PLANNING APPLICATION BY

TRUSTEES OF HON R C ASSHETON SETTLEMENT TO RIBBLE VALLEY BOROUGH COUNCIL

PLANNING APPLICATION AND LISTED BUILDING CONSENT

APPLICATION TO IMPROVE TOILET FACILITIES INCLUDING A SINGLE STOREY REAR EXTENSION, EXTERNAL ALTERAITIONS TO THE STAIR TOWER, INTERNAL ALTERATIONS TO CREATE A DISABLED PERSONS TOILET. ALTERATIONS TO CAR PARK TO

IMPROVE THE OUTDOOR SEATING AREA AND CREATE BUS SHELTER/SEAT AT THE ASSHETON ARMS DOWNHAM

CLITHEROE BB7 4BJ.

AT THE ASSHETON ARMS DOWNHAM CLITHEROE BB7 4BJ

HERITAGE STATEMENT

July 2013

Judith Douglas Bsc(Hons) MRTPI Janet Dixon Town Planners Ltd.

10A Whalley Road Clitheroe

Lancashire BB7 1AW

01200 425051

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1. INTRODUCTION AND PROPOSAL

1.1 This heritage statement is in support of a planning application and listed building

consent application to improve the toilet facilities, outdoor seating area and the

provision of a bus shelter at the Assheton Arms public house Downham. It should be

read in conjunction with the plans, drawings and the Planning, Design and Access

Statement submitted with this application.

1.2 This Statement:

• reviews relevant heritage related policy and guidance;

• identifies the heritage asset;

• analyses the significance of the identified heritage asset; and

• assesses the impact of the development proposal on the heritage asset.

2. SITE AND SURROUNDINGS

2.1 The site and surroundings are described in the Planning Statement.

3. THE PROPOSAL

3.1 The proposal is described in the Planning Statement.

4. HERITAGE POLICY AND GUIDANCE

4.1 Relevant national heritage related policy and guidance is summarised below.

National Planning Policy Framework

4.2 The NPPF sets out the Government’s overarching aim to ensure that the historic

environment and its heritage assets should be conserved.

4.3 Paragraph 128 states that:

‘in determining applications, local planning authorities should require an

applicant to describe the significance of any heritage assets affected, including

any contribution made by their setting. The level of detail should be

proportionate to the assets’ importance and no more than is sufficient to

understand the potential impact of the proposal on their significance. As a

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minimum the relevant historic environment record should have been consulted

and the heritage assets assessed using appropriate expertise where

necessary.’

4.4 Paragraph 131 states that:

‘in determining planning applications, local planning authorities should take

account of:

• the desirability of sustaining and enhancing the significance of heritage

assets and putting them to viable uses consistent with their conservation;

• the positive contribution that conservation of heritage assets can make to

sustainable communities including their economic vitality; and the

desirability of new development making a positive contribution to local

character and distinctiveness.’

4.5 Paragraph 135 states that:

‘the effect of an application on the significance of a non-designated heritage

asset should be taken into account in determining the application. In weighing

applications that affect directly or indirectly non designated heritage assets, a

balanced judgement will be required having regard to the scale of any harm or

loss and the significance of the heritage asset ’.

English Heritage’s Conservation Principles, Policy and Guidance (2008)

4.6 The document sets out a method for thinking systematically and consistently about the

heritage values that can be ascribed to a place. It acknowledges that people value

historic places in many different ways. It then shows how they can be grouped into four

categories:

1. Evidential value: the potential of a place to yield evidence about past

human activity.

2. Historical value: the ways in which past people, events and aspects of

life can be connected through a place to the present - it tends to be

illustrative or associative.

3. Aesthetic value: the ways in which people draw sensory and intellectual

stimulation from a place.

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4. Communal value: the meanings of a place for the people who relate to

it, or for whom it figures in their collective experience or memory.

5. OTHER RELEVANT DOCUMENTATION / SOURCES OF INFORMATION

5.1 A range of other documents / sources of information have been researched in seeking

to gather information about the Assheton Arms. The sources providing information

relevant to the Assheton Arms include the statutory listed building description, Historic

Environment Record and OS mapping Downham Estate archives Ribble Valley

Borough Council planning permission records. The Downham Conservation Area

Appraisal has also been referred to.

5.2 The Assheton Arms was listed grade II in 1967 and the list description reads

“Public house, 1765. Squared coursed limestone with stone slate roof. 2

storeys, 4 bays. Windows sashed with glazing bars and plain stone surrounds.

