LIGHTOAKS - COURTYARD BUILDINGS & EXTERNAL WORKS TO LIGHTOAKS GROUNDS

HERITAGE STATEMENT & IMPACT ASSESSMENT

Prepared on behalf of Purple Circle Homes

29th July 2015

CONTENTS

Part 11. Introduction 12. Purpose of Report 13. Description of Courtyard Buildings 24. StatementofSignficance 55. DescriptionofCurrentSettingandContributiontoSignificance 66. ImpactAssssment 7 6.1 ImpactofExternalWorks 7 6.2 ImpactofProposedChangeofUsetoStableblocks 10 6.3 InternalAlterationstoStableblocks 12 TableofLetteredAlterations 167. CumulativeImpactandConclusions 19

Appendix1 Letteredplansandelevationsshowingalterations

Part 2 - Map Regression and Photographs

LIGHTOAKS - COURTYARD BUILDINGSSTATEMENT OF SIGNIFICANCE

Mel Morris Dip. Arch. Cons., IHBC, MRTPI

1. INTRODUCTION

1.1 LIGHTOAKSissituatedtothesouthofOakamoreRoad,atgridreference404668,344459,ontheoutskirtsofthevillageofOakamoor.

1.2 ThecomplexofcourtyardbuildingsfallwithinthecurtilageofLightoaks,agradeIIlistedbuilding,whichwasdesignedasaCottageOrnee,aretreatforJohnWilsonPatten,circa1823-27,withlateradditionsofca.1895forThomasBolton.Althoughnotidentifiedintheirownrightwithinthelistdescription,theancillarycourtyardbuildingsarepartofthelistedbuilding(bothattachedandwithinthecurtilage)andareofhighhistoricandarchitecturalinterest.

1.3 ThisStatementofSignificanceisproportionatetotheimportanceofthebuildingsandisdesignedtoinformallpartiesaboutthebuildingsandtheirdevelopmentsothatinformeddecisionscanbemade.

1.4 MelMorrisisanarchitecturalhistorianandafullmemberoftheInstituteofHistoricBuildingConservationandabidesbytheInstitute’scodeofconductandethics.Shehasworkedwithhistoricbuildingsfor27years,makingassessmentsofsignificance,undertakingdetailedanalysisofbuildingdevelopmentandadvisingontheirconservation.

2. PURPOSE OF REPORT

2.1 Thecurrentproposalisfortheconversionoftheformerstables,harnessroom,laundryandhayloftsintotwodwellingsandfortheincorporationoftheexistingduplexflatintooneofthesedwellings.

2.2 MelMorrisConservationhasbeenaskedtobothadviseonproposalsforconversionandtoprovideastatementofsignificanceandtocarryoutanImpactAssessmentinaccordancewiththeNationalPlanningPolicyFramework,inordertoestablishthesignificanceofthedesignatedheritageassetaffectedbytheproposals.Paragraph128states:

“In determining applications, local planning authorities should require an applicant to describe the significanceofanyheritageassetsaffected,includinganycontributionmadebytheirsetting.Thelevelofdetailshouldbeproportionatetotheassets’importanceandnomorethanissufficienttounderstandthepotentialimpactoftheproposalontheirsignificance.Asaminimumtherelevanthistoricenvironmentrecordshouldhavebeenconsultedandtheheritageassetsassessedusingappropriateexpertisewherenecessary.”

2.3 Thisreportsetsoutthehistoricdevelopmentofthebuildingandassessesthespecialarchitecturalandhistoricinterestofthebuilding.TheImpactAssessmentalsoconsidersthewiderimpactofthechangeofuseandrationalisationofsomeoftheoutbuildingsandcommunalandprivatespaces,andhistoricgardensonthesettingofthe listed buildings.

2.4 PhotographsofthebuildingsdescribedinthetextareincludedinPart2withcaptions.

3. DESCRIPTION OF COURTYARD BUILDINGS

3.1 ThebuildingsthatserveLightoakswerepurpose-builtasancillarystructuressupportingthelocalestateofawealthymanufacturingfamilyandforoccasionalleisureuse.Theywerenotusedasafarmandinsteadwereusedtosupportanowdefunctarrayofuses,incorporatingstablingforseventeenhorses,coach/carriageaccommodation,grooms’andstableboys’accommodationandlateralaundrytoservethehouse.DespitethepresenceofadairymaidandagriculturallabourersincensusrecordsatLightoaks,therearenosignsofadairyorcow-houseandtheseworkerswereprobablyworkingatBankFarmopposite.

3.2 ThecourtyardatLightoakswassplitintothenortherncoach-house,withaccommodationover(describedseparatelyintheMMCreportdated27thFebruary2015)andarangeoftwo-storeybuildingsandsingle-storey1

ancillarybuildingsontheopposite,southernsideoftheyard.Thesewereoriginallydesignedtoprovidestablingforsixteenhorses,withhayloftsover,andsomelimitedcartshed/storage,butwereadaptedduringthesecondhalfofthe19thcenturyandearly20thcenturytoprovidemoreservicespacesforthehouse:laundryandadditionalstaffaccommodation,aswellasaseparateharnessandtackroom.Thealterationsandadaptationcanbereadilyunderstood,astheywereingeneralpragmaticalterations,withlittleregardforaestheticappearance.Someofthealterationsareofnovalue,whilstothersareaestheticallypleasing,anditisdesirabletorestoresomeoftheGeorgiancharacter,andremovesomeofthelaterunsympatheticandmoredisfiguringalterations,asdiscussedlater.

3.3 AsagroupoflateGeorgianpurpose-builtstables,builtsimplyinredbrickofEnglishGardenWallbond,withsegmentalbrickarchesandstonecills,thebuildingsmakeanimportantcontributiontotheLightoakscomplex.Theyweredesignedandbuiltatthesametimeasthemainhouse,andhaveundergonerelativelylittlealterationtothecourtyardelevations.Theelevationwhichfacesthehouseincorporatesanunusualarchedendwall,maskingthepitchedrooffromtheeast.Thisseemstobepurelyornamental,andmayreflectanattempttoenhancethestatusofthisvisiblepartofthestableblockbyimbuingitwithamoreclassicalform.

3.4 Therearenoindicationsthatthebuildingswerebeinguseforanyfarmingpurposes,nolivestockaccommodation,cowhouses,orhen-housesorpiggeries/sties.Everythingwefindonthesiteappearstobededicatedtowardskeepinghorses,coachesandgigsandawell-appointedsuiteofassociatedstructuresforfeedinghorsesandmaintainingtheaccoutrements.Horsemanurewouldhavealsoprovidedanimportantfertiliserforthekitchengarden,whichwasimmediatelyadjacent.

3.5 Thecourtyardwassplitintotwoseparateareas,dividedbyatwo-storeybrickbuilding,almostperpendiculartothestables.Thetwospaceswereprobablyoriginallyseparatedbyagate.Thetwo-storeybrickbuildingwasinfactpartofanearlierphaseofbuildingonthesite,althoughthisistheonlysurvivingpart.TherearenobuildingsillustratedonYates‘s1775Countymap,soitisunlikelythattherewasacomplexorfarmhere,buttheremayhavebeenadetachedbarn.Thereisaninternalstonemasonrywalltothis‘wing’,knownasTheBothey,asectionofformeroutsidewallofanotherearlier18thcenturyphase.Atfirst,thebuildingwhichdividedthetwopartsofthecourtyardwasdetached(asillustratedbythe1844Tithemap),butby1874thishadbeenjoinedtothestableblockandthegapinfilledinbrickwork.

3.6 Itisnotclearwhythecourtyardwasoriginallysplitintotwospacesandmayhavesimplyrevolvedaroundthedecisiontokeeptheearlierbuildingonthesite.Theouteryardwasmoreaccessibleandwasclosertotheoutsidekennelsandworkingareas/pottingsheds,etc.Theinneryardwouldhavecontainedthemoreexpensivecarriageswithinthecoach-house.TowardstheCheadleRoadthereisadetached,enclosedyard,withapairofdogkennels(notpigsties)in-situandaformal,enclosedbrick-walleddetachedyard,allofwhichhadbeenbuiltby1874,alongwithalargebuilding,possiblyanancillarygigorcart-house.Mostkennelsforhoundscontainedanenclosurewithironrailings,butthismaybevariant.Itisunclearwhytherewasaneedfortwolargegatedopeningswithinthiswall,unlessitwastoaccommodatelargehorse-drawnvehiclesinthedetachedbuilding.Theenclosureseemstoosmallforahorsepaddockandthewallstoolowforadog-run.

Eastern Stable Block3.7 Theeasternstableblockwasdesignedtobeaworkingstableswithahayloftover.Thehayloftwasreachedbyanexternalflightofsteps,approachfromtheyard,stillin-situ.Thisstaircasealsoprovidedaccesstoafirstfloorroom,possiblyaformermixinghouseforstorageoffodderandformixingfeed/hotmash.

3.8 Theeasternblockwasoriginallydividedintotwoseparatestables,thebaytotheeastdividedintotwopairsofstalls,(toaccommodatefourhorses),andthebaytothewestoriginallylaidoutinthesameformation,butbythelate19thcenturytheinternalwallhadbeenremovedandthestableshadbeenadaptedforfourstalls,.Theoriginalbrickdividingwallwasremovedduringthisrefurbishmentandthebrickdividingwallatfirstfloorlevelwasalsoremovedandreplacedwithasmalltimbertruss,withawrought-ironverticaltierodandnewstrutsandcollar.Theoriginalarrangementsurvivesatfirstfloorleveltothetwoeasternbays,whilstthetwowesternbaysarenowonespace,withtheratheroddstruttrussandcollar.Inspectionofthefloorstructuresuggeststhatoriginallime-ashfloorswouldhavebeenremovedduringthisphaseofinternalreorganisation.Therearenownolime-ashfloorsinthiswingoftheblock,butallofthestableswouldhavehadplasteredceilingsandthecurrentarrangement,withplasteredceilings,reflectstheoriginalappearance.Plasteredwalls,probablyareplacementfortheoriginalplaster,survive.

