PPRROOPPOOSSEEDD ddeemmoolliittiioonn ooff ssiinnggllee-- ssttoorreeyy bbuuiillddiinnggss aatt aallssttoonn hhaallll alston, borough of Ribble valley HERITAGE ASSESSMENT GGARRY MMILLER Historic Building Consultancy PROPOSED demolition of single-storey buildings at ALSTON HALL: HERITAGE ASSESSMENT Page 2 PROPOSED demolition of single-storey buildings at alston hall alston, borough of Ribble valley Heritage assessment OCTOBER 2018 GARRY MILLER Historic Building Consultancy Crosby House, 412 Prescot Road, Eccleston Hill, St Helens, Lancashire WA10 3BT Telephone: 01744 739675 [email protected] © Garry Miller 2018 GARRY MILLER historic building consultancy PROPOSED demolition of single-storey buildings at ALSTON HALL: HERITAGE ASSESSMENT Page 3 Contents 1: Executive Summary 4 2: The Site 5 3: The Proposal/Scope of this Report 6 4: Historical Context 8 5: Analysis of the Listed Building 9 6: Summary of Significance 14 7: Planning Policy Context 15 8: Impact of the Proposal 16 Appendix 1: List Description of Alston Hall 17 Appendix 2: Garry Miller Historic Building Consultancy 20 GARRY MILLER historic building consultancy PROPOSED demolition of single-storey buildings at ALSTON HALL: HERITAGE ASSESSMENT Page 4 1: executive summary The subject of this report is Alston Hall, a Victorian country house located at Alston near Longridge in the borough of Ribble Valley, Lancashire. Alston Hall is listed at Grade II. Proposals have been submitted to Ribble Valley Borough Council for demolition of single-storey buildings attached to the north side of Alston Hall. The heritage issue arising is the impact upon the significance (i.e. heritage interest and value) of the listed building. The scope and purpose of this report is therefore to describe this significance and assess how it will be affected by the proposal. Alston Hall was built for colliery owner John Mercer in 1874-1876, and designed in Tudor Gothic style by Manchester architect Alfred Darbyshire (1839-1908) who is principally known for his theatres. The hall ceased to be a residence in 1949 when sold to Preston Borough Council for use as a day college, and from 1974 it was used by Lancashire County Council as a residential training centre. The single-storey buildings consist of: • A 19th century originally free-standing brick outbuilding, probably a gardener’s hut/potting shed. It consists of a low, altered single-storey portion attached to a taller single-storey element. Both have undergone alteration, with modern windows fitted. This building is covered by the listing. • A mid-20th century L shaped extension in stone, attached to the north elevation of the hall and to the brick buildings. This copies to a degree the style of the hall but is itself of no architectural interest and serves only to conceal much of the north elevation, which as built was meant to be viewed in an uninterrupted manner. This element is not listed. The Grade II designation of Alston Hall denotes it is of national importance for its special architectural and historic interest. Its significance essentially derives from the reasons it was listed, which are its design quality, association with Darbyshire and (at the time of listing in 2016) its little-altered appearance and interior. This significance has however been severely compromised as a result of a fire in March 2017, in particular the degree of survival of the historic details. Regarding the single-storey structures, the significance of the mid-20th century element is negligible owing to its recent date, lack of architectural interest and the fact that it masks the north elevation of the principal building. The significance of the 19th century brick element is low, owing to alteration and a general lack of architectural interest. The harm resulting from the loss of the single-storey buildings will therefore be less than substantial, and outweighed by enhancing the appearance and significance of the hall via allowing its north elevation to be fully revealed as originally intended. By delivering this enhancement, the proposal conforms to national guidance and the local development plan and therefore consent should be granted. GARRY MILLER historic building consultancy PROPOSED demolition of single-storey buildings at ALSTON HALL: HERITAGE ASSESSMENT Page 5 2: THE SITE The application building is Alston Hall, a Victorian country house located at Alston southwest of the town of Longridge in the borough of Ribble Valley, Lancashire. The property occupies an isolated location off Alston Lane, where it stands amid private grounds on the north side of the valley of the Ribble. The building is now substantially derelict following a fire on March 15, 2017. The single storey buildings which are the subject of the application are located on the north side of the hall and comprise 19th and mid-20th century elements(see Map 1 below). Map 1. Site plan, with the application buildings shaded red GARRY MILLER historic building