................................................................................................................ 13 2.6 Structure Four ........................................................................................................... 14 2.6.1 Plan and Form ..................................................................................................... 14 2.6.2 Exterior ................................................................................................................ 14 2.7 Structure Five ........................................................................................................... 17 2.7.1 Plan and Form ..................................................................................................... 17 2.7.2 Exterior ................................................................................................................ 17 2.8 Structure Six ............................................................................................................. 19 2.8.1 Plan and Form ..................................................................................................... 19 2.8.2 Exterior ................................................................................................................ 19 2.9 Trees ........................................................................................................................ 19 Section 3 History ....................................................................................................... 20 3.1 History and Development of Glossop ........................................................................ 20 3.2 History of the Woods Mill Site ................................................................................... 23 3.2.1 The Development of the Proposal Site ................................................................. 24 Section 4 Significance of the Building .................................................................... 29 4.1 Significance of the Woods Mill Site ........................................................................... 29 4.1.1 Historical: Illustrative Value .................................................................................. 29 4.1.2 Historical: Associative Value ................................................................................ 29 4.1.3 Evidential Value ................................................................................................... 29 4.1.4 Communal: Social Value ...................................................................................... 30 4.1.5 Aesthetic: Design Value ....................................................................................... 30 4.1.6 Summary ............................................................................................................. 30 Section 5 Character of the Conservation Area ....................................................... 31 5.1 The Howard Town Conservation Area ...................................................................... 31 5.2 Contribution to the Character of the Conservation Area ............................................ 32 Section 6 Planning Guidance and Proposed Works .............................................. 34 6.1 Planning Guidance for New Development within the Conservation Area ................... 34 6.2 Description of Proposed Works ................................................................................. 37 6.2.1 The Site Layout .................................................................................................... 37 6.2.2 Demolition ............................................................................................................ 37 6.2.3 New Development ................................................................................................ 37 6.3 Heritage Impact Assessment Table ........................................................................... 41 Section 7 Conclusions .............................................................................................. 47 Kathryn Sather & Associates Page 3 Land at Woods Mill: Heritage Appraisal 7.1 History, Development and Usage .............................................................................. 47 7.2 Significance of the Existing Buildings ........................................................................ 47 7.3 The Proposed Works ................................................................................................ 47 7.3.1 Demolition ............................................................................................................ 47 7.3.2 The Proposed Development ................................................................................ 48 7.3.3 Retention and Enhancement of Existing Positive Elements ................................. 48 7.3.4 Design and Materials of the Proposed New Development .................................... 48 7.4 Heritage Asset Considerations .................................................................................. 48 7.4.1 National Planning Policy Framework Guidance .................................................... 48 7.4.2 Affects of the New Development on the Character of the Conservation Area ....... 48 7.4.3 Visual Impact of the Proposed New Development on Significant Views ............... 49 7.5 Benefits of the Proposed Development ..................................................................... 49 7.5.1 New Development will Enhance the Environment ................................................ 49 7.5.2 New Development will Contribute to the Economic Regeneration of the Area ...... 49 7.5.3 Controlled and Positive Management of Change ................................................. 49 Section 8 Sources ..................................................................................................... 50 Kathryn Sather & Associates Page 4 Land at Woods Mill: Heritage Appraisal Section 1 Introduction This Heritage Appraisal accompanies the application for the proposed re-development of the Woods Mill Site, Glossop, Derbyshire. The site is situated within the Howard Town Conservation Area. It is proposed that all of the buildings on the site be demolished, with the exception of an existing two storey retail unit at the far western end of the site. All of the buildings proposed for demolition which are not 20th century structures are in a very poor condition, and some have already been partly demolished. The poor condition of the historic buildings diminishes the positive effect that they may have had on the character of the conservation area. The proposed redevelopment of the site includes the construction of three new retail units with associated car parking spaces, 49 dwellings with associated garages, car parking, access roads and landscaping. Two new access points to the site are proposed. New footpaths and pedestrian links will also be created, including a new public footpath along Glossop Brook. The retail development is located on the western section of the site to complement the existing retail units adjacent to this location. The residential development is located on the eastern and southern sections of the site. This Heritage Appraisal has been prepared in accordance with the NPPF. It has been prepared by Kathryn Sather & Associates, Heritage Conservation Consultants. This Heritage Appraisal aims to provide