HARRISON INCE ARCHITECTS - High Peak, Derbyshire

HARRISON INCE ARCHITECTS

JD1681/05 - THE WYE BRIDGE HOUSE HERITAGE STATEMENT

TO ACCOMPANY

APPLICATION FOR

PLANNING CONSENT & BUILDING WITHIN A CONSERVATION AREA

FOR

THE WYE BRIDGE HOUSE- PROPOSED CHANGE OF USE OF FIRST FLOOR FROM

STORAGE AREA AND STAFF ROOMS TO HOTEL ROOMSAT

FAIRFIELD ROAD,BUXTON Sk17 7DJ

MAY 2015

2HARRISON INCE ARCHITECTS

1.0 Introduction

2.0 Location

3.0 General Description - THE WYE BRIDGE HOUSE

4.0 Assessment of impact

5.0 National Planning Development

6.0 Conclusion

Contents_


1.1 Purpose and Format

This assessment has been prepared to accompany the change of use application for The Wye Bridge House, Buxton. Whilst the building itself is not listed, its inclusion in a Conservation Area implores the need for a historical assessment.

The Wye Bridge House is currently utilised as a public house. The public house utilises the ground and basement levels, whilst the first floor is currently used as a mixture of storage and ancillary staff rooms.The building was originally constructed and operated as the ‘The Midland Hotel’. This application proposes the restoration and renovation of these interior first floor spaces so that they may be used as hotel rooms again.

Conducted in accordance with the general guidelines of the English Heritage publication called ‘Informed Conservation’, this assessment specifically reflects and responds to the policies outlined in Planning Policy Statement 5 (PPS 5).

The application also makes reference to the Buxton Conservation Areas Character Appraisal which, adopted by the Council in 2007, defines and records the special architectural and historic interest of Buxton’s particular Conservation Areas.

This heritage statement should be read in conjunction with the relevant Design and Access Statement.

1.2 Methods of Investigation

Visual inspections of the property, carried out in April 2015, were completed with the aid of both existing and proposed drawings relating to the property. Background research into the building and wider Conservation Area was conducted through consultation with the following main resources:

- Historic England- Buxton Conservation Areas Character Appraisal (BCACA)- Relevant digital searches.

1.3 The Wye Bridge House

As confirmed with Historic England and the High Peak Borough Council, the individual ‘Wye Bridge House’ building is not a Listed Property. The building does however lie within Area 9 (Ashwood Park) of Buxton’s key Character Conservation Areas and any proposals which may impact upon the special architectural or historic interest of the area will be managed in relation to the Planning (Listed Buildings & Conservation Areas) Act 1990. This statement therefore, evaluates the proposed alterations and their impact on the specific architectural and historic elements of the building within the Conservation Area.

Description: Public HouseLocation: The Wye Bridge House, Fairfield Road, BuxtonGrading: Area 9 of Buxton Conservation Areas

2.0 Location

Buxton is a spa town in north-west Derbyshire, located 3 miles from the County boundary with Cheshire and 2 miles from the Staffordshire boundary. The town lies at the junction of several major arterial routes including the A6, A515, A53, A54 and A537 which connect to Bakewell, Chapel-en-le-Frith, Congleton, Macclesfield and Manchester.

1.0 Introduction_

2.0 Location


3.0 The Wye Bridge House, Buxton

3.1 The Building History

Little information is available on the history of the individual building. The building was originally known as ‘The Midland Hotel’. The buildings name and location directly references the Midland and London & North Western railway which was constructed in 1863. During this time, as referenced in BCACA, many properties were purpose-built as lodging houses, and others were built as private houses but immediately used as lodging houses. The Trade Directories list many lodging houses, which were probably residences, seasonally used for accommodation. Considering this, it is estimated that the Georgian Style, Midland Hotel was constructed somewhere between 1863 and 1870, alongside other noteable hotels, in order to service both the railway and hot springs/baths, for which the town was renowned.

The BCACA states that whilst there are many Georgian buildings within Buxton, to be classified under heritage listing, the buildng needs to have been constructed before 1840. This explains why the proposed site is not heritage listed.

Instead, a recent public sector, heritage led regeneration programme have included the Wye Bridge House in Sub-Area 9 (Ashwood Park) of the entire conservation area designation.

Area 9 includes the northern end of Ashwood Park and the buildings that form a periphery to the valley enclosed by the LNWR viaduct of 1891 and Midland Railway line steel bridge, crossing Fairfield Road. It is an inward looking space, confined by the dramatic topography of the valley and the limestone dale to the south. Please refer to Appendix 1.

This area is significant for the following characteristics;

• The landmark railway Viaduct• Buildings ranged around the north side of the street overlooking the park• Parkland setting following the route of the River Wye• Deep, bowl-shaped valley created at the head of the limeston dale, contained by railway lines, roads and viaduct• Historic uses (lodgings, villas & livery stables) associated with the spa development

3.0 GeneralDesicription


3.2 Building Services

Gas, water and electric services are all in tact and being used throughout the building.

