Doncaster William Nuttall Cottage Homes Conservation Area Appraisal

Transcription

1 Doncaster William Nuttall Cottage Homes Conservation Area Appraisal

2 Doncaster William Nuttall Cottage Homes Conservation Area Appraisal Index Preface Part I Appraisal 1. Introduction 2. Location 3. Origins and development of the settlement 4. Archaeological significance and potential of the area 5. Architectural and historic qualities of the buildings 6. Character and relationship of the spaces in the area 7. Traditional building materials and details 8. Negative features and neutral features 9. Condition of Buildings 10. Problems, Pressures and Capacity for Change 11. Suggested amendments to boundary of Conservation Area 12. Summary of special interest Part II Management Proposals 13. Management Proposals Appendices I II III Useful Information and Contact Details Relevant Policies of the UDP Gazetteer of Buildings Maps 1. Key Buildings, Views and Green Character 2

3 Preface The guidance contained in this document is provided to assist developers and the general public when submitting planning applications. It supplements and expands upon the Policies and Proposals of the Doncaster Unitary Development Plan (UDP) and the emerging policy that will be contained within the Local Development Framework. The UDP contains both the strategic and the local planning policies necessary to guide development in Doncaster and is used by the Council for development control purposes. At the time of writing this appraisal, the UDP is being reviewed and will ultimately be replaced with the emerging LDF. It is not possible however for the UDP or indeed the future LDF to address in detail all the issues raised by the many types of development. This appraisal will be a material consideration to be taken into account when determining planning applications. Also included within the Appraisal are Management Proposals that will be considered for adoption by the Council as part of its approval processes. It is hoped that this guidance will cover most eventualities including all the main guidelines, which a prospective applicant should bear in mind when considering development proposals. The appraisal however is not intended to be wholly comprehensive and the failure to mention any particular building, feature, or space should not be assumed to imply that they are not of particular significance. Advice is available from Doncaster Council s Design and Conservation Team (see Appendix 1) and it is recommended that contact is made at an early stage of planning any work within the conservation area. 3

4 Part I - Appraisal 1. Introduction A conservation area is an area of special architectural or historic interest, the character of which it is desirable to preserve or enhance 1 Conservation areas were first introduced by the Civic Amenities Act The Act has now been incorporated and expanded into the Planning (Listed Buildings and Conservation Areas) Act 1990 which provides the statutory basis for planning control within conservation areas. This current Act imposes a duty on the local planning authority to designate conservation areas (where appropriate), to review them from time to time, and to bring forward policies and proposals for the preservation and enhancement of such areas. Before bringing forward policies and proposals for any conservation area it is important to define what its special historic or architectural character is. Government guidance contained in Planning Policy Statement 1 and Planning Policy Guidance 15 emphasises the need for the character and local distinctiveness of an area to be analysed and clearly defined in a written appraisal. English Heritage has set out in their 2006 guidance note Guidance on Conservation Area Appraisals a methodology for analysing this character. This appraisal covers the William Nuttall Cottage Homes Conservation Area which was originally designated on 8 th April 1991 and is the first review of the conservation area since its designation. The appraisal follows the English Heritage guidance and aims to identify the special architectural, landscape and historic interest of the William Nuttall Cottage Homes Conservation Area. This document will be used as material consideration for planning applications after public consultation. This appraisal also includes management proposals that recommend measures that could be used to help preserve or enhance the special character and appearance of the conservation area. 1 As defined under S61 of the Planning (Listed Buildings and Conservation Areas) Act

5 William Nuttall Cottage Homes Conservation Area: aerial view 5

6 2. Location This appraisal covers the William Nuttall Cottage Homes Conservation Area which was originally designated on 8 th April 1991 and is the first review of the Conservation Area since its designation. The Conservation Area is situated one mile to the east of Doncaster town centre within the suburb of Bennetthorpe. This was originally a linear Georgian/Victorian suburb of Doncaster which grew up on either side of Bennetthorpe Road (the Old Great North Road), and which saw a rapid outward expansion after The cottages were erected in 1930 during this period. The conservation area is bounded to the north by Bennetthorpe (The Old Great North Road). Sandbeck Road forms the east boundary, with the rear boundary of properties on Welbeck forming the southern boundary and Danum Road forming the western boundary (map 1). William Nuttall Cottage Homes Conservation Area: Location and Context 6

