FORMER CANDLE STORE TO R/O 17 HIGH STREET, CHRISTCHURCH, DORSET

Transcription

1 FORMER CANDLE STORE TO R/O 17 HIGH STREET, CHRISTCHURCH, DORSET Heritage Appraisal A statement to inform potential future development at the former Candle Store to the rear of No.17 High Street, Christchurch November 2017

2 Client Name: Document Title: Christchurch Borough Council Heritage Appraisal Document Type: Evidence base Issue Number: 1 Grid Reference: FHS Job Number: TBC Invoice code: - Prepared by: James Webb Position: Date: Director 2 nd November 2017 Checked by: Position: Date: James Webb Director 2 nd November 2017 Disclaimer: This document has been prepared for the titled project or named part thereof and should not be relied upon or used for any other project without an independent check being carried out as to its suitability and prior written authority of Forum Heritage Services being obtained. Forum Heritage Services accepts no responsibility or liability for the consequences of this document being used for a purpose other than the purposes for which it was commissioned. Any person/party using or relying on the document for such other purposes agrees, and will by such use or reliance be taken to confirm their agreement to indemnify Forum Heritage Services for all loss or damage resulting therefrom. Forum Heritage Services accepts no responsibility or liability for this document to any party other than the person/party by whom it was commissioned. Forum Heritage Services Ltd 2017 Forum Heritage Services Ltd is a company registered in England Wales No Dorset House, 1 Church Street, Wimborne, Dorset, BH21 1JH t jameswebb@forumheritage.co.uk t bobedwards@forumheritage.co.uk Page 1 of 31

3 Contents 1.0 Background 2.0 Introduction 3.0 Historic Context 4.0 Description 5.0 Discussion 6.0 Significance of the site 7.0 Conclusion Appendices A. Location Plan B. Historic Maps C. Figures D. Designations Page 2 of 31

4 1.0. Background 1.1 Forum Heritage Services have been commissioned by Christchurch Borough Council the owners of the site to the rear of No.17 High Street, Christchurch, Dorset (see Appendix A for Location Plan) to prepare a Heritage Statement. This statement has been prepared in accordance with the requirements of the National Planning Policy Framework and its accompanying practice guide and the local planning guidance of the Christchurch and East Dorset Partnership. This report is intended to provide an understanding of the site in order to inform future management and potential redevelopment. 1.2 The site was inspected in December 2016 and February The buildings on the site are presently unoccupied. They have been used as public conveniences and most recently for storage for a local business selling candles. The buildings are presently stores for Christchurch Council. The buildings are in a fair condition, secure and watertight. 1.3 This historic context has been carried out gathering desk-based and fieldwork data. The documentary research was based upon primary and secondary sources of local history, including maps, previous planning applications and historic documents. 1.4 This report was written by James Webb BSc (hons) MSc Hist Con. Dip UD IHBC, Director of Forum Heritage Services. 2.0 Introduction 2.1 The site is located to the rear of No.17 High Street, Christchurch. It comprises two single storey brick buildings set around a small gated courtyard. Access is from Bank Close Car Park which is linked to the High Street via a pedestrian lane between No.15 High Street (presently the HSBC bank) and No.17 High Street. 2.2 The buildings on the site have had various uses to include most recently pubic conveniences and storage of candles for a local business. These uses ceased within the last 10 years. 2.3 The lies approximately 10 metres to the north-east and east of a scheduled monument (No.831) The monument is described as Site of Town Walls in, and E of, Druitt Gardens. There are no statutory listed buildings on the site but the site lies within the designated Christchurch Central Conservation Area. The conservation area was designated in May A conservation area appraisal and management plan was adopted by the Council in September Page 3 of 31