3.3 Listing Description

The Wye Bridge HouseDescription: Public HouseListing: Area 9: Buxton Conservation Area AppraisalDate Listed: 2007Locality: Buxton Local Authority: High Peak Borough CouncilCountry: EnglandPostcode: Sk17 7DJ

At the east side of the town the space formed by the introduction of the two railway bridges (the Midland Line steel bridge and the later viaduct) is contained and has a distinct identity of its own. The viaduct is a colossal 90 feet high and the principal arch is a large semicircle that towers above the pedestrian in a “skew-arch”. Skew bridges are a technical term for vaulted brickwork that is set on a 45 degree angle to the main thrust of the arch. It creates a very strong bridge. This has a monumental quality. The northern side of the street is lined with town houses, some probably built to serve as lodgings, and an assortment of buildings that include a small cottage with a graduated Burlington slate roof, that predates the viaduct, and a rare group of purpose-built Livery Stables (behind Brooklyn Place). These were developed for Brian Bates (Langham), a local spa hotelier, who owned The Royal Hotel, The Old Hall Hotel and The Lee Wood Hotel, and date from the 1860s. There is also a long building that runs alongside the original Hogshaw Brook tributary that joins the Wye at the foot of Fairfield Road. It was once owned by the Duke of Devonshire and may have originally been a mill. It is set below the road level, and has been re-fronted, suggesting that it predates the construction of the road and the stone road bridge that crosses the brook (dated 1878).

Ashwood Park was developed piecemeal as a public park. By 1879 the upper end, where the Nun & Hogshaw Brook meet the Wye, had been laid out as a park, an extension of Sylvan Park, with a small footbridge crossing the Wye, a large tree-covered lawn, some planted borders near The Midland Hotel and a bowling green. This landscape, which forms an attractive foreground to the setting of the buildings, and particularly the Midland Hotel, survives largely intact. The southern boundary of the conservation area runs along the limit of the original edge of Sylvan Park. Sandwiched between the Bakewell Road (A6) and the River Wye on its western flank, and by the Midland Railway line on the east side of the valley, the park had little room for facilities. Photographs dated 1923 show the area newly planted and laid out. The gardens then included small, timber kiosks, rustic benches and pretty, white-painted, rustic timber bridges which crossed the river.


4.0 Building Fabric Analysis

Our client JD Wetherspoon PLC, are committed to retaining the aesthetic of the existing building. It is argued that internal alterations to the upper floor is essential for improving the facilities and ensuring the buildings longevity. The original hotel rooms have already been subject to past modification and the proposal seeks to return the spaces to a state in which their original, historically-significant, features will be emphasized. Transforming these interior spaces back into hotel rooms will promote the building, and wider town, as a more desirable destination for guests which, alongside its existing heritage charm, will also offer comfortable and modernised facilities.

4.1 The Proposed Work

This section of the report assesses individual elements of the proposal in relation to the impact upon the special architectural and historic characteristics of the listed building as it sits within its wider context.

The assessment will explain how the impact has been addressed and, where necessary, provides a justification for the proposal in reference to the relative significance of the historic building and its component parts.

a)Existing Building The external walls to the original building are sandstone brickwork and appear to be in good condition. Where the building has been modified at the rear to make provision for various HVAC systems, some original windows have been removed and infilled with sandstone. Significant cracks or structural issues are not visually apparent, suggesting that externally the building is in good order. The slate roof appears in a reasonable state with no major works anticipated.

Internally, the ground level is trading as a public house under JD Wetherspoons. It appears that structurally these areas are in their original state, however the interior fitout has been substantially modified to meet modern requirements.

The first floors, originally used a hotel, is now used for storage and ancillary rooms to support the bar below. The storage rooms in particular are in a neglected state and it can be argued that they are negatively impacting the longevity of the building and are not positively contributing towards the local community.

b) Refurbishment and renovationThe proposal is to renovate, and fully refurbish, the first floor level for use as a hotel. As outlined in the buildings history, it is believed that this was the original use of these interior spaces. The proposed layout has been designed to work with existing walls (where possible), thereby minimising changes to the original structure in order to preserve and highlight its historical significance. Where any internal paritions have been removed, added or modified, the intention is twofold - to improve the function and circulation and to retain the visual importance of any historical features.

The proposed renovation is hoped to encourage increased numbers of visitors to the area by providing appropriate and comfortable accommodation for them. As previously emphasized, our Client’s driving concept for the renovation is to retain the historical aesthetic of the building. All new works and finishes will compliment the existing design of the building. The interior design approach is described in more detail in the design and access statement that accompanies the application.

c) Internal alterations to suit modern requirements - Whilst the Client is committed to honouring the historical aesthetic of the building, they are also aware of the need for internal alterations in order to improve the buildings facilities and make them suitable for current day use under current building regulations.

As seen from the associated drawings, no mansonry walls will be removed and, as discussed above, existing partition walls are only removed where necesary. All new partition walls have been positioned to improve circulation, address fire and noise separation and to create safe, aesthetically pleasing and historically sympathetic spaces befitting the proposed use as a hotel. Any changes or repairs to the original structure will be finished to match those existing. Similarly, all proposed bedrooms and attached bathrooms will be finished to a standard that offers Guests comfortable, modern facilities set within a character building.