3.9 Stableswerelaidoutsothateachsetoffourstallswasreachedbyawideexternaldoorandwaslitbyacast-ironwindowwithintegralhopperorventilation.Horsesfacedintothebuildingsanddidnothaveadirectview2

throughanywindows,theconventionduringthisperiodofGeorgianstablebuilding.Theoppositewallwasplainandoriginallyhadnoventilatorsorwindowsatgoundfloorlevel.Theplainbrickwallprovidedasouth-facingheatsinkfortrainingfruitinthekitchengarden.However,therewasonedistinctdoorwayinthiswallconnectingtheblockwiththekitchengarden(blockedupandchangedtoawindowinthe20thcentury).

3.10 Thecourtyardelevationscontainedasymmetricalarrangementofpaireddoors,withcast-ironwindowstoeitherside.Aswiththemainbuilding,cast-ironwindowswerearelativelylateGeorgianintroductionandthedateofthisphaseiscontemporarywiththecoach-houseandmainhouse,circa1823-27.Atfirstfloorlevelthehayloftswereservedbyslidingshutters,whicharestillin-situ,butmayhavereplacementtimbershutters,withintegralventilators.Theshuttersslidbetweentimberrailswithinrebatedbrickmasonry,whichallowedtheshutterstofinishneatlyflush.

3.11 Theoriginalearly19thcenturyfixturesandfittingswereremovedandreplacedwithnewpurpose-madefittings,castings,flooringandboardedliningprobablyduringthe1890s.Therefurbishmentofthestableswascomprehensive.Inadditiontoprovidingboardedliningstothestalls,andboardingthestalldivisions,eachhorsewasprovidedwithacast-ironwaterbowlandanironmanger.Onlyoneofthemangerssurvives(intheBotheystable),butanumberofthecast-ironwaterbowlssurviveintheeasternstalls.Theghostedlinesofthemangerscanstillbeseenintheboardedlining.Haywasdroppedfromthefirstfloorhayloftthroughahatchanddownintothemangersandaboarded,curvedbafflepreventedexcesshayfromdroppingontothestablefloor.Thefloors/ceilingshaveallbeenreplacedsononeoftheoriginalhatchessurviveintheeasternstableblock,althoughsomeoftheboardedcurvedbafflessurviveinthegarage.

Musgrave’s Stable Fittings3.12 Musgrave’sprovidedallofthestablefittingsintheEasternStableblockand‘wing’.Stableswerefittedoutwithcast-ironpostsandanumberofcastingsstampedwith‘Musgrave’sPatent(LondonandBelfast)’.ThiscompanyknownasMusgrave&Co.Limited,ofAnnStreetIronworks,Belfastalsohadanofficeaddressat97NewBondStreet,London.

3.13 ThecompanyfirstappearedintheBelfastDirectoryof1843-1844,whereitisenteredasMusgrave&Bros.HardwareMerchants,at99HighStreet.Bythe1850stheywerewellestablished,notonlyasHardwareMerchantsbutalsoasmanufacturersoftheirownpatentslowcombustionstovesandpatentstableandcow-housefittings.TheyexhibitedattheInternationalExhibitionof1862andduringthe1890sbecameprolificsuppliersoffittingsforstablesandestatefarms.Theywerestillrecordedasmanufacturersuntil1965,whenthebusinesswasliquidated.Between1890and1914largenumbersofstablesandstovesweresoldthroughouttheBritishIsles,EuropeandtheAmericas.ThecompanyhadashowroominParisandagenciesinmostprincipalEuropeancountries.TheywereresponsibleforfittingoutandfurnishingstablesfortheEmpressFrederickofGermany,HisMajestytheKingofSpain,aswellasforverymanymembersofthearistocracyoftheUnitedKingdomandEurope.(CIBSEreport)

3.14 AdvertisementsforMusgrave’sPatentStallsandLooseBoxescanbefoundwithengravedillustrationsdatingfromthe1860sonwards,showingsimilararrangementstothatatLightoaks.Theircatalogueshowspatenteddesignswithanumberofdevices,includingtheir“fresh-airinlets”and“stench-traps”.IllustrationsappearinTheArchitect’s,Surveyor’sandEngineer’sCompendium1892.

3.15 TheflooringandironworkatLightoaksisalsonotable,asthecast-irongratingsandgulleysarealmostidenticaltothoseillustratedinthecatalogues.‘Musgrave’sPatentStench-trap’wasprobablyusedatLightoaks.Thegulleysweredivertedintoearthenwaresewerage/drainagepieswhichledtotheoutsideofthebuilding.

3.16 Therearealargenumberofsmallfittingsfixedtotheboardedlinings–bridle,halter,andharnessbrackets,andmultipletetherrings,allprobablybyMusgrave’s.

Alterations and Restoration3.17 Inadditiontothelossoftheinternalbrickwallsatgroundandfirstfloorlevel,andthelossoftheoriginalfloorsandceilings,thestableswereadaptedduringthe20thcenturyforgaraging,byremovingoneofthecast-ironwindowstothestablesandinsertingthisinthesouth,kitchen-gardenelevation,andthenreplacingthiswindowwithalargesquaredopeningwithtimberlintelandtimberdoors(nowanup-and-overgaragedoor).Whilstchangestohistorybuildingscansometimeshavevalueintheirownright,thisparticularalterationisquitedisfiguringandcontributesnothingtothebuilding.Itisdesirable,iftheopportunityarises,thatitisreversedandtheoriginalGeorgiansymmetryreturnedtothiselevation,byreinstatingthecast-ironwindow,withaheader-coursesegmentalbricklintelandmatchingbrickworkandbond.Thiswillneedverycarefulcontroloverthespecificationand3

contractor to ensure details match.

Western Stable Block3.18 TheWesternStableBlockwasasisterblockofstables.Italsohadsymmetricalpaireddoorswithcast-ironwindowsanditoriginallyhadslidingshuttersatfirstfloorlevelservingthehayloft,whichwasreachedbyanindependentexternalflightofsteps.Theseshutterswerereplacedwithcast-ironfixedlights,withsmallhoppers,buttherebatedbrickworkfortheshutterssurvives.

3.19 Thestablesinthisrangeappeartohavebeenalwaysbuiltwithmuchtallerfloor-to-ceilingheightsthantheEasternBlock;possibleexplanationsforthiscouldbethatthisrangeneededtoaccommodatetallerhorses,stallionsorcart-horses.Theoriginallime-ashfloorofthe1820ssurvivesinthisrange,asdotheoriginalaccesshatchesandsomeofthehatchdoorsfordroppinghaythroughtothemangersforthehorses.ThearrangementwasidenticaltotheEasternBlock,withfeedhatchesplacedinthecornerofeachstalls,aseriesof8stalls,dividedintotwoblocksoffour,withadividingbrickwall,whichisstillin-situtothewesternbay.Theoriginalarrangementsurvivestothewesternmostbay,withthebrickdividingwallatgroundfloorlevel,althoughthishasaninsertedraisedsectionoffloor,withoutanyobviouspurposeorrationalexplanation,butunlikelytobeoriginalasitwouldhavebeenasignificantimpedimenttothemovementofhorses.

3.20 Theeasternbayofthisblockcontainsalarge,insertedcast-ironpostwhichsupportsatransverseoakspinebeamwhichenabledthewholespacetobeusedasalaundry.Thesewereinsertedbythesecondhalfofthe19thcenturyandtheoriginalbrickdividingwallwasreplacedwiththisoakbeamandcast-ironpost,whilstproppingtheremainingload-bearingbrickwallabove,ceilingjoistsandretainingthelime-ashfloor,afeatofsomecomplexity.

3.21 Thelaundrywaslaterfittedoutwithalargehigh-levelwindowtothesouthelevationandaninsertedhearthandaseparate‘copper’heatedbyasmallfireboxunderneath.Neitherthecoppernorthefireplacewereproperlytiedintotheoriginalbrickdividingwallandtheremainsarestructurallyunstable.Thegreaterpartofthechimneybreasthascollapsedatgroundlevel.Aseparate,smallstonesinksurvivesonthefrontwall.Thismaybeallthatremainsofamoreextensiverangeofsinks.

Alterations and Restoration3.22 The adaptation of the building during the mid 19th century to change the use from stables and hayloft involvedtheinsertionofcast-ironwindowstothecourtyardelevationintroduceadetailwhichisofvalue,aspartofthehistoryofthebuilding–small-panedcastironwindowsreplacedoriginalhorizontal-slidingshutters.Greatcarewastakentointroducewindowswhichmatchedtheoriginal.Thehayloftswereneverincorporatedintothebuildingandtheirlaterpurposeisunknown;theyweretoolightandairyforfruitstorage.Sadly,thesamecarewasnotappliedtofurther,lateralterations,whichareingeneralanassortmentofstyles,periodsanddetails.Inparticular,theintroductionofafurthercasementwindowintothecourtyardelevationhasspoilttheGeorgiansymmetryofthecourtyardelevationandifanopportunityarisesthisshouldberemovedandbrickedup.tomatchOnthesouthern,kitchengarden,elevationtheoriginalappearancehasbeenalteredandthewindowsizesandshapesvary;theyareaneclecticassortmentofcasementsintroducedintoaformerlyblankwall.Itwouldbefeasibletoregularisethese,astheyhaveindividuallylittlevalue,perhapsadoptingtheearliestsmall-panedcasementasapattern.Alternatively,thevarietyofwindowstylescouldbeleftasevidenceofbuildingchangesandevolution,perhapsadoptingadarkpaintedcolourforthejoinery,toreducetheimpact.