consultancy PROPOSED demolition of single-storey buildings at ALSTON HALL: HERITAGE ASSESSMENT Page 6 3: THE PROPOSAL/SCOPE OF THIS REPORT 3.1 The proposal Proposals have been submitted to Ribble Valley Borough Council for demolition of the single-storey buildings attached to the north side of Alston Hall. 3.2 Designation Alston Hall is statutorily-listed at Grade II. It was first designated on September 20, 2016. The mid-20th century element of the single-storey buildings was not included in the listing on the basis that it lacked special architectural or historic interest. Map 2. Historic England site plan, with listed elements shaded blue . Application buildings are indicated GARRY MILLER historic building consultancy PROPOSED demolition of single-storey buildings at ALSTON HALL: HERITAGE ASSESSMENT Page 7 3.3 Heritage impact The heritage issue raised by the proposal is its impact upon the significance (i.e. heritage interest and value) of the listed building. 3.4 Scope and purpose of this report Paragraph 189 of the Revised National Planning Policy Framework (Conserving and Enhancing the Historic Environment, July 2018) states local planning authorities should require an applicant to describe the significance (i.e. the heritage interest and value) of the heritage assets affected, including any contribution made by their setting. The scope and purpose of this report is therefore to describe the significance of Alston Hall and the application buildings, and to assess how this will be affected by the proposal. It is considered the level of detail presented is, in accordance with paragraph 189, proportionate to the importance of the heritage asset and no more than is necessary to understand the impact of the proposal. The report is to be read in conjunction with other documentation produced in support of the application. 3.5 Report structure This is as follows: 1. A summary of the historical background relating to the site (Section 4) 2. A brief analysis of Alston Hall and the application buildings(Section 5) 3. A summary of their significance (Section 6) 4. A review of the relevant planning policies by which the application will be determined (Section 7) 5. An assessment within this context of the impact of the proposal upon the significance of the listed building (Section 8) GARRY MILLER historic building consultancy PROPOSED demolition of single-storey buildings at ALSTON HALL: HERITAGE ASSESSMENT Page 8 4: historical context 4.1 Date and owners Alston Hall was built for John Mercer, a colliery owner from Newton-le-Willows, Lancashire, in 1874-1876. It was designed by Manchester architect Alfred Darbyshire (1839-1908) who is principally known for his work on theatres in the county and further afield, including Manchester, London and Exeter. After Darbyshire’s death the property became the residence of successive cotton magnates, first the Eccles family and then William Birtwistle. In 1949 the hall and its immediate surroundings were sold to Preston Borough Council for use as a Day Continuation College, while the remainder of the estate was bought by the Church Commissioners. In 1974 the hall was acquired by Lancashire County Council and converted to a residential training centre. Following its closure as an educational establishment, the building was acquired in 2016 by the present owner. 1. Circa 1900 view of south front of Alston Hall GARRY MILLER historic building consultancy PROPOSED demolition of single-storey buildings at ALSTON HALL: HERITAGE ASSESSMENT Page 9 5: analysis of the listed building 5.1 Overview The building is comprehensively described in the report produced for its designation in 2016, which is reproduced fully in Appendix 1 of this report. It is therefore sufficient to state here that the building is a substantial mid-1870s country house designed in a Tudor Gothic revivalist style. The entrance is on the east side in the form of a porte- cochere beneath a square tower, with the main rooms placed to the south facing the gardens and across the river valley. There is a single-storey chapel and conservatory on the west side and services to the north. The application buildings are attached to the latter side of the hall. 5.2 The application buildings As noted earlier, there are two elements: • An originally free-standing 19th century brick outbuilding, probably a gardener’s hut/potting shed, which forms the west element of the wing. It consists of a low single-storey portion attached to a taller single-storey element. Both are plain and have undergone alteration, with modern windows fitted. This buildings is covered by the listing. • A mid-20th century L-shaped extension in stone, attached to the north elevation of the hall and to the brick buildings. This copies to a degree the style of the hall but is itself of no architectural interest and serves only to conceal part of the north elevation, which as built was meant to be viewed in an uninterrupted manner.