4.0 Assessment of Impact_


d) Mechanical Equipment - The proposal includes replacing the existing, outdated air-conditioning equipment with a new, efficient system. This is considered necessary and will be carried out in a way that minimises damage to the existing building both during construction and after the building completion. The condenser units will be situated to the rear of the building hidden away from sight.

4.2 External Alterations:

No external works are proposed, with any minor work limited to repairs of the existing features. Our Client, JD Wetherspoon PLC, is aware of the properties heritage listing and are committed to retaining the existing aesthetic of the building.

Left/Existing

storerooms

Right/Existing hallway with temporary

raised floor

Left/Disused hotel

room/store room in a delapidated

state

Right/Disused hotel

room/store room in a delapidated

state

Left/Existing kitchen to ancillary pub

spaces

Right/Central hallway

with stairs to access pub below


5.0 Relevant NPPF Paragraphs

5.1 The proposal falls in line with Paragraph 56 which considers the Governments requirement for the great importance to the design of the built environment. ‘Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people’.

5.2 The proposal considers Paragraph 57 where ‘it is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes’.

5.3 Paragraph 58 considers the general design principles within the built environment and where developments should ‘function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development’. This issue will be particularly important when you consider the statue will be subject to some extreme weather conditions in this location where deterioration will occur but it is how this will impact on the surrounding area. Paragraph 58 also requires developments to ‘respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation’.

5.4 The proposal seriously considers paragraph 61 which stipulates that ‘the visual appearance and the architecture of individual buildings has very important factors securing high quality and inclusive design goes beyond aesthetic considerations. Therefore, planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment.

5.5 As stated in paragraph 62 the proposal has been reviewed by the Local planning authority. Harrison Ince Architects understand and agree that the ‘local design review arrangement is in place to provide assessment and support to ensure high standards of design.’

5.6 Harrison Ince Architects agree with the clause set out in Paragraph 63 and understand that when determining applications, great weight should be given to outstanding or innovative designs which help raise the standard of design more generally in the area.

5.7 Paragraph 64 considers that the proposal should be of the highest design standards and promote the use of high quality materials. The building will take ‘the opportunities available for improving the character and quality of an area and the way it functions.’

5.8 The proposal ‘does not promote poorly placed advertisements’ as this can have ‘a negative impact on the appearance of the built and natural environment’. Paragraph 67 stipulates that ‘the control over outdoor advertisements should be efficient, effective and simple in concept and operation. Only those advertisements which will clearly have an appreciable impact on a building or on their surroundings should be subject to the local planning authority’s detailed assessment. Advertisements should be subject to control only in the interests of amenity and public safety, taking account of cumulative impacts.’

5.9 The design considers Paragraph 69 which promotes having ‘safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and safe and accessible developments, containing clear and legible pedestrian routes, and high quality public space, which encourage the active and continual use of public areas.’

5.10 Paragraph 126 of the NPPF seeks to ensure that ‘new development will make a positive contribution to local character and distinctiveness’. In accordance with paragraph 128 of the NPPF, as part of the planning application the significance of any heritage assets affected should be described, including any contribution made by their setting. The level of detail required should be proportionate to the assets’ importance and sufficient to understand the potential impact of the proposal on their significance.

5.0 National PlanningPolicy Framework_


HARRISON INCE ARCHITECTS

HARRISON INCE ARCHITECTS2 Jordan StreetKnott MillManchesterM15 4PY

T: 0161 236 3650 F: 0161 236 9777E: [email protected]

6.0 Conclusion_ 6.0 Conclusion

This report has established that the existing first floor spaces within The Wye Bridge House, originally used as hotel rooms, are currently disused and in a dilapitated state. In this state, they are negatively contributing towards the buildings historical aesthetic and structural longevity as well as its contribution towards the local community.

A solution to the above, as acknowledged in numerous publications by English Heritage, is to ‘intelligently manage the change’ of these heritage buildings in order to secure their long term future. This objective is pertinent to the proposed application as it directly reflects the objectives of Historic England in its persuit of an active use for the building.

The buildings proposed change of use and/or reinstatment into a hotel on the first floors, is a valuable opportunity to bring a viable, sustainable use to this disused space. The approach to the renovation considers a number of significant factors in order to protect and enhance the buildings heritage. These include, but are not limited to: - Ensuring minimum intervention to the original fabric of the building. - Ensuring the proposed design is sympathetic and complimentary to the existing building fabric. - Adoption of the approach that change is necessary in order to protect the architectural and historical significance of the building.

It can be concluded that the proposed design has been sufficiently assessed in the above report and impacts of the successful proposal have been made clear. The report has been compiled in consultation with the historic environment record as well as assessment against appropriate heritage assets.


Appendix 1: extent of Area 9 conservation area in which the building is located

Documents

HARRISON INCE ARCHITECTS - High Peak, Derbyshire