Northern Wing3.23 Sandwichedbetweenthetwostablerangesisalargesingle-bay,two-storeyelement.Theoriginaluseofthegroundfloorisnotknown,butitmayhavebeenoriginallyusedasharnessroomorasamixinghouse.Ithaddirectaccessontothekitchengarden.Itwascustomarytohaveatwo-storeymixinghouseandareawherehotfeedforhorsescouldbemixedwithhayandotherchoppedfeedanditwouldmakesenseforthistohavebeencarriedoutinthecentralbay,betweenthetwoblocksofstables,particularlyasthestablesatonetimeaccommodatedupto16horses.

3.24 Itwaslaterusedasaccommodationinthelate19thcenturyandisstillpartofaflatandinuseasadwelling.AtfirstfloorlevelaGothicktimberwindowwasinsertedintothesouthelevation.Thedatethatthiswasintroducedisnotknownanditisinconclusivewhetherthiswaspartofthefirstphaseoralatermodification,re-usinganearlierwindowinanewlocation,butitappearstobecontemporarywiththecreationofthefirstflooraccommodationandtheinsertionofafireplaceinthisroom,whichwasafter1874,whenthestableswerereducedtojusttheEasternBlock.4

3.25 Asmallhearthwasinsertedhereatfirstfloorlevel,inconjunctionwiththeinsertionofthechimneybreasttothelaundry.Theuseofthefirstfloorasstaffbedroomspaceinthelate19thcenturyisindicatedbytheplasterworkandfittings.

3.26 Thisbayofthebuildinghasstraightjointsbetweenitandtheeastandweststableblocks,withregularheaderandstretcherbrickstoeachcourseindicatingthatitpredatesthestables.Quitehowthisrelatedtotheother18thcenturybuildingintheyardisnotknown.

3.27 Tothenorthofthis‘bay’isanattachedtwo-storeywing,whichwasadaptedasaccommodationduringthesecondhalfofthe19thcentury,after1874.Thebuildinghasundergonemultiplealterationsandphasesandhasretainedasmallportionofastableinthenorthernbayaswellasalean-to,whichisillustratedin1844.Thebrickworkinthenortherngableandforashortsectionofthereturnwallcontainsnarrowgauge9’x2’bricks,laidinanirregularbond.Thispredatestherestofthebrickworkandisprobablymid18thcenturyinorigin.Thisearlierbuildingmayhavebeenasinglebaystructure.Aspartofthemainphaseofadaptationthebuildingwasre-roofedandgivendecorativescallopedbargeboards.Thebuildingappearstohavebeenadaptedasgroom’saccommodationorperhapsforthelaunderessandhertwochildren,whowasworkinginthelaundryinthe1881Census.Theoriginalgroundflooropening,whichcontainedawidesegmentalarch,withroundedbrickreveals,wasprobablyusedasacartshed.Thispartwasincorporatedintothedwellinginalaterphaseofearly20thcenturyadaptation.

Single Storey Harness Room3.28 Thesingle-storeylean-tobrickbuildingwhichformstheeasternsideofthecourtyardwasbuiltduringthe1880sor1890s,asmapregressionillustrates.Itwasfittedwithsimilarboardedliningtothestablerangesandmayhavehadmorefittings,suchassaddleracksandharnessracks,whichhavebeenremoved.TheGothick-archedwindowwasinsertedinthislean-toandre-locatedfromanotherpartofthemainhouseandhasintegralboardedlining,whichtogetherindicatealterationsofthe1890s.Thisspaceisheatedbyareasonable-sizedhearthandstove,whichsuggestitwasusedasancillaryspaceasaharnessroomortackroom/officeforstaffcleaningandmaintainingthe equipment.

4. STATEMENT OF SIGNIFICANCE

4.1 ThebasisofthiswrittenappraisalfollowstheEnglishHeritageConservationPrinciples(2008)appliedtounderstandingabuildinganditssetting.TheEnglishHeritageguidelinesforassessingsignificanceincludethefollowingvalues,anyoneormoreofwhichmaybecontainedwithinabuildingorhistoricsite:evidential,historical, aesthetic and communal.

Historic and Social Interest4.2 Thebuildingsrevealmuchaboutthesocialhistoryofthesiteandthestatusoftheoccupantsthroughoutthe19thcentury,thosewiththewealthandmeanstobeabletoemployalargenumberofstaffandtomaintainbuildingswhichwerelargelyforleisurepurposes.ThebuildingsarelargelyintactfromtheoriginallateGeorgianphaseofdevelopment,circa1823-27,andarguablyoflistablequalityintheirownright,withoriginalsymmetricalarrangementofpairedstableblockswithoriginalbrickwork,windowsanddoorstothecourtyardelevations.

Technological Interest4.3 Thefixturesandfittingsareofmoderatehistoricinterestalthoughtheyarerelativelylateindate.Musgrave’swereprolificsuppliersofstablefittingsandtherearelikelytobemanyinmuchbetterconditionandofbetterqualitymadeforthelargerestates,althoughasimplesearchoftheHistoricEnglanddatabaseprovidesonlyonebuildingwithnamedfittingsbythecompanyandthisislikelytobesimplydowntolackofdetailinlistdescriptions.Thefittingsarevulnerabletolossandmangersarepopularitemsforarchitecturalsalvageandreclamationyardsandhavebeenremovedinthepast,probablyasitemsofsalvage.

4.4 ThemainelementsofthefabricdatingfromthelateGeorgianphaseofthefabric(1823-27)are:thecast-irongroundfloorwindows,boardeddoors,lime-ashfloorsandjoists,feedhatchesandinternalbrickdividingwalls.Theseareofhighinterestastheyrevealthefloorplansandstructureandoriginal‘designed’formofthebuilding.Theinternalappearanceofthefinishesduringthisphaseisunknown,althoughtheinteriorwallsmayhavebeenplastered,asstableswereoftenplasteredtoreducedustforthehorses.Theceilingswerecertainlyoriginallyunderdrawninplasterratherthanleftwithexposedjoistsandthesestillsurviviveinthewesternstableblock.

5

4.5 Themainelementsdatingfromthe1890sphaseofrefurbishmentincludealloftheStablefittingsandthealterationstocreatetheLaundry.Theseareofmoderatehistoricandtechnologicalinterest.Unfortunately,therearenolocationswhereallofthefittingssurviveinoneplace,whichcouldberetainedasacompleteexample,andtheevidenceisspreadoutbetweenbothranges.ThestablefittingsintheEasternBlock,forexample,havelosttheiroriginalbaffles,ironmangersandtheoriginalceilingsandhatches,whilstthoseintheWesternBlockhaveretainedtheoriginalceilingsandhatchesofthe1820sbuthavelostthestallsandstablefittings.Boardedliningsaregenerallyinpoorconditionandthelowersectionshavebeeneatenawaybyrotandrodents,althoughsomesectionscanbesalvagedandmadegood.

Group Value4.6 ThebuildingshavehighgroupvaluewiththemainhouseandprovideevidenceofthelateGeorgianappearance,whilstmuchofthesimplercharacterhasbeenremovedinthehouse.

5. DESCRIPTION OF CURRENT SETTING AND CONTRIBUTION TO SIGNIFICANCE

5.1 ThegardensandgroundsofLightoaksweredevelopedduringtheearly19thcentury,circa1823-27,aspartofanestateinitiallyforthePattenfamilyandlater,after1874,fortheBoltonfamily.Thegardensettingislaidoutwithamaturegarden,whichhasdevelopedoveralmost200yearswithplantedbedsandborderstotheeastandsouth,matureparklandbelowthisandtothesouthofthegardens,andalargekitchengardenonthesouthsideofthestableblocks.Tothenorthcurvestheprivatecarriagedrive,whichisseparatedfromtheturnpikeroadbyabroadexpanseoflandscapedshrubberies.ThecarriagedrivewasoriginallybuiltforOakamoorLodge,thehouseinthevalleybottomoccupiedbyGeorgeWraggein1816,andisprobablylate18thcenturyinorigin.Butfollowingthesaleoftheestatein1874,ASBoltonacquiredtheexclusiverightstotheprivatecarriagedriveandtheareaaroundthemainentrancefromOakamoreRoad(sic)wasre-landscapedsothatthedriverelateddirectlytoLightOaks.ThedrivestillsnakespastthesiteofOakamoorLodge.

5.2 ThehousewasoriginallybuiltasaRetreat,forwhichprivacywasanessentialcriterion,andiscompletelyhiddenfromtheturnpikeroad,OakamoreRoad,(sic);ithasprivateviewsacrossthelandscapeoftheChurnetValley,enhancedbyusingtheborrowedlandscapefeatures,suchasadirectlineofsightviewtoAltonTowersinthedistance.

5.3 TherangeofbuildingsdevelopedonthesitesurviveslargelycompleteinitslateVictorianform,withaVictorianWinterGarden,outsideplungepoolandportecochère.

5.4 Themainelevationofthehouseisapproachedviaagatelodge,withtimbergatesaddedbytheBoltonfamilycirca1895,whichleadtothenorthern(front)entranceofthehouse,betweenornamentalearlyVictorianrockeries,wherethereisalaterVictorianportecochère,designedsothatthosealightingfromacarriagewouldnotgetwet.Thereisasecondaryentrancetothewest,whichservedtheancillarybuildingsoftheestateandtheserviceyard.

5.5 Theancillaryservicebuildings,whichcontainthe former coach-house and ranges of stables originally providedstablingfor17horses;thesearerangedaroundan inner courtyard and an outer yard. The outer yard is loosely connected to further ranges of horticultural buildings, potting sheds and structures supporting the kitchengardenandadetachedlate19thcenturyyard,probablya‘gigyard’withseparatedog-kennels,whichwasaddedbetween1844and1875.Thisyardoriginallycontainedabuildingwithinthenorthwall,illustratedonthe1875estatemap(demolished),anditseemsmostlikelythattheyardwasusedasasupplementaryenclosedsecureyardspace,withthedoublegatedentrances permitting easy access in and out for horses withtrapsorgigs,asdistinctfromcoachesorenclosedcarriages.Theoriginalbuildingwasprobably,therefore,

6 ‘Gig yard’ with one of the paired wide entrances behind the corrugated iron garage block

agighouse.Theenclosedinnercourtyardtothestableyardispreservedwithitsoriginalsettedsandstonesurface,hard-wearingandwell-preservedfinish,whichcomplementsandenhancesthebuildings.Theouteryardwouldhaveoncehadahard-wearingsurface,biuttheoriginalappearance,whichmayhavehadsettsorcompactedlimestone-pitching,isnowobscuredbytarmac.

