No. 19 Eastgate Row, Chester Cassidy and Ashton February 2021 Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk hendersonheritage.co.uk 1 © Copyright – Henderson Heritage Contents Executive summary 3 1. Introduction 4 2. The application site and identified heritage assets 6 3. Historical context and heritage assets 9 4. The significance of the heritage assets 16 5. Relevant conservation planning policy and guidance 27 6. Impact of the development proposal on the heritage assets 29 7. Conclusion 56 Appendices 57 Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 2 Executive Summary This report relates to the conversion of 19 Eastgate, listed as Number 19 Row, Number 25 Street, into four apartments above Rows level. The proposal includes subdivision of the property to create four apartments at third, fourth and attic level, creating a rooftop terrace at third floor level, enhancing an existing rooftop terrace at fifth floor level and separating the Rows shop to create a separate entity. The site is within Chester City Conservation Area. It is located on the north side of Eastgate, opposite the Browns Department store building, abutting Godstall Lane, in an area that is predominantly retail and commercial. It is in the vicinity of several heritage assets, including scheduled ancient monuments, listed buildings and other buildings that are considered non-designated heritage assets. Collectively these have group value that contribute to the conservation area’s special architectural and historic character and interest. This Heritage Impact Assessment has been written to identify the impact of the proposed development on the significance of the heritage assets on the proposed alteration to The Rows walkway and stall board. This is in accordance with national and local planning guidance contained in the National Planning Policy Framework on the historic environment and the local plan. No. 19 Eastgate Row was a townhouse with undercroft that was rebuilt as a street shop, Row shop, town house and warehouse in 1861, in a Vernacular Revival Style by T. A. Richardson for Dutton and Miller, grocers. The building forms part of the backdrop of highly decorative and lively facades on the north side of Eastgate, the façade seen at street and Rows levels opposite, and in wider townscape from the Eastgate and Clock, on the City Walls. The setting of the building relates to the nearby high-quality townscape. Its significance is derived from its architectural vocabulary of the Vernacular Revival, built within the medieval Rows structure. Chester City Conservation Area covers Eastgate, which along with Northgate Street, Bridge Street and Watergate Street, is one of the four original streets built inside Roman Chester. The character of the area is defined by the rich architecture of built environment, built along its Roman street pattern. is identified as critical to the character of the sub area, “A key street intersection, with a remarkable mix of historic buildings, most of which are listed. The area includes The Rows, with vistas to key buildings and structures.” The proposal will put a vacant building back into use and will repair the Rows frontage, which in future will be of key importance to the vitality and use of The Rows and the wider area of Eastgate, a key route in the city centre. The principal of development has been established elsewhere and the significance and setting of the heritage assets and key views have been carefully considered as part of the development proposal. Overall, the proposals are positive for the building, and on the significance of, and appreciation of The Rows, and preserves the setting of the listed building and the wider conservation area’s character and appearance. As such, the application should be supported. Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 3 1. Introduction 1.1 This heritage impact assessment has been prepared on behalf of Cassidy and Ashton, on behalf of Legat Owen, to accompany a planning application and listed building consent for repairs at Row level and alteration to provide four apartments above Rows level at No. 19 Eastgate Row, Chester. 1.2 The purpose of the assessment is to describe the significance of nearby heritage assets and their setting. This information will subsequently highlight any impact of the proposal on the significance of the assets. It will identify mitigating measures, where necessary, to address this impact. 1.3 Under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990, conservation areas are “areas of special architectural and historic interest the character and appearance of which it is desirable to preserve or enhance”. Section 72 of the same Act states, in the exercising of planning functions in conservation areas special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area, when assessing planning applications. Under Section 66 there is a statutory duty to have special regard to the desirability of preserving the listed buildings or their settings. Policies in the National Planning Policy Framework (NPPF) and local development plans, including neighbourhood plans, set out national and local planning policy in respect to the conservation of the historic environment. 1.4 A heritage asset is described in the glossary of the NPPF (Annex 2) as a “building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage assets includes designated heritage assets and assets identified by the local planning authority (including local listing).” (Annex 2: Glossary, National Planning Policy Framework, Ministry of Housing, Communities & Local Government, June 2019). Designated heritage assets as those designated under legislation. These are a “World Heritage Site, Scheduled Monument, Listed Building, Protected Wreck Site, Registered Park and Garden, Registered Battlefield or Conservation Area” 1.5 Non-Designated Heritage Assets are described in the NPPF as heritage assets. They are defined on the Government’s website as “buildings, monuments, sites, places, areas or landscapes identified by plan-making bodies as having a degree of heritage significance meriting consideration in Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 4 planning decisions, but which do not meet the criteria for designated heritage assets.” (https://www.gov.uk/guidance/conserving-and-enhancing-the- historic-environment) 1.6 The definition of significance in relation to heritage policy is defined in the glossary of the NPPF as “The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic and historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting. “ 1.7 The setting of a heritage asset is defined as “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.” Setting is not a heritage designation. 1.8 The application site is located within Chester City Conservation Area, which was designated in 1969, with various amendments to its boundary between then and 1989. The conservation area includes the Roman walled city, its key approaches, and the city centre and the riverside and River Dee. The Chester Characterisation Study 2011 is the comprehensive character assessment for areas in Chester. 1.9 The building was listed at Grade II in 1998. The building, its setting, and The Rows have been assessed for the purposes of this report. 1.10 This document has been prepared following site visits in September and December 2020. It is to be read in conjunction with other associated documents in relation to the planning and listed building consent application. Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 5 2.0 The application site and identified heritage assets 2.1 The application site is No. 19 Eastgate Row (No. 25 Eastgate), which is a building on the north side of Eastgate. The site is within Chester City Conservation Area. It is in the vicinity of several heritage assets, including scheduled ancient monuments, listed buildings and other buildings that are considered non-designated heritage assets. Collectively these have group value that contribute to the conservation area’s special architectural and historic character and interest. 2.2 The designated heritage assets that are relevant in considering the proposed development are identified below: • Conservation Area: Chester City • Listed Building: No. 19 Eastgate - listed as Number 19 Row, Number 25 Street – the application site (Grade II) 2.3 The building is in the Chester & Boughton Area of Archaeological Importance and within the Fortress Character Zone 8: The Rows of the Chester Archaeological Plan (2014). The impact of development on archaeology is minimal and as such has not been the subject of further discussion in this report. Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 6 Fig 1. Location plan Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 7 Fig 2. Location of Relevant Heritage Assets Dark grey – Grade I listed buildings, Dark blue – Grade II*, Light blue/grey - Grade II. Orange - unlisted. The area above is within the conservation area (Copyright: Cheshire West and Chester Council) Tel. 07939 683 441 • [email protected] • hendersonheritage.co.uk 8 3.0 Historical context and heritage assets 3.1 Chester is a Roman city in origin, with its defensive rectangular fortress walls, grid iron street pattern and impressive gateways, which are still evident today. There are four main streets in the walled city, Northgate, Eastgate, Watergate and Bridge Street, of which three meets at The Cross, a central crossroads.