5 3.0 Historic Context 3.1 Archaeology suggests a continuous use of the area since Mesolithic times; since the harbour and rivers provided food in the form of fish and fowl, and security on the gravel spur from flood and raiders. 3.2 In the Saxon period the town was known as Tweoxneam, (the place) betwixt the waters (Avon and Stour). A Minster Church was built on the site where the Priory now stands. During the ninth century Viking raids penetrated Wessex. By way of defence, burh ramparts were constructed. The Normans slighted the Saxon defences and probably used the stone and spoil to construct the motte of the Castle. This was started in the latter part of the C11th and built on the next highest site after the Saxon Minster. 3.4 The Saxon period also saw the construction of the mill stream which was the eastern defence of the Burh. During the medieval period the town developed the main north-south spine of the town with burgage plots to either side. These are deep narrow plots with development to the High Street edge. 3.5 There does not appear to be any survival of medieval buildings to the High Street although remnant sections of medieval or post-medieval buildings may survive encapsulated in later buildings. Most buildings, however to the High Street have been replaced in the 18 th, 19 th and 20 th centuries with some exceptions. The frontage building to the plot within which the site sits appears to date from the early 20 th century and is in a Queen Anne Revival style. 3.6 Much of the the present development of the town owes much to the railway and the motor car. Its main economic advantage comes from its heritage and coastal position and the tourism generated from this. The intervention of the bypass has had a major effect on the character of the historic settlement and relatively recent major developments such as the Saxon Square have also had an impact on the finer scale and grain of the historic core. Cartographic evidence 3.7 The 1870 Ordnance Survey Town Plan (1 to 500) (Figure 1 Appendix A) shows the site within the garden space to the rear of No.17 High Street. There is a building to the north-west boundary of the site reflective of the scale of building seen presently. There are further buildings to the south-west boundary. To the south-west there is a further large building probably formerly set within the former burgage plot of No.17 High Street. This appears to be within the curtilage of the adjacent site to the north which forms the access from High Street (late to become Bank Close). The garden space is shown as landscaped and the map shows the plan of the No.17 High Street prior to the present rear extension into the garden space but with a separate building (possibly a wash house, laundry or brewhouse) in the space now occupied by the buildings extension. There are buildings to the south and north of the site set Page 4 of 31

6 within landscaped gardens. The strong sense of deep linear plots (medieval burgage plots) can be seen to this plan and the subsequent edition The 1898 Ordnance Survey map (Figure 2 Appendix B) shows two buildings of similar plan size to the north-west edge of the site and a further small building to the south-west but not on the present boundary. Beyond the site to the south-west the large square plan building has been extended. This building appears to be in the ownership of the site and is linked to buildings on the site with a boundary treatment; possibly a wall? The southern boundary is amost continuously developed with buildings. 3.9 The 1909 Ordnance Survey map (Figure 3 Appendix B)shows an L shaped building on the north-west boundary with a return range projecting into the site. The larger building to the south-west remains in-situ The 1924 Ordnance Survey map (Figurre 4 Appendix B) shows the extended rear of No.17 High Street. This building is now labelled Post Office. The building to the north-west on High Street (No.15) is now labelled Bank. The site comprises two similar plan size buildings to the north-west boundary and a larger building to the south-east boundary abutting development to the adjacent plot. The larger building to the south-west appears to be smaller than that shown to the 1909 map The 1951 Ordnance Survey map (Figure 5 AppendixB) shows a similar distribution of buildings to the site and surrounding the site. A new dwelling has been buillt to the rear of the site (to the south-west) An enclosure or further building is seen between the building to the north-west boundary and the building to the south-east boundary. There is little change to the site shown on the map (Figure 6 Appendix B) except for a new building (which has its own address) built to the north-west of the site The Ordnance Survey map (Figure 7 Appendix B) shows the in a similar configuration to that seen from 1951 onwards, however the dwelling to the south-west has been sub-divided into two (nos.3 and 4 Bank Close) and the building to the north-west is labelled as No.2. There is a hall building immediately behind the bank and the lane is named as Bank Close The to Ordnance Survey map shows Bank Close car park in place. It is not of sufficient scale to see what changes occurred since However the larger of the sheds on the site presently does not appear to be the building(s) shown on the map. 4.0 Description 4.1 The site comprises two brick-built buildings set around a gated courtyard created by development to adjacent sites to the north-east and south-east. There is boundary strip to the south-west of the site which has two self-seed sycamore trees approximately years in age (Figure 5 Appendix C). 4.2 The two brick-built buildings are can be distiguished as the small and large store. The small store has a low pitch roof to gables. The elevations are in red brick with some flared headers in a Flemish garden wall bond. There is a timber window to the north-east elevation. The brickwork is not closed to the jamb of the window. There are closers to the corners of this building. The window reveals are cement rendered. This would suggest that this window is a later insertion. Page 5 of 31