5.6 Therehavebeenrelativelyfewalterationstothelandscape;a20thcenturytenniscourtandanextendedterracewereaddedtotheearlierplantedbordersandlawnsontheeastsideofthehouseandanearly20thcenturygreenhousewasaddedtothekitchengarden.Onthefunctionalsideofthekitchengardenwalls,anumberofthepottingshedswerealtered,adaptedandextendedtoprovidelargercapacitystorage.

5.7 Thesignificanceofthelandscapingandgardensisthattheyprovideawell-maintained,well-preservedandlushsettingforthehouseandtheworkingestatemakinganimportantcontributiontoitscharacter.

5.8 Thesitecurrentlyincorporatesafewunsightlystructures/elements,whichareharmfultothesettingofthelistedbuilding:

• Moderndetachedcorrugatedirongarageblockforfourcars• Aviariesagainstthekitchengardenwall• Tarmacsurfaces• Neglectedpottingshedsandstorage

5.9 Thefirstthreeoftheseelementsarebeingremovedwithintheproposedschemeandthisisaverypositiveoutcome.Thepottingshedsareveryextensiveandarebeingmothballedandarenotincludedinthecurrentscopeofworks.Fulldetailsoftheproposedlayoutareshownonthesiteplan–ref.TSGD-LIGHTOAKS-02C.

6. IMPACT ASSESSMENT

Theproposedalterationsinvolveseparationofthemainhousefromthe‘townhouses’,flatsandstableblockconversionsinasubtleway,whichhasbeendiscussedandrevisedindetailwithMelMorrisConservation,takingintoaccount future management and maintenance requirements. Details of operational management are summarised in the Design and Access Statement.

6.1 Impact Of External Works

DemolitionsThemoderngarageblockisbeingdemolished;itisnotbeingreplaced.Noadditional/replacementgaragingisproposed.Thiswillenabletheoriginaldouble-gatedentrancegatewaystothesmall‘gigyard’toberepairedandused.Thissmallwalledenclosurecontainsasetofdogkennels,accessedfromtheoutsidewalloftheyard,whichwillberepaired.Theproposeduseofthisspaceasanareaforvisitorcarparkinginvolvesnoalterationsbutitprovidesveryeffectivescreeningofcars.Wallswillberepairedandre-pointedandliftedcopingsre-bedded.

Late20thcenturyaviarieswillberemovedfromthekitchengardenwallsandtheseoriginalwallswillbesimplymadegood and restored to their original form.

Tarmacwillberemovedandreplacedwithasimplelandscapingschemetothenorthelevationof“Unit2”,self-7

Modern late 20th centuy aviaries built with reclaimed bricks, attached to the original kitchen garden wall.

compactinggravelandsimplelowshrubsandaplainlawn,whichwillsoftenthesettingandismoreappropriateforacountryestatethantarmac.Thisenablestheelevationoftheouterstablerangetobekeptopenandunclutteredfrom domestic paraphernalia.

Duringtheliftingofthetarmac,theoutsidespacetothesecondstableblock(Unit2)willbeinvestigatedtoidentifyanysurvivingcobbles/setts.Thesewillberecordedphotographically.Shouldtherebealargelycompletesectionofsettsin-situ,thelandscapingschemewillneedtoberevisedtoincorporatethesewhilstallowingsomeworkstocreateprivatespace,andseparateparking,asshowninthelandscapinglayout.Anyrevisionstothelandscapingwillneedtobecontrolledbyconditiontoavoiddisruptiontothecurrenttenant.

New BuildingAbiomassboilerwillbethemainsourceofheatforallbuildingsonthesiteandthisisalong-termsustainableinvestment,beingadoptedbymanyhistoricestates.Theboilerwillneedtobecontainedwithinabuildingwhichislargeenoughtocontaintheboilerandafuelstore/hoppersystemandneedstobeaccessiblefromthehighwaytoenablepellets/fueltobedeliveredonaregularbasiswithoutdisruptingresidents.Wehaveconsideredoptionsforthelocationofthebiomassboilerandoverallitisconcludedthatthebestplaceforthisiswithintheshrubberiesclose to the road. This is a considerable distance from the house and directly behind the footprint of the former buildinginthe‘gigyard’.Therearenosuitablelocationsclosetothebuildingsandnoneoftheexistingbuildingsaresuitableforconversiontothisuseorlargeenough.Existinglean-tostoragebuildingsattachedtotheformercoach-houseandstableblockaretoosmallandotherlocationswithinthetwo-storeybuildingswouldbebothhighlydisruptivetoresidentsandinvolvedamagingalterationstothebuildings.

Thenewbiomassstructurecanbeenhancedwithplantingtopartiallyhideitsform.Forthisreason,atimbercladstructurehasthetemporarycharacterwhichisappropriateinthissetting,willweatherquickly,andthereisnoconfusionaboutitsrelationshipwiththeoriginalplannedarrangementofbuildingsonthesite.Thetimber-boardinginredcedarwillweathertoasilver-greyfinishandtheproposedpitchroofingreenmineralfelt,willalsoblendintothegardenenvironment.

Access and entrancesTheprimaryentranceforthecourtyardbuildingsistheoriginalwesternbackentrancetothesite.Thisentrancedoesnotcontainagatelodgebutistheoriginalentrancegatewayforservicingthecourtyardandwesternpartofthesite.Astheentrancegatesarethesameasthosetotheothertwohistoricentrances,ithasbeendecidedtoretainthesein-situ,reflectingthefactthatthesiteremainsasonedesignedestate,evenwheresectionsaresplitintoseparatefreeholds.Inordertoenhancethesecurityoftheoccupiers,noneofwhomoverlookthisentrance,ithasbeendecidedtoprovideasecuregateway,andtosupplementtheoriginaltimbergateswithasecondarymetalgate,basedontheIAESterndaleestatetype,orsimilar ;thiswillseamlesslyblendwiththeothergatesandrailingsinthesamepatternchosenwithinthesite.Thelighterweightgatesarealsoeasiertoelectricallyoperate.

Thegatedentrancesweresupplementedinthelate19thcenturybytwogatelodgestothemoreformalentrances,ofwhichtheoneclosesttoOakamoorisnowentirelyremovedfromthe‘estate’.Theeasternentrancewillbecometheprimaryentranceforthemainhouseandwillnotbeshared,unlessemergencyvehiclesneedaccess.Thisreflectsthecurrentandhistorichierarchyofspacesandcarriagedrives.

Car parkingThemanagementofthegroundsisbeingcoordinatedtoprovidecarparkingspacesforalloftheusers;thesespaceshavebeenpulledawayfromthemainhouseelevations,providingamoreopencharacterforeachofthefrontages.ThecarparkinghasbeenremovedentirelyfromtheareainfrontoftheBilliardRoomwindows,restoringitsoriginaloutlook,andremovingsomeofthemoredenserhododendronatthispoint.TothenorthofTownhouse1,thecarparkinghasbeenremovedtoenabletheoccupierstohaveanopenareaofprivatespace.Onthenorthsideofthehouse,wherethereistheprimaryaccesstothecoach-housetownhousesandtheapartments,thecarparkinghasbeencreatedwithinthegardenspaceonthenorthsideofthedrive,betweenthehybridrhododendron,whichwillscreenthecarsfromthecarriagedrive.

ThecarparkingspacesforTownhouse1andStableblockUnit2arelocatedinthepositionswherethetenantscurrentlypark.

Themanagementofthesitewillneedcarefulcontrol,writtenintothedeedsofeachpropertyandmaintainedbytheestatemanagementcompanywherethereisacontributiontothemaintenanceofthecommunalspaces,sothat8

everyoccupierisawareoftheirparkingspacesandareaswheretheycannotpark.Thiswillavoidtheneedforlargeareasofsignage.Themanagementcompanywillalsoensurethatthegroundsarewell-maintainedtopreservethecharacter of the planting, maintain shrub planting and continuity of the larger landscaped spaces on the north side of thecarriagedrive.Thiswillavoidthepresenceofdomesticparaphernalia:sheds,washinglines,etc.Binstoragehasbeencreatedindiscreetareasfencedoffwithhazel-hurdlepanelfencingtocaterforthemultiplewheeliebinsintheStaffordshire Moorlands recycling scheme.

Thesoutherncourtyardisaveryfinespacewhichwewishtoseepreservedinitspresentform,retainingtheexistingcompletesettedsurfaceintact.Optionshavebeenconsideredtocreateparkingspaceshereandtoenablevehicularaccessto‘garages’withintheformercoach-house.However,ithasbeendecidedonbalancethatitisnotfeasibletopracticallymanagethis,whilstretainingtheexistingsettedcourtyardlandscaping,withoutcausingextensivedisruptiontotheresidentsofadjoiningproperties,particularlyatnight-time,manyofwhowillhavetheirlivingroomsfacingontothiscourtyard.Overall,itwillbeaconsiderableenhancement,andmuchsafer,withbetterresidentialamenity,toremovecarsfromthisspace.Vehicleparkinghasthereforebeenremovedfromthisspaceandvehiclemovementswillbelimitedtomaintenancevehiclesandemergencyvehicles.Maintenanceoftheyardwillneedtobeundertakenbythemanagementcompany,toensurecompletecontinuityofmaterials;whilstoccupierswillhaveapedestrianrightofwayoverthecourtyard,theywillnothaveresponsibilityformaintenance.