Those to bay 3 are tripartite with square mullions. The left-hand bay was

formerly a stable, and its windows appear to be modern but in keeping. A

door at the left has a plain stone surround. The main door is between bays

3 and 4 and has a plain stone surround with open pediment hood on shaped

brackets. Chimneys between bays one and 2, 2 and 3, and on right-hand

gable. The interior has a stone fireplace with moulded cornice mantel and

a lintel with fluted false key inscribed 'IBS 1765'. Adjoining to the

south, and now used as a dining room, are former cottages. They are

probably mid C19th with C17th remains and are of limestone rubble with

sandstone dressings and stone slate roof. The south facade is of 2 storeys

and 3 bays and has sashed windows with glazing bars and plain stone

surrounds. The doors, with plain stone surrounds, are to the left of the

2nd bay and to the left of the right-hand bay. To the left of the right-

hand door is a straight joint. The part of the building to its left has

the remains of window surrounds of C17th type. Chimneys to right of 2nd bay

and on right-hand gable. The left-hand gable, facing west, has a sashed

window with glazing bars and plain stone surround on the 1st floor.’

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5.3 It is evident from the list description that the main building was constructed in 1765

with the dining room formerly cottages being constructed in the C19th or adaptations of

an earlier C17th building. The OS 1886 source reveals that a building existed at the

time of survey more or less in the same format that it is in today and with very slight

alterations to the format of the outbuildings shown on the OS 1912 and 1932 OS plans.

Extracts form the OS maps are provided at Appendices A to C.

5.4 In addition to the statutory listing of the Assheton Arms it is situated within a

conservation area and within a group of other listed buildings.

5.5 The historic environment record was consulted on the 4th December 2012 the only

HER data for the site is the listed building record.

6. ASSESSMENT

Introduction

6.1 In deciding whether a heritage asset is affected by a proposed development any

potential heritage assets need to be identified. In some cases this is quite obvious

because the building or structure has statutory protection such as a listed building. In

other cases the heritage asset may have been identified by the Council through the

plan making process, eg a building of townscape merit and / or within a conservation

area. The PPS5 practice guide defines the difference between a heritage asset and

other components of the environment; a ‘heritage asset holds meaning for society over

and above its functional utility.’ It is this heritage significance that justifies a degree of

protection in planning decisions. The purpose of this Heritage Statement is to identify

the heritage asset(s). Following identification of the heritage asset(s) it is necessary to

assess the significance of the heritage asset(s). Finally, it is necessary to assess the

impact of the development on the heritage asset(s). Each of these aspects of the

assessment process is set out in the following sections.

Identification of the Heritage Asset

6.2 The Assheton Arms is a statutorily protected heritage asset and its setting within the

designated Conservation Area and grouping with other listed buildings are also

heritage assets.

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Significance of the Heritage Asset

6.5 The significance of the Assheton Arms as a heritage asset is high. It has survived with

very little alteration. Its setting within the village also has changed very little even in the

twentieth century.

6.6 The records of planning applications at Ribble Valley Borough Council reveal that a

planning application was approved on the 29th March 1954 to alter the existing bar

services, provision of better toilet facilities and conversion of cottage to restaurant.

Comprehensive plans of the alterations accompanied the application. As the

alterations now proposed are confined to the ground floor of the public house, the

ground floor and lower ground floor plans was submitted with the 1954 application are

included at appendix D and E. We also have a plan giving details of improvements to

the pub that were carried out by the brewery in 1960 appendix F. These alterations

were carried out prior to the building being listed.

6.7 The drawings show that the original toilet facilities for the public house were outside in

the yard at the rear of the building. To create indoor facilities, ladies toilets were

created in the gap that existed between the former cottages and the public house, and

a rather awkward single storey extension was added to the rear to create the gents

toilets and staircase to the lower ground floor (the original ground floor of the cottages).

Other alterations at this time included the removal of internal walls within the main

rooms on the ground floor of the pub and significant alterations to the cottages to

create a dining area at the first floor and café on the ground floor. Further alterations

were made to the building by the brewery in 1960 which included the conversion of the

stable attached to the left hand gable of the pub into separate living accommodation

with the insertion of a ground floor window and an extension to the rear. External steps

constructed in concrete with handrails were proposed from the rear door next to the

gent’s toilets.

6.8 The alterations carried out in the 1950’s and 1960’s are still evident today. The

extension at the rear of the building whilst not in a particularly prominent position does

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have a negative effect on the appearance of the building its form and detailing being

completely at odds with the listed building.