7 4.3 To the south-east elevation there are two doors (Figure 9 Appendix C). Both doors are vertical boarded doors with fanlights above with glazing bars. Neither of the doors have closers to either jamb and appear to be crudely inserted or the openings have been enlarged. There are brick steps to each door opening. To the south-west of the doors there is a high-level strip window with vertical glazing bars. There are no closers to this opening. The jambs to each of the openings are cement rendered to this façade. The roof is cementituous profile sheeting. There is a cast iron ogee gutter attached to a painted barge board. 4.4 The two room plan comprises a smaller room to the north-east of the plan. This has a projecting chimneybreast (Figure 10 Appendix C) with a cambered brick arch forming an open fireplace. The brickwork is limewashed in places. The north-west wall internal leaf of the wall is concrete block (Figure 11 Appendix C). 4.5 The larger room of the two room plan has mid-20 th century toilet facilities comprising partitioned toilets and a corner urinal (Figures 14 to 16 Appendix C). 4.6 The north-west (car park facing) elevation is brick in Flemish garden wall bond (Figure 6 Appendix C). It is in two builds with the north-east end rebuilt with concrete block to the internal leaf probably within the last five years. 4.7 The larger of the two store buildings extends across the width of the site and is brick built in stretcher bond. The roof is a very low mono-pitch of profile cement sheeting. There are two two-light modern timber casement windows to the north-west elevation. 4.8 There are double vertical-timber doors to the centre of the north-east elevation with fanlights over (Figure 8 Appendix C). To the north-west of this door there is a rebuilt section of stretcher bond brickwork and to the south-east of the doors there is a single two-light timber casement. 4.9 The internal space has two small rooms defined by single brick walls to the north-east of the plan. The remaining space is open to the roof structure. 5.0 Discussion 5.1 Given the historic evolution of the town in addition to the known archaeological significance of this part of the town in particular with the proximity of the scheduled moument to the southwwest the site which forms at least part of the setting of the former Saxon Burgh and beyond and sits within the possible Saxon and medieval planned historic plots of the town has the potential for nationally significant archaeological remains. 5.2 From cartographic and physical evidence on the site it would appear that one of the buildings on the site, the smaller of the two stores may be the same structure shown on the 1870 Ordnance Survey Town Plan of Christchurch (see Figure 1 Appendix B). it is likely that this building started out as a small garden store or woodshed to the rear of No.17 High Street. It would appear that much of the remaining site has experienced significant change. The smaller of the two stores has in itself seen much change including part rebuilding, replacement of the roof and insertion/alteration of existing windows and doors. It is unclear whether the internal chimney stack is original. If this is the case, the structure may have been a brewhouse, or laundry or it may have been adapted for use as part of the post office use from circa 1924 Page 6 of 31

8 through to the late 20 th century. This is probably the date of the toilet facilities forming one section of the small store. 5.3 The larger store to the site does not appear on the Ordnance Survey map so appears to date from post It is of no architectural or historic significance and does not make a positive contribution towards the character or appearance of the Christchurch Central Conservation Area. 6.0 Significance of the site 6.1 The above ground buildings on site are not identified as designated assets in the Christchurch Central Conservation Area Appraisal (see Appendix D). The smaller of the two store buildings by virtue of its age and the ability to trace its origins potentially to the mid to late 19 th century has some intrinsic evidential and historic value. Its patina of age adds some quality to this part of the Christchurch Central Conservation Area but this is only at a low to moderate scale. 6.2 The smaller of the two stores makes a neutral contribution towards the character and appearance of the Christchurch Central Conservation Area with its roof treatment in particular being negative but with the potential to be improved upon if it was considered worthy of retention. Archaeology 6.3 The following provides a summary of the potential significance of the site and draws from the work undertaken by Dorset County Council as part of the Dorset Historic Towns Project focusing on the Historic Urban Characterisation of Christchurch (2011). 6.4 The earliest settlement in the town was around the Saxon Minster church on the site of the present Priory Church at the southern tip of the ridge. The town then developed only slowly northwards from the Minster and later Priory along the central spine Road of High Street. The Saxon street layout of the town comprised a north-south spine road (now High Street) running along the length of the spur ridge and a second road (in the vicinity of Castle Street) crossing it. It has been theorized that the castle may have been placed in the 12 th century across the eastern entrance to the town diverting Castle Street slightly to the north. A second gate (Bargate) was located at the northern end of the High Street. The Saxon street plan was populated with medieval burgage plots on the High Street. These substantially survived into the late 20 th century with some remnant survival presently but were significantly eroded by late 20 th century development and transport infrastructure. 6.5 There are few visible remains of the late Saxon defensive bank and ditches or stone town wall; demolished by the 13th century. However, a focused series of archaeological excavation in the 1970s and 80s has highlighted the significance of these structures for the town s development, as well as the potential for further sub-surface archaeological remains. Further archaeological evidence relating particularly to the presence of a large middle Saxon cemetery at Bargates and a mid-late Saxon oven at the northern end of the town suggest that the burh defences may have been constructed around, over of complementary to existing mid Saxon defenses (Jarvis 1983). Page 7 of 31