Car parking and storage for Lightoaks houseThemainhousewillutilisetheexistinglean-tocoveredwalkwaybetweenthehouseandtheWinterGardenforthestorageofgardenequipment,includinglawnmowerandbicycles.Theownerswillpark,astheycurrentlydo,underneaththeportecochere.Inadditiontothisarea,theexistingbasementprovidesgoodheadroomandaverylargeareaofstorageforthemainhouseandthiscanaccommodatealargeamountofequipment.ThiscoversthewholeofthefootprintoftheoriginalvillaandhasaseparateaccessfromthebasementareaunderneaththeDuplex.

Garden division and internal boundariesThenatureofthegardenisthatitalreadydividesintoareasofseparatecharacter.Therewillbeoverarchingmanagementofcommunalareas,includingthesettedcourtyard,thegigyard,theentrancecarriagedriveandthenortherngardensandshrubberies.ThecriticalviewsarethosefromthemainreceptionroomsoftheCottageOrnée,includingtheBilliardRoom,andthesewillbeunaffected.

Forthemostpart,theboundarieswithinthemanagementofthesitearebeingmaintainedashedgesandshrubsandtheseparationofspacesisreliantupontheexistingrhododendronanddenseornamentalshrubplantingtoprovidescreeningandprivacy.Itisproposedthatincertainkeyareasthenaturalisticlandscapingissupplementedwith1.2metrehighmetalestaterailings,suchasthosemanufacturedbyIAE(Sterndalepattern)toseparateareasthatrequireanadditionallevelofseparation.Theserailingsallowsignificantpermeabilitywithinthe‘estate’,contouraroundspaces and along gradients, and are particularly sympathetic to the 19th century character of the garden and historic estates,includingthosewithintheStaffordshireMoorlands.Theyareusedselectivelyonlywherenecessarytoclearlydelineateandphysicallyprivatespacefromsharedcommunalspaceandtoprovidesmallpedestriangatesbetweentheshrubberies.Therearethreeareaswhereestaterailingsareproposedtocreateenclosedprivateareas:• tothesouthoftheDuplex,wherethereisanexistingtimberfence,and• tothenorthofthestableblockUnit2,and• afurthershortsectionwhereitwillsplitthecarriagedriveintotwo.Theoriginalcarriagedrivesweptthroughthenorthpartofthegardenandtheviewsalongthisdriveandthispartofthesettingofthelistedbuildingwillbemaintainedbytheuseofthemoreopenestaterailingsandgatesofthesamefamilyalongtheboundarybetweenthesharedaccessdriveandtheprivatedriveofthemainhouse.

Theseparationofthewalledkitchengardenforthestableblocks(Unit1andUnit2)hasbeenachievedsimplybysupplementingtheexistingboxhedgingwithinfilledhedging.TheDuplexapartmentwithinthemainhousewillhaveasmallareaofprivatelawn,whichissurroundedbyahedgeandestaterailings,replacinganexistingtimberfence.Theseareasofformerkitchengardenonthesouthsideofthehouseareveryextensiveandbeinglargeareasanydomesticparaphernaliawillbespreadout,withminimalimpactonthesettingofthelistedgroup.Thesepartsofthesettingofthelistedbuildingareveryspecialandwell-maintainedandtherewillbenonotablechange.

Estate RailingsThedesignoftheestaterailingswillbebasedonthetraditionalhorizontalbarrailingswithmetalposts,roundbartothetoprailandflatbartothelowerrailsandstanchions.Thisverytraditionalformofestaterailingisproducedbyanumberofcompanies.Therailingsaresuppliedfinishedgalvanizedandinordertoblendintothegardensetting,they9

willneedtobetreatedwithanetchingprimerorT-washandthenpaintedinaglosspaint,toadarkfinish,suchasdarkgreen(BS12B29)ordarkgrey(BS00A13)orblack.

6.2 Impact of Proposed Change of Use to Stableblocks

Toaccompanythissectionthedrawingshavebeenannotatedandcolour-codedtoclearlyshoweachalteration.PleasereadthissectionwiththedrawingsinAppendix1.

Principle of conversion to residential useThestableblockswerepartconvertedintoresidentialuseforservantsduringthelate19thcentury.Thecentral‘wing’,knownas‘TheBothie’,wasconvertedintoresidentialaccommodationandalargeportionofthisisstillinresidentialuse;oneofthefirstfloorspaces,whichiscurrentlyreachedfromanoutsidestaircaseandlocatedovertheexistingdwelling,wasalsoconvertedintoresidentialuseforthestaff,andisplasteredandwasfittedoutwithafireplace(removed);thisspaceisvacantandhasnotbeenincorporatedintothemaindwellingforsometime,eventhoughthereisaconnectingdoorway.Inadditiontotheresidentialuseofthecentral‘wing’,theoutercourtyardbuildingwasadaptedandalteredfromitsoriginaldesignedpurposeasastables,andwasconvertedintoancillarydomesticserviceaccommodation–thehouselaundry.

Weconsiderthatasthebuildingswerealldevelopedtoprovideancillaryaccommodationandservicingforthemainhouse,andthattheyhistoricallycontainedalargenumberofservants,livingandworkinginthecourtyardbuildingsandabovethecoach-house,residentialoccupationwhichhasbeenmaintainedthroughoutthe20thcentury,thatthereisnologicalorjustifiablereasontochangetheexistingresidentialusetoholidayaccommodation.Tohavea combination of residents and holiday accommodation is generally poor management practice and can lead to considerableproblemsandconflicts,particularlywheretherelationshipsarecheek-by-jowl,astheyareatLightoaks.

WhilstthecurrentpolicyR1–RuralDiversificationintheSMCoreStrategygivesprioritytotheuseofruralbuildingsforcommercialenterprise,wecontendthat:

a)thesearenotruralbuildings,astheyarepartofacomplexassociatedwithahousewhichsitswithinagarden,notwithinthe‘countryside’;andb)thebuildingswereneverdesignedforagriculturaluseandthereisnoevidencethatthiscomplexwereusedforfarmingpurposes;anyuseforhaystoragewasincidentaltotheprovisionofhorsestabling,horticulturalpurposeswereincidentaltotheresidentialuseofthemainhouse;andc)themajorityoftheunits(includingtheCoach-house)arealreadyinpermanentresidentialuse;andd)thecombinationofresidentialuseandholidayaccommodationwouldnotbeinthebestinterestsofthe‘estate,eitherintermsofitscharacterormanagementfortheoccupationofresidents;ande)theNPPFprovidesthepoliciestoenableabalanceddecisiontobemadeinthebestinterestsofthesustainableuseofthewholeestate,animportantheritageasset,toavoidfragmentation.Intermsofownership,holidayaccommodationwouldcreatealong-termviabilityissuewiththeinherentadditionalcostofacommercial mortgage

TheconversionoftheStableblocksintotwodwellingsprovidesgenerousspaceandtherearerelativelyfewnewinternalwallsandsubdivisions.Whilstconversiondoesremovesomeoftherusticcharacteroftheinternalspaces,theplanformoftheoriginallayoutislargelyunchanged.Theexternalappearanceisalsolargelyunchangedandsomeworksofrestorationareproposedtosimplifyandenhancetheelevations.

Current condition of StableblocksThewesternstableblockisvacantandunusedandisinpoorcondition,withtherelativelyrecentcollapseofthechimneybreasttothelaundry.Theeasternstableblockhasbeenusedrecentlyasagarageandstore,althoughthefirstfloorisunused.Theformerharnessroomisunused.Thenorthern‘wing’iscurrentlyoccupiedasadwellingbutonlypartofthishasause.Ofthepresentfloorareaonly50%ofthegroundfloorisinuseandonly15%ofthefirstfloorisinuseandthisisnotsustainable.

Listedbuildingsneedviableeconomicusesand,asrecognisedintheStatementofSignificance,theseelementsofthesitehaveveryhighsignificanceandarearguablylistableintheirownright.Changeofuseofthesebuildingstocreateeconomicusesisimportantandjustifiable.WithintheNationalPlanningPolicyFrameworkthereisapresumptionforsustainabledevelopmentandlocalplanningauthoritiesshould“takeintoaccount:thedesirabilityofsustainingandenhancingthesignificanceofheritageassetsandputtingthemtoviableusesconsistentwiththeirconservation”(para.126).

10

RelevantpoliciesarealsoaddressedwithintheDesignandAccessStatement.

Restoration of elevations to the StableblocksThemaindistinctivecharacteristicofthestableblocksandthecourtyardelevationsisthesymmetricalGeorgiandesignwithpairedstablesandcast-ironwindowstoeitherside.Wherethishasbeenmodifiedinthepastthroughsomeunsympatheticalterations(theinsertionofagaragedoor,blockingofoneofthepaireddoorsandanextrawindow),Ihaverecommendedthatthesebereversed.Thisisonthegroundsthattheaestheticcharacteroftheelevationsareaveryimportantpartofthesignificanceofthebuildingandthelateralterationsareofnointerestorintrinsicvalueandshouldideallybereversed.Theoriginal‘missing’cast-ironwindowsurvivesinthekitchengardenelevationandthiswillbere-locatedinthecourtyardelevation,withanewsegmentalarchedlintelandbrickworkandmortartomatchtheoriginalbricksinbond,colour,sizeandtexture.Thisrequiresskilledandcarefulrestoration.Samplesofreplacementbrickswillbeprovidedfortheapprovaloftheconservationofficerandthedetailoftherestorationwillrequireanagreedmethodology/specification.

Theimpactofthisalterationisveryhighandpositive.