6.9 The justification for the alterations at the rear of the building to create toilet facilities

and the improvement to the outdoor seating areas lies in the inadequacy of the present

facilities and the changes in the viability of rural public houses. The Assheton Arms is a

pub and restaurant. Rural pubs can no longer survive financially solely as drinking

establishments. The restaurant needs to provide high quality surroundings as well as

good food. Competition for customers in the present economic climate is high.

6.10 The proposed rear extension aims to reverse some of the harm created by the 1950’s

extension by enclosing the existing stairs tower in a square tower with a parapet. The

additional extension is also proposed with a simple flat roof surrounded by a parapet

so as to retain the interesting juncture between to the two ranges of the building.

Additional space is to be created to enable all toilet facilities to be accessed from a

central circulation space and to facilitate the creation of a disabled person’s toilet. The

gent’s toilets are presently situated off the far corner of the rear dining area. This

means that people dining in this room are disturbed by men heading to and from the

gents toilets this route is particularly unsuitable wheelchair users or people with

mobility difficulties as there steps up in the doorway into this room. The proposed

toilets group the facilities for all in one place with a ramped access and with the

provision of a disabled toilet.

6.11 The alterations to the building include internally the closing off of the access to the

gent’s toilets which closes a doorway which was created in the 1950’s. The stripping

out of the ladies toilet involves the removal of items provided in the 1950’s. The

proposed extension and alteration to the external steps only includes alterations to that

part of the building which was created in the 1950’s and 1960’s or later. None of the

alterations include loss of any of the historic fabric of the building.

6.12 The proposed landscaping formalises the existing outdoor seating area. The design

proposes natural stone flags enclosed by a stone wall. This will enhance the setting of

the listed building by introducing high quality natural stone paving.

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6.13 The forecourt of the pub reduces in depth towards the right hand side when facing the

building. The slope of the ground also increases significantly. This area has been

landscaped in the relatively recent past to create a pedestrian access to the second

door in the front elevation of the pub this area is retained by a stone wall topped with

flat copings. Beneath this there is a small grass bank and a narrow footway adjacent to

the road. Together these features do not amount to high quality open space.

6.14 The proposal is to enclose the whole of this area within a new retaining wall to create

an additional level outdoor seating area for the pub. A recessed public seating area is

also proposed within the wall. The use of a stone wall to enclose the space will not

appear out of place since stone boundary walls are an acknowledged feature of the

conservation area. The Conservation Area Assessment (CAA) states on page 18 that

the conservation area is notable for its stone walls which have a variety of stone

copings, pointed , half-round or triangular and flat slabs. The loss of the grassed area

will not be significant since it is contributes little to the setting of the pub unlike the

grassy bank in front of Top Row or the grassed area to the south of the post office both

of which are identified in the CAA as contributing to the character of the area (page

11).

6.15 The impact of the proposed development on the heritage asset at the Assheton Arms

is best summarised by reference to the elements of ‘value’ drawn from English

Heritage guidance:

Evidential value

6.16 The Conservation Area Appraisal (CAA) states that “The Assheton Arms was originally

a farmhouse brewing beer for their workers. The interior has a stone fireplace inscribed

‘IBS 1765’.” See page 8. We know that until the mid C20 the building to the left of the

pub was stables and the range of buildings to the right hand side were three cottages.

The alterations to the building during the twentieth century were in response to the

increase in visitors to the area the ground floor of the café being altered in the 1950’s.

See Appendices D to F. Throughout this period the centre of the activity has been the

public house.

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6.17 The evidential value of the building is not altered by the proposal since none of the

historic fabric is altered. The proposed alterations secure the future of the building by

providing essential up to date toilet facilities and increasing the viability of the business

by improving the outdoor seating facilities.

Historical value

6.18 The pub was known as the George and Dragon in 1872. In the 1950’s it was renamed

the Assheton Arms in honour of Ralph Assheton’s elevation to peerage in recognition

of his contribution to government during the Second World War. See CAA page 8. The

name of the pub strengthens the association of the village with Lord Clitheroe’s Estate.

The proposals in no way weaken this historic association but provide for the protection

and ongoing maintenance of the building, thus safeguarding its historic value.

Aesthetic value

6.19 Downham is not a planned settlement and has not been formally designed rather it is a

product of vernacular building tradition and land management. The buildings have

developed fortuitously over time as a result of a succession of responses and through

the stewardship of the Estate. There are some particularly stunning views through the

village to the magnificent surrounding landscape. These views have been identified in

the CAA and on the CAA map. These are looking south east down the village from Top

Row. Looking south, south west and south east from the church yard. Looking

northwest up the village from the bridge and looking north west across the village from

the elevated position in front of the Village Hall. See photographs below. The

introduction of the single storey extension at the rear of the building will not harm these

views because it will have no effect upon them.