9 6.6 Twinham is listed in the Burghal hideage. The town at this time appears to have comprised a royal residence and Minster church located at the southern tip of the gravel ridge at the confluence of the rivers Stour and Avon. In the 10th century, under threat from Viking raids and invasion, the defensive potential of the town became more important. Although Christchurch appears to have had some strategic importance in controlling the harbour and two rivers, its economic development may have been hampered by the poor quality of the surrounding land and marshes, effectively isolating the town from its hinterland and reducing its effectiveness as a market and port. By the time of the Domesday survey Twinham had only 39 recorded messuages suggesting that it was a very minor town in comparison with the four Dorset burhs of Bridport (121), Wareham (292), Dorchester (189) and Shaftesbury (257) (Penn 1980). 6.7 The defining and recording of the ditch defences has formed a major research programme in the town since 1970 when the line of the late Saxon northern defensive bank and external ditch were established. From the 1970s excavations, we know that the northern defences were modified during the Saxo-Norman period. In the 10th or 11th century a stone revetment was added to the inner face of the bank, the late Saxon ditch was re-cut with a V -profile and a second ditch was placed 10m north of the bank. There were at least six ditch phases, but all had been filled by the 12th/13th century (Jarvis 1983). Evidence for a wall and external ditch was also excavated to the rear of properties on the west side of High Street. Unfortunately the ditch was not fully excavated and its precise form and origin remains unclear. 6.8 In addition to the potential for evidence relating to the towns defences, the site also has the potential for evidence relating to the medieval burgage plots as depicted on 19th century maps (see Figures 1-3 Appendix B) and earlier. This period of development in the town has been highlighted as being of high importance, in particular, any archaeological evidence of this period has the potential to enable a fuller understanding of the development of the town and complement the historical evidence. This would feed into wider research aims for the South West Region to improve our understanding of medieval and later urbanism and assessment of the archaeological potential for studying medieval economy, trade, technology and production. In particular questions relating to how did the town develop, when were the burgage plots first set out, and how did they develop into the property boundaries visible on 18th, 19th and earlier 20th century maps? What evidence is there for the medieval economy? What evidence is there for medieval industry and how was it organised? What were the different zones of social differentiation, industrial activity, etc during this period and how did they change? 6.9 Given the previously developed character of much of the site, the potential for meaningful archaeology from the Saxon and Medieval periods is greatly reduced. However the proximity of the site to the former town defences (part of which are now a scheduled monument to the southwest of the site) and the presence of the site within former medieval burgage plots would suggest that evidence from these periods as well as post-medieval foundations and service trenches is possible and that this has the potential to be of high significance given the relatively limited knowledge of these subject-areas. Planning context present position 6.10 The section Development Opportunities within the Christchurch Central Conservation Area Appraisal and Management Plan is particularly relevant to this site and the proposals. This is an extract from the appraisal (p82) : Page 8 of 31

10 The proposal to create a mixed use scheme incorporating the Banks Close car entrance to the High Street and buildings to the south, formed part of a draft development brief in The principles of creating an interesting mixed use development taking the form of traditional lanes and carefully integrating with existing historic buildings and boundary treatments is sound and could be very beneficial and complementary to the town. Action: Seek a positive dialogue with landowners with a view to producing a development brief linking this site to the Cornfactor site and the management and future of Druitt Gardens as an attractive and well managed green space in the heart of the town The Cornfactor site has been developed since the publication of the conservation area appraisal and Druitt Gardens has been substantially improved. The Bank Close car park link has not been realised but the development of the Bank Close access as an active mixed-use street frontage to the lane is something which is clearly promoted in the adopted conservation area appraisal. Mitigation of potential replacement of buildings Building recording 6.12 Building recording of the smaller store (to the north-west edge of the site) should be undertaken. This should accord to the The buildings highlighted on the plan in Appendix A will be recorded. The record will conform to the Historic England Level 2 and in places will expand to Level 3 as set out in Understanding Historic Buildings - a guide to good recording practice (English Heritage 2006). Colour digital photographs should form part of the work recording the external and internal appearance of the building. Upon completion of the building recording a report will be produced which will describe the nature of the fieldwork undertaken, the circumstances and conditions under which it occurred and the results that were obtained. The report will be submitted to the planning authority within six weeks of the completion of the building recording. Archaeology 6.13 The ground works for the proposed scheme will impact any below ground archaeological remains during the construction phase of the project, if any such remains are present There is the potential for archaeological material dating from the Mid-Saxon through to Postmedieval periods to be found on the site. The potential for encountering evidence of earlier structures on the site given the established historic pattern of development of the town is high. The evidential value of this material is potentially medium to high if encountered as it would add to the understanding of the age and extent of the town defences and the age and extent of the medieval burgage plots to the town. However provided an appropriate level of investigation prior to works taking place and method of recording is agreed with the County Archaeologist this should not be an impediment to development taking place. Page 9 of 31