Openings to Kitchen Garden (south) elevation

Doors-Therearenonewopeningsproposedtothekitchengardenelevationbuttheproposalsinvolvetheadaptationoftwoexistingwindowstocreatetwo‘french’windows.Oneoftheseopeningsisthe‘missing’cast-ironwindow,whichisbeingre-locatedtothecourtyardelevation,whichhasasegmentalbrickarchofasingle-headercourse;here,themainalterationisinremovingapanelofbrickworkbelowthecillline.Thesecondnewdooropeningisanexistinghigh-levelwindowtothelaundry,whichishorizontallyproportioned.Thiswindowisatoddswiththeremainingwindowsandisofnointrinsicvalue;adoorwayisessentialtomakeaviabledwellingwithgoodaccesstotheirgarden;here,thealterationinvolvesinsertingasegmentalbrickarchinaheadercourse(tomatchtheexistinglinteltotheeast)andtheremovalofapanelofbrickworkbelowtheexistingcillline.Athirddoorway,thenarrowmiddledooropeninginthesouthelevation,isarestorationofanoriginaldoorway,whichhasbeenblockedupandreplacedwithasmall-panedwindowinthe20thcentury.Thesealterationscreatealinkbetweenthestableblockdwellingsandtheirprivateamenityspaceonthesouthsideofthestableblock.Thedivisionofthekitchengardenintotwodiscreet,longgardensprovidesalong-termandsustainableuseofthekitchengardenwithoutcompromisingitscharacter.Astherearenopermitteddevelopmentrights,neitherowner/occupierwillbeabletoinstalltallpanelfencestovisuallydividethekitchengardenandwhilsttherewillstillbecompartments,itsessencewillbepreserved;thekitchengardenwillremainwithitsformal,regularcharacter,withexistingbox-hedgingpreservedalong the boundary.

Aspartoftheproposedmanagementofthesite,thesplitofthesouthernkitchengardenandtheseparationofthisfromthemaingardenofthehouseisconsideredtobeaveryworkableandeffectivelong-termsolution,providingeachdwellinginthecourtyardstableblockwithagenerousgardenandincreasingtheviabilityofeachofthesedwellings,andtheviabilityoftheon-goinggardenmaintenance.Thelargerdwelling(Unit2)wouldhavesoleresponsibilityforthemaintenanceandrepairofthewesternkitchengardenwall.Astheoriginalkitchengardenelevationhasalreadybeensignificantlyalteredduringthe20thcenturywithinsertedwindows,onbalance,thesealterationsarefullyjustifiableaspartofthewholescheme.

Windows–alloftheproposedwindowswithinthekitchengardenelevationarecontainedwithinexistingopenings.Thecurrentglazingpatternsvaryandreflectcumulativelate19thand20thcenturychanges.Theoriginalkitchengardenelevationwasoriginallyalargelyblankwall,designedforgrowingfruit,withtheexceptionofthecentraldoorwayprovidingaccess,andperhapsthesinglesmallwindowtothewestofthis.Theonlywindowwhichhasintrinsichistoricorarchitecturalinterestisthefirstfloorpointed-archedwindow,withitsGeorgiangothicY-tracery.Thiswillberepairedandrestored.Itisproposedtosimplifytheremainingwindowstoprovidegreaterconsistencyandtoreducetheimpactoftheseonwhatwasformerlyablankelevationthroughpaintingthemavisuallyrecessivecoloursuchasdarkgrey.Eachwindowwillneedtobemadetoatraditionalform,withflushfittingcasementsandframesbutasthereareonlysinglehorizontalglazingbars,itisfeasibletodouble-glazedthesewith‘slimline’units.FulldetailsofreplacementwindowswillneedtobethesubjectofaconditionofLBC.

Pierced ventilators to elevations-thepiercedventilatorswillbepreservedontheouterelevations.Theywillbepreservedinternallybutblockedupfromtherearbysimpleinsulatedpanels,toavoidinterstitialcondensationwithinthe internal dry-lining.11

Roofights–theproposedconversionofUnit1reliesuponretentionoftheoriginalsimple,backelevation,thekitchengardenwall,whichsurviveslargelyuninterrupted.Toavoidinsertinganynewwindowsintothiselevation,itisessentialthatsomerooflightsbeprovidedtolightthefirstflooraccommodation.Theexistingpairofopeningstothecourtyardelevationarenotsufficientontheirowntoprovideenoughlight.Theuseofrooflightsisinthespiritofthepreviousalterationstothelaundry.Thesewerecommonlyaddedtoancillarybuildingsandwereusedextensivelyonthemainhouse,althoughanumberhavebeenremoved.Highquality,conservation-typeflush-fittingrooflightswillberequiredandtheexistingrooflightstothelaundryareproposedtobere-located.

Doors in GeneralThedetaileddesignofallnewdoorswillneedtobethesubjectofaconditionofLBC.However,therearefourprinciplesthathavebeenadopted:• Forconsistency,andtomaintaintheunifiedGeorgiancharacter,allofthedoorswillbepaintedthesamedark

‘estate’ colour• Doorstothepairedstableentrances–thesewillberetainedlargelyascurrentlyseenwithoneoriginaldoor

preservedin-situandanewdoormadetotherighttocopytheoriginaldoorindetailbuttobemadewithalltheappropriateframe,weatherchecksandsealsfordomesticuse.

• Doorstodomesticaccommodationwillbefourpanelwiththeuppertwopanelsglazed,madeindetailtomatchthemouldingsandproportionsoftheexistingfour-paneldoorB1–theseare:B1,B2andB8

• Fully-glazeddoorswillbecreatedwherelightiscriticalandwhereamodernsolutionisachievablewithoutcompromisingcharacter–theseare:B4,B5,B6andB10

Windows in GeneralUnit2retainscast-ironwindowstothecourtyardelevation.Thesefirstfloorwindowsarenotsuitableasameansofescapefrombedroomsandthemeansofescapewillneedtobefromexistingwindowsonthesouthernelevation.Thislimitsthenumberofhabitableroomsatthislevel,withoutfurtherinsertionsintothesouthelevation.Inordertoavoidfurtheropenings,Unit2haslargelandingareasandalobbyservingBedroom1.

WithinUnit1theexistingslidingshuttersatfirstfloorlevelwillberetainedinanopenpositionandtheopeningswillbeglazed.Astheseopeningswereneverglazed,itwillbeimportanttopreserveasmuchofthis‘hayloft’characteraspossible.Optionsfordifferentwindowtypeshavebeenconsideredbutahorizontally-slidingcasementoraside-hingedcasementistheonlypracticalsolution,bothofwhichwillrequireacentralmullion.Theproposedwindowswillneedtobepaintedavisuallyrecessivecolourandsetbackwithinthereveal,atthebackoftheopening,toreducetheirvisualimpact-adarkgreyissuggested.FulldetailsofthesewindowswillneedtobeprovidedasaconditionofLBC.

Theremainingcourtyardwindowswillberetainedin-situandrepaired.

6.3 Internal Alterations to Stableblocks

MasonryTherearerelativelyfewalterationsproposedtothemasonryandtheschemeworkswithintheexistingconstraints.Ontheplanthereareafewnewdoorwaysproposedwhichremovesmallsectionsofbrickwork,identifiedonmydrawingsbytheletter‘H’.Thesehavebeenlimitedtoareaswheretheheadroomrequiresanewopeningorwherealinkisrequiredtoconnectspaceswhichneedtofunctiontogether.Thishasonlyaminorimpact.

Dry-liningTheproposeddry-liningofanumberofthewallsfollowsapatternwhichwasestablishedinthe1890sstableadaptations.Fewofthewallswereoriginallyplastered.Thedry-liningofthewallscanbesupportedonthegroundsthatitiscreatingthermallyefficienthomes,wherethereisnoplasterwork.Itdoesnotremoveplasterworkofvalueandthereareveryfeworiginalwindowordoorrevealsaffected.Thenorthernwallsofbothstablerangesareplasteredatgroundfloorlevelandcontainsegmentalarchedwindows,withplasteredarchesandcurvedplasterarrises,andcast-ironfixedlights.Thefirstfloornorthernwallsalsocontainrebatedbrickworkdesignedtocontainshutters.Inviewofthesensitivityoftheseelevations,nodry-liningisproposedonthesewalls.Thebrickworkwillbemaintainedatfirstfloorlevel,withshuttersfixedwithintherebatedrevealsor,wheretheshuttershavebeenremovedinthecaseofthewesternstableblock,therebatedbrickworkwillbeleftexposed.ThiswillrequireaflexibleapproachonthepartoftheBuildingInspector.Thereisalsohighpotentialforcondensationonthecast-ironwindowsasthesewallswillbethecoldestones,beingbothun-insulatedandlocatedonthenorthernelevation,althoughthemasonryisthick.Itmaybefeasibleinthefuturetointroducesecondaryglazing,asthebrickworkisrebatedandthereisspaceavailablefortheframes,whichwouldnotbevisiblefromtheexterior.

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Fixtures and Fittings

Floor coveringsExistingbrickfloorsatgroundfloorlevelcontainamixtureofpatternsreflectingthedifferentchangestothefunctionsofthespaces.Anumberoftheblue-brickfloorssurvivein-situinthestableranges,andthemajorityofthesewillbeliftedandre-laidwheretheyprovideadurablefinishtotheproposeduse,suchaskitchen/breakfastroomspace.Thebricksaredamagedinplaces,asaresultofwearandtearandimpactdamageandthereareinsufficientbrickstore-layallofthefloors.Livingroomsandbedroomswillnotbefinishedinblue-brick.Inordertoprovidesufficientthermalinsulationandtoremovetheundergrounddrainagepipeworkfromthetimethatstableswereinuse,itislikelythatthebrickfloorswillbeliftedandre-laidontoanewinsulatedbreathablefloor(suchasSublime™orLimecrete™byTyMawr).Thisiscompatiblewithbluebrick.

Atfirstfloorlevel,theoriginallime-ashfloorwithinUnit1hasbeenremoved.Thelime-ashfloorwithinUnit2issetatamuchhigherlevelthantheadjoiningfloorlevelsinthenorthern‘wing’,byapproximately1metre–seeinsetphotoabove.Thedifferenceinlevelissogreatthatitisnotfeasibletosimplystepuptothislevelandtheproposalisforthepartialremovalofthelime-ashfloor.TolinkthetwopartsofUnit2,severaloptionshavebeenconsideredincluding:

(i)thecreationoftwoseparatestaircasesandindependentaccommodationwithinthetwoseparatepartsofthe building(ii)theprovisionofalongstaircaseandcorridorwithinthe‘wing’toaccommodatethelevelchanges(iii)notlinkingthespaces,andthecreationofthreeunitsinthebarnIneachcasethestumblingblockistheviabilityoftheunits.13

Above right - Blue brick flooring to Unit 2, which will be re-laid

Above left - front walls to the courtyard at first floor level will not be dry-lined or plastered. The brickwork wil be cleaned and re-painted.