6.20 Concern has been raised about the loss of public views and public through views as

result of the development. The change in the design of the extension from a pitched

roof to a flat roof reduces the height of the extension. The public through view that is

considered to be affected we assume is that from the public footpath on the north side

at to the rear of the public house. The value of the through view at the rear of the

building has been over emphasized. It is not identified as an important view in the

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Significant view north-west from the Village Hall

Significant view north-west through the village form the bridge

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Conservation Area Appraisal and map. The through view at the rear of the building is

visible from a very short section (approximately 7m) of the public footpath FP1 which

runs parallel to the car park. The roof of the proposed extension is lower than the

surrounding buildings. The proposed alteration to the view is not significant. See

Planning Design and Access Statement.

6.21 The proposed extension will be introduced into the area at the rear of the building and

will be added to a part of the building which has relatively recently been altered

(1950’s). The existing toilets were added to the building at that date when the existing

gents toilets were outside across the yard. This reflects the changing attitudes to

facilities within public and private buildings. At one time all toilets would have been

outside the building. In the 1950’s this would be becoming unacceptable. In the same

way we find the lack of disabled toilet facilities unacceptable today. Other adaptations

for modern facilities have also been integrated into the village such as the electricity

substation adjacent to 12 Main Street. See photograph below. There is has been

attempts in the past to provide a bus shelter for the village. The proposal will provide

this facility in a sensitive manner. The proposal provides for the opportunity to enhance

the significance of the building by improving previously unsympathetic alterations to the

building.

Electricty sub-station Village stocks

.

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6.22 The CAA comments on the character of spaces within the area. On page 11 it state “In

particular the setting of Top Row is enhanced by a grassy bank, and the Post Office,

too, has an open space to the south which provides a fine setting.” No such comment

is made regarding the very small area of grass in front of the Assheton Arms. However

in regard to the forecourt the CAA says “Top Row, the Assheton Arms and St

Leonard’s Church surround an informal open sloping tarmac ‘square’ which at first

appears to be the public focus of the settlement but the actual village green is the area

of land north of West Lane House. In the early 18th

century there was a large cross in

the road halfway between the church gates and the inn.” The proposed alterations to

the forecourt will strengthen the perception of this area as a formal space by increasing

the area of hard paving and by making a formal edge to the south side by creating a

new retaining wall.

Communal value

6.23 The building has a high communal value being a focus for activities within the village

and a source of employment. The forecourt area in front of the pub which forms part of

an informal ‘square’ is to be retained and enhanced. It has historically been a focus of

the village formerly there was a cross within this ‘square’ and the village stocks and the

entrance to the church are nearby on the edge of this space. The Assheton Arms also

generates income to the estate which owns the building and the buildings within the

village. The careful management of alterations to the buildings within the conservation

area by the estate has been identified as significant factor in the retention of the

historic features and high quality of Downham conservation area in the CAA.

7. CONCLUSION

7.1 A review of relevant policy guidance and historical documentation and mapping has

been carried out. This has identified the heritage asset as the listed Assheton Arms

and its setting within the conservation areas. The assessment has shown that the

proposals will not harm the heritage significance of the Assheton Arms or the

conservation area and will lead to an increase in significance through the remediation

of alterations carried out to the buildings in the 1950 and 1960’s. The viability of the

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pub as a business will be enhanced. This has a positive effect on the community as a

whole in retaining a community facility and providing income to the estate which owns

and maintains the buildings within the conservation area.

8. REFERENCES

Lancashire Historic Environment Record

Statutory list of buildings of architectural and historic interest

Ordnance Survey Mapping

Downham Conservation Area Appraisal and Map

9. APPENDICES

A Ordnance Survey Map, dated 1886;

B Ordnance Survey Map, dated 1912;

C Ordnance Survey Map, dated 1932;

D Planning application 6/10/0349 Ground Floor Plan.

E Planning application 6/10/0349 Lower Ground Floor Plan

F Plan of alterations carried out in the 1960’s

Judith Douglas BSc (Hon) Dip TP, MRTPI

Janet Dixon Town Planners Ltd,

10A Whalley Road,

Clitheroe,

BB7 1AW

Tel: 01200 425051

July 2013