11 6.15 Should consent be granted for the proposed development a written specification of recording shall be submitted to and agreed with the Local Planning Authority prior to works taking place. This is likely to take the form of pre-commencement trial trenches to ascertain the existence of buried archaeology on the site and to develop a mitigation strategy commensurate with the significance of the archaeological remains. 7.0 Conclusion 7.1 The store buildings presently on the site are of low to moderate significance and are not considered to make more than a neutral contribution towards the character and appearance of the Central Christchurch Conservation Area. 7.2 The potential for archaeology on the site is high and any potential redevelopment should carefully consider the need to mitigate any potential loss through recording of both the existing buildings and potential archaeology on the site discovered before and/or during works. This should be able to be secured through detailed conditional approval of any changes to the site requiring planning permission. 7.3 Any future development or change of use should pay very careful regard to sensitive setting of the site and respond positively to the character and appearance of the Central Christchurch Conservation Area and to the setting of scheduled monuments. Page 10 of 31

12 Bibliography Christchurch Borough Council, 2005, Christchurch Central; conservation area appraisal and management plan. Currie, C An Archaeological Watching Brief at Wick Lane Car Park, Christchurch, Dorset. CKC Archaeology client report (site code H42). Davies, S. M., Excavations at Christchurch, Dorset, Proceedings of the Dorset Natural History and Archaeological Society Jarvis, K. S Excavations in Christchurch , Dorset Natural History and Archaeological Society, monograph series 5 Jarvis, K. S Christchurch. Proceedings of the Dorset Natural History and Archaeological Society. 109, Lloyd & Pevsner, The Buildings of England; Hampshire and the Isle of Wight. London: Penguin Macgregor Smith Christchurch Borough-wide Character Assessment. Christchurch Borough Council Page, W Victoria County History of Hampshire and the Isle of Wight, London, Constable and Company Valentin, J Rear of High Street, Christchurch,Dorset: preliminary archaeological assessment.unpublished AC Archaeology client report no.1697/2/0 Page 11 of 31

13 Appendix A: Location Map The site to r/o No.17 High Street, Christchurch, Dorset outlined in red Page 12 of 31

14 Appendix B: Historic Maps Figure 1: Ordnance Survey 1870 Town Plan (1 to 500) Figure 2: Ordnance Survey (1898). Page 13 of 31

15 Figure 3: Ordnance Survey 1909 (1 to 2500) Figure 4: Ordnance Survey (1924) 1 to 25 inch Page 14 of 31

16 Figure 5: Ordnance Survey (1951) 1 to 1250 Figure 6: Ordnance Survey ( ) 1 to 1250 Page 15 of 31

17 Figure 7: Ordnance Survey ( ) 1 to 1250 Page 16 of 31

18 Appendix C: Images of the site Figure 1: View of the site from Bank Close Car Park (looking north-east) Figure 2: Site from Bank Close car park looking north-east Page 17 of 31

19 Figure 3: View from High Street looking south-west down Bank Close Figure 4: View of site from Bank Close looking south-west Page 18 of 31

20 Figure 5: Site from Bank Close Car Park looking south-east Figure 6: Buildings on the site north elevations Page 19 of 31

21 Figure 7: Buildings on the site north-east elevations Figure 8: Buildings on the site north-east (courtyard) elevation Page 20 of 31

22 Figure 9: Buildings on the site south-east (courtyard) elevation Page 21 of 31

23 Figure 10: Chimney stack to building to north-west of courtyard Page 22 of 31

24 Figure 11: North-west wall of building to north-west side of the site Figure 12: Window to north-east wall of building to north-west side of the site Page 23 of 31

25 Figure 13: Door to south-east wall of building to the north-west of the site Page 24 of 31

26 Figure 14: Toilet facilties to the south-west end of the building to the north-west boundary of the site Page 25 of 31

27 Figure 15: Toilet facilties to the south-west end of the building to the north-west boundary of the site Page 26 of 31

28 Figure 16: Toilet facilties to the south-west end of the building to the north-west boundary of the site Page 27 of 31

29 Figure 17: Interior of building to south-west of the courtyard (looking north-west) Figure 18: Interior of building to south-west of the courtyard (looking south-east) Page 28 of 31

30 Figure 19: Inserted window to south-east elevation of building to the north-west side of the courtyard Figure 20: Brickwork detail and window to north-east elevation of building to north-west of courtyard Page 29 of 31

31 Appendix D: Designations (extract from the Central Christchurch Conservation Area Appraisal) Site Page 30 of 31

32 Page 31 of 31