Left - Central first floor room with opening in the wall in thefar corner showing the floor level of the adjoining range

Optioni)involvesseparatingthebuildingintotwohalves;thelayoutisconsiderednottobeviableforafamilydwelling,anditresultsinaseriesoflongcorridors.Thiswouldmakethehousedisjointedwithaverylengthywalkpotentiallyfromaparent’sbedroomtoachild’s(via2staircasesandalmosteveryroomdownstairs).Optionii)involvessignificantlossoffloorspaceandaffectsthecirculationpattern,withthelossofoneensuitebathroom,andpotentiallytwo,anditstilldoesnotovercometheheadroomproblem,withouteitherthelossofasectionofthelime-ashfloororthelossofthechimneybreast.Optioniii)createssmallerunits,whichincreasestheoveralldensityonthesite,withhighwaysimplicationsandalargernumberofcarparkingspacesrequired,theamountofamenityspacerequired,andthesubdivisionofthekitchengarden.TheexistingBothieflatwithinthenorthwingisquitesmall;thiswouldposeproblemsinmaintainingthekitchengardenandfragmentingthesite.Itisalsoparticularlyproblematicincreatingaviabledwellingwithinjustthewesternstablewing,becauseonlytwobedroomsareviableatfirstfloorlevelwiththecurrentwindowdistributionandcast-ironwindows.

Anotheroptionwhichwasconsideredwaslinkingtheeasternwingtothenorthwingbutthiswasdiscountedbecauseofthepotentialdamagetothestonestaircasebetweenthetwounitsandtheconvolutedarrangementofspaceandunlitcorridors;theareaunderthesestairsiscurrentlywithintheBothie(northwing)intheexistinglayout.Italsoresultsinproblemsofcreatingaviableunitinthewesternwingbecauseoftheinabilitytocreatemorethantwobedrooms.

Thesolutionwehavearrivedatinvolvesretentionofhalfthelime-ashfloorwithinthewesternstableblock,wherethestaircaseininserted,asatthispointthestaircasecanaccommodatethechangesinfloorlevel.Thiswillcausesomeharmandlossoforiginalfabrictotheceilingabovethekitchen/breakfastspace;lime-ashfloor,floorjoistsandceilingplasterandfloorhatchesforthehaydrop.Atgroundfloorlevelthereisaninsertedtransverseoakbeam.Thisisalateraddition,insertedwhentheoriginaldividingwallwasremovedtocreatethelaundry,andiscontemporarywiththecastironpost.Thecurrentproposalistolowertheceilingandfloorandtoreinstatetheoakbeam,inaslightlylowerposition,butthiswillrequiretheremovalofthecastironpost.

CeilingsTheceilingswithinthegroundfloorofthestableblockwereallplastered.WhilsttheoriginalceilingswithinUnit1andthenorthern‘wing’havebeenreplacedinplasterboardandskim,theceilingswithinUnit2,thewesternwing,areoriginal.Theceilingswithinthetwobayswherethelime-ashfloorisbeingretainedwillbepreservedin-situandrepaired,withaslotcreatedforthestaircase.Therewillbesomelossofjoists,lime-ashfloorandceilingplastertothesebays,about15%oftheareaaffected.Theceilings,joistsandlime-ashfloorwithintheremaininghalfofthewesternstableblockarebeingremoved(seefloorcoverings).

Internal DoorsFulldetailsofnewinternaldoorshavenotbeenprovidedatthisstageandwillneedtobeaconditionofLBC.Whereverpossibleexistinginternaldoorswillbere-usedin-situ.Theaccompanyingcolour-codeddrawingsshownewdoorsinyellow.AscheduleofexistingandproposeddoorswillbeproducedtomeetanyconditionofListedBuildingConsentalongwithelevationsofnewdoors.

Wall panellingWithinUnit1the1890sboardedpanellingsurvivesinsectionsofthestables.Theproposedconversionretainsalargepartofthispanellingoninternalwalls,whicharenotbeingupgraded,wherethisispracticalandachievablewithintheconstraintsofnormallivingconditions.TheseareillustratedontheaccompanyingdrawingsinAppendix1.

Theboardedpanellingvariesincondition,withsomeareasdamagedbyhorsesandrepairedovertheyearsandotherareasrottenordamagedbyrodents.Existingpanelling,asidentifiedontheplansunderitem‘F’,willberepairedandanylossesordamagemadeupwiththesectionsofpanellingthatarebeingremoved.

Therearetwooutsidewallswhereitisproposedthatthepanellingisretained.Thewalltotheharnessroomcontainspanellingwhichhasbeenverycarefullyfittedaroundthewindow.14 Boarded panelling lining the stabling and baffle

for the ‘haydrop’, which will be preserved in-situ

15

Thiswillberetainedin-situ.Thepanellingtothesouthsideofthekitchen/breakfastroomwillberepairedand,iffeasiblewithoutcausingdamage,thewallbehindthepanellingwillbethermallyinsulated.Bothsetsofsurvivingtimberbafflesforthehaydropwillbepreservedin-situwithinthepanelling.

TheretentionofpanellingwillrequireaflexibleapproachonthepartoftheBuildingInspector.ThefinalfinishofallthepanellingwillneedtobeagreedwiththeconservationofficeranditisrecommendthatthisbeaconditionofLBC,oncetheappearanceoftherepairedpanellingisknown.Thismayneedtobepaintedorstainedandvarnished.Itisconsideredthatuntiltheseareasarerepairedandthefinalappearanceknown,apre-commencementconditionisinappropriateanda‘priortooccupation’conditionwouldbemoreappropriate.

Cast-iron fittingsUnit1-Thecast-ironstablefittingscomprisingwaterbowlsormashbowlscannotberetainedwithintheschemeandthesewillbesetasideforpotentialuseassmallplantingtroughswithinthecourtyard.Oneofthepostsandthestalldivisionwillberemoved;theotherpostwillberetainedin-situ,atthebaseoftheproposedstaircasewithasectionofthepanelledstall.Thetallcast-ironpostandthesurroundingpanellingonthisinternalwallwillbepreservedin-situandthepanellingrepaired.Otherstablefittingswillbepreservedwheretheysurviveontheremainingpanelling.

Unit2–theexistingcastironmangerandwaterbowl,whichsurviveinthesinglestable,cannotberetainedin-situwithintheschemeandtherearenoothersuitablelocationswherethesecanbere-used.Thelossofthesewillneedtobeweighedagainstthebenefitsofthescheme.

Chimney Breast to LaundryAlargepartoftheoriginalchimneybreasttothelaundryhascollapsedbuthaslefttheoriginalfirehoodtothecopperandthefirebox.Theproposalistopinandproptheremainingbrickworkandchimneybreastwhichisstillintactatfirstfloorlevel,andprovidetemporarysupportwhilsttheceilingisremoved.Theremainingchimneybreastwillbepermanentlyrepairedwithnewsteelsupport,theceilingwillbeunderdrawnandtheplasterworkmadegood.Thesurvivingfirehoodopeningforthecopperwillberetainedandrepairedin-situ,thenowexposedflankofrawbrickworkwillbemadegoodandre-plasteredandthefireboxwillbecleanedandthecast-irondoorpreserved.Unfortunatelythe‘copper’bowlwillneedtoberemovedasthemetalbottomhascorrodedandthestonecappinghascrackedandcannotbere-used.Arubbedsandstoneslabofthesamedepthastheexistingwillbemadetofitthetop of the hearth.

Late 19th century laundry with copper and remains of chimney breast. the main hearth has collapsed,leaving only a fragment of the original chimney breast at ground level

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Alteration on Plan Purpose Significance & ImpactA1-removalofstallpartitionA2–removalofinternaltruss

Tocreateaworkablelivingspace A1-Highinterest–partofacom-pletestableinteriorwithfittingsofthe1890sA2–lowinterest–alate1C9ad-aptation of the original plan form, by removalofthebrickwall

B–replacementoforiginaldoororinsertionofnewdoor

Toachievesufficientlightlevelsandtoprovideminimalconnectionsbetweenthestableblockconversionsand their amenity space on the south sideB1.Part-glazed4-paneldoor,withmouldedprofilestomatchtheorig-inal doorB2.Replaceboardeddoorwithapart-glazeddoortoprovidelighttothe lobby. 4-panel door to match that at B1.B3. Boarded door to be pur-pose-madewiththesameboardingpatternastheoriginaldooradjacent(D)butinhardwoodwithafulltim-ber door frame, seals, stone thresh-old,andMacclesfieldstepB4.Fully-glazeddoortoprovideac-cess to the amenity garden (half the kitchengarden),utilisingtheexistingarchedwindowopening.B5.Fully-glazeddoorinsertedintooriginal door opening (currently a window).B6.Fully-glazeddoor–anewopen-ing.Toprovideaccesstotheamenitygarden(halfthekitchengarden).B7.Part-glazedboardeddoor,withnarrowglazedpanelforlightingthekitchen.B8.Replaceexistingmoderndoorwithapart-glazeddoor-4-paneldoor to match that at B1B9. Boarded door to be pur-pose-madewiththesameboardingpatternastheoriginaldooradjacent(D)butinhardwoodwithafulltim-ber door frame, seals, stone thresh-old,andMacclesfieldstepB10.Amodernglazeddoorprovideslighttoabedroomwheretheexist-ingwindowisbeingremovedtothecourtyard

Moderateinterest–anumberofthedoors are replacements for the 19th century doors. The paired doors to the courtyard elevations(D,B3andB9)willbetreatedasapair,withoneoriginaldoor to the left of each pair set on its hinge pins, retained in-situ but blockedupfrombehind;theotherdoortotherightofeachpairwillbemadewiththesameboardeddetailsandsetwithinthebrickrebate,butmadetofitsnuglywithinadoorframe and to become a principal doorwayintotheproperty.DoorwaysB4,B5andB6ontothekitchengardenelevationwilleachhaveasegmentalbrickarchofasingle header course, to match the existinglinteltoB4andwillbeglazedsimplyincleartoughenedglass;theframeswillbesetinrevealof50-75mm.Thesedoorswillbepaintedavisuallyrecessivedarkgreycolourandwillbeclearlymodernadditions.DoorwaysB1,B2andB8allaffectareaswherethereisadomesticcharacter, either as original or as altered in the late 19th century. Thesedoorswillbefour-panel,withtheupperpanelsglazed.ThepatternforthedoorswillbebasedontheexistingdoortoB1.

C–removeinternaldoor Requiredtocreateaworkablefloorareaandflow

Lowinterest.Lowimpact.

Table of Lettered Alterations

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Alteration on Plan Purpose Significance & ImpactD–blockingupofexternaldoors Originaldoorswhicharenolonger

requiredwillbepreservedin-situ.High interestMitigation–carefullyretainoriginaldoorin-situandblockupinternalbrickrevealinwithdry-lining.Theoriginaldoorwillberetainedandpreservetheoriginalappearancefrom the courtyard.

E–dry-lining RequiredtocomplywithBuildingRegulationsExistingwallswhicharelargelyun-plastered or currently lined in timber boarding.

The loss of boarding and the paired stallstothelivingroomofUnit1isrequiredtomakeahabitableandthermallyefficientroom.The loss of boarding to the Harness RoomisUnit1isrequiredtomakeahabitableandthermallyefficientroom.

Bothlowandmoderateinterest.ThegroundfloorofthestableblockswithinUnit1wereeffectivelydry-linedwithverticalboarding,duringthe1890srefurbishment,withonlythecourtyardwallmaintainedinplaster. ThegroundfloorofUnit2(thelaun-dry)wasplasteredinthelate19thcentury but this has largely become detached and deteriorated.Thefirstfloorswereunplastered.The proposed dry-lining repeats the same principle but is limited in scope. Brickworkwasgenerallynotexposedwithinthegroundfloor

F–re-locatedsectionsofboard-ed panelling and original panelling repaired in-situ

Retention of some of the character oftheoriginalstableblockfittings

Moderate interestMitigation–lossofpanellingtosomewallsisoff-setbyretentionofpanellingtointernalwallswhereverfeasible.Therewillbeadegreeofcompromise to create rooms that are comfortable.

G–removalorreinstatementoforiginalfloorcovering

Requiredtocreatewell-insulatedhomes,tocomplywithbuildingregs.G1–existingbluebrickfloortoberemovedG2–existingbluebrickfloortobere-laidinbrickbondG3–existingblueandredtiledfloortoberemovedG4–Existingblue-brickfloortobere-laidinbrick-bondG5-Existingblue-brickfloortobere-laidinbrick-bondG6–removaloflime-ashfloor

Moderate interestMitigation:brickfloorswillbere-laidintheexistingStaffordshirebluebrickinbrickbondtoG2,G4andG5.Mitigation:thelime-ashfloors(G7)willberetainedin-situ

H–creationofnewopeninganddoor to connect rooms

To connect internal spaces and roomsaspartoftheconversion

Lowinterest.The loss of small sections of inter-nalwallarelimitedtotheminimumnecessary,door-sizedopenings

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Alteration on Plan Purpose Significance & ImpactI–insertionofnewpartition Internalnewdividingwallstocreate

corridors, ensuite bathrooms and utilityroomsandWCs

The creation of a utility room to Unit1involvesthelossofastable/stallfittings,ofmoderateinterest.Thisismitigatedtoasmallextentby the retention of part of the stallandtheboardedliningwithinthe staircase lobby. The remaining partitionshavenoimpactonfixturesorfittingsbutarerequiredtomakeworkablefloorplanswithintheexistingconstraints

J–removaloflime-ashfloorandcast-iron post

Tofacilitatetheconnectionatfirstfloorlevelbetweenthewesternstableblockandthenorth‘wing’

Moderatesignificance–partoftheoriginal structure of the Georgian Stableblocks.Mitigation:theremaining40%ofthelime-ashfloorandplasterceilingwillbe retained and the ‘haydrop’ hatches willbepreserved.

K–alterationsto‘copper’ Torepairandconsolidatethesurviv-ing fragment of the chimney breast and‘copper’withinthelate19thcentury laundry

Moderate interest as part of the historyofthebuildingevolution.The‘copper’bowliscorrodedandbeyond repair and the stone slab is cracked.

L1–restorationofcast-ironwindow To reinstate the symmetrical Georgianelevation

Elevationofhighsignificance,disfig-ured by insertion of garage doorHighpositiveimpact

M–newwindows Regularisewindowstoreducevisualimpactof20thcenturywindowsM1–remove6x6panedwindowandreplacewithsimpler2x2case-mentM2–remove6x6panedwindowandreplacewithsimpler2x2case-mentM3–insertwindowwithnoglazingbarsM4–insertwindowwithnoglazingbarsM5–removeexistingmulti-panedwindowandreplacewithsimpler2-paned casementsM6–repair/replaceexisting2x2window

Thewindowsaffectedarealllate19th century and 20th century additions,oflowornointerest

N–removecastandwrought-ironstablefittings

Tofacilitatetheconversionofthestabletoakitchenetteandbathroom

Moderate interest as part of the 1890sstableadaptations

O–removewindowandrestorebrickwork

To restore the original Georgian symmetricalelevation

Theexistingwindowmayhavebeenadded around the turn of the 20th century.Itisoflowinterestandhasdamaged the designed character of theelevation.TherestorationoftheGeorgianformtothiselevationwillbeahighpositiveenhancement

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7 CUMULATIVE IMPACT AND CONCLUSIONS

TheconversionoftheStableblocksbringsintofulluseagroupofbuildingsofhighsignificance,partoftheGeorgianancillaryestatebuildings.Thesehavehadamixtureofusesovertheyearssincetheywerefrstbuilt;theiroriginaluseasacomplexofstablingfor17horseswasrelativelyshort-livedbeforetheywereadaptedintopartlaundryandpartdomestic accommodation, and later adapted for garaging.

Residentialuseistheoptimumviableusebecausetheoriginalfunctionsforwhichtheyweredesignedareredundantandthecomplexisalreadylargelyinpermanentresidentialuseandoccupation.Weconsiderholidayaccommodationtobeinappropriate,forthereasonsgiveninthisreport;thiswouldinanyeventresultinsimilarlevelsofalteration.

ThechangeofusepreservestheexternalappearanceoftheStableblockslargelyintheirpresentformandwehavetakentheopportunitytoenhancethecharacterbyrestoringsomeelementsoftheoriginaldesignedcomposition;bothpairedblocksofstableswillberestoredtotheiroriginalsymmetricalform.Alongsidetheseworkstherewillbesomeminoralterationsthatarenecessary,suchastheglazingofthehayloftpitchingopenings.Overalltheimpactontheexternalappearanceofthecourtyardandyardelevationsispositive.

Thekitchengardenelevationwillchange,butonlyslightly,asthealterationshavebeenkepttotheminimumnecessarytoachieveaviableuse;itisimportantthatthedwellingsaredesirableforkeengardenerstoengagewiththegarden,tooverlookandwanttomaintaintheirrespectivesidesofthekitchengarden.Eachhalfofthekitchengardenisalargegardeninitsownright.Theseminoralterationshavetobeseenagainstthefactthatthiselevationwaslargelywithoutanyopeningsuntiltheturnofthe20thcenturyandthatthereforetherehasalreadybeensomeloss of historic interest.

Intermsofthesettingofthelistedbuildings,thereareanumberofsignificantimprovements,includingtherepairandre-useofthe‘gigyard’,theremovalofthetarmac,andtheremovalofthecorrugatedirongarageblock.Inaccordancewithparagraph137oftheNPPF:

137. Local planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.

Theschemeachievesanumberofbenefitstothesettingofthelistedbuilding.Therearenoworkswithinthegroundswhichcouldbesaidtoharmthesettingofthelistedbuildingandonbalancethealterationsarepositiveandwillenablethesitetobemanagedinacohesiveandsustainableway.Whilstthepreviousownermaintainedthegardensandgroundsquitewell,therewaslessfocusontheresidentialaccommodationandthiswasnotsustainable.Thecurrentownershaveinheritedaseriesofad-hocalterationstosubdividethehousefortenantsoverseveraldecades.Therehasbeennofirecompartmentation,amajorthreattotheoccupiers,fabricandcontents,andtheheatingandservicesarequitebasic.

Thereareanumberofinternalalterationsrequiredforthechangeofuse.Themostsignificantofthesearethelossofhalfofthelime-ashfloortooneofthewingsandthelossofalargenumberofthesurvivingstablefittingstotheotherwing.Thesealterationsare‘lessthansubstantial’and,inviewofthis,thecorrecttesttobeappliedisparagraph134oftheNPPFwhchstates:

134. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.

Itisconsideredthatthesealterationsarenecessaryforthereasonsidentifiedinthisreportinordertoachieveaviableschemeandtheselossesneedtobeseeninthecontextofthesignificantpositiveimpactsofrestorationandinsecuringtheoptimumviableuseofthebuildings.

Wehaveworkedwiththeownerstoconsideralternativeoptionsandmeasuresofmitigationandtheschemehasbeenimproveddurngthedevelopmentofthedesign,initiallyfollowingdiscussionwithGillBaylissandsubsequentlyindiscussionwithMelMorris.Whenconsideredinconjunctionwiththealterationsthatthebuildinghasalreadyundergone,thepublicbenefitsofre-useoftheentirebuildingsignificantlyoutweightheslightharmandwefullysupport the scheme.