7 3. Origin and development of the settlement The conservation area is within the suburb of Bennetthorpe which lies either side of the Great North Road, a historically important route connecting London to York and the north. The route was first established during the Roman period when the fort of Danum was constructed in 70AD to control the strategic crossing point near to the River Don. The later Great North Road follows substantially the same route though with a northern diversion over higher ground through Bessacarr and the southern section of Bennetthorpe rejoining the original route of the Roman Road near the war memorial outside Elmfield Park. The conservation area fronts part of this diverted route. The derivation of Bennetthorpe is attributed to Mr Joseph Bennett, who lived at the cottages erected in 1778, where the Rockingham Arms now stands further up Bennetthorpe road. 2 It appears that the conservation area was formerly part of the ground of Belle Vue House (now the Grand St. Ledger Hotel) built in 1801 for John Henry Maw. An 1820 map details that he held much of the land either side of Bennetthorpe. From 1854 the area became connected with the local militia when Belle Vue House was converted for use as a depot by the West Yorkshire Light Infantry. Bennetthorpe remained relatively undeveloped throughout the nineteenth century and well into the twentieth century with the town terminating at Brunswick Terraces. OS map c1854 showing the Great North Road and the course of the Roman Road. The conservation area lies between them in the undeveloped area between Bennetthorpe and Belle Vue 2 Historical Notices of Doncaster by CW Hatfield ( ) 7

8 OS map from The area is in transition with the pace of development increasing to the south and east at Belle Vue and Carr House Road After 1930 Bennetthorpe experienced a period of rapid expansion and by 1950 the whole length of Bennetthorpe between Brunswick Terraces and the racecourse had been developed. OS map from 1948 shows both sides of the Great North Road now developed. The distinctive layout of the conservation area can be seen clearly against the pattern of surrounding development 8

9 The William Nuttall Cottage Homes forms some of the earliest development of the area and is an example of a planned development by a charitable benefactor. William Nuttall was a well known and successful local sweet manufacturer who began his business in 1884 making home made sweets in Hexthorpe. By 1903 the expanded business had moved to Chapel Street. In1909 his son Henry Nuttall developed the renowned Nuttall Mintoe and in the same year the business moved to a large factory in Wheatley. In 1930, William Nuttall, provided 12,000 in trust for cottage homes for aged spinsters to be erected on a site that was previously the Doncaster Grammar School playing fields and which was purchased from the council for The purpose of the homes was to provide 26 houses for spinsters over 50 years who have resided within the Borough of Doncaster for 15 years. The architect responsible for the development was Mr Harry Slater of Doncaster and the original concept for the almshouses can be seen in his drawing of the time though the proportions of the formal landscape is somewhat exaggerated. Above: The architects sketch of the layout of the cottage homes from the Doncaster Gazette, March 14 th Though exaggerated it shows the distinctive shallow V alignment of the buildings, the formal open areas and the avenues of trees 9

10 The Cottage Homes were laid out in the pattern of traditional almshouses of standard size set in communal grounds and are domestic in scale. The materials of the buildings were described as Conisbrough bricks with stone facings, red tiles, and greenish Westmoreland slate used on the roof. The homes were opened in After the death of Henry Nuttall in 1948 the business suffered from a series of takeovers and mergers until the Doncaster factory finally closed in 1981 with production moving to Halifax. The William Nuttall Cottage Homes Trust still administers the trust fund and the homes continue to have the use for which they were originally intended. As a result the conservation area has survived relatively unchanged during this time. 3 A detailed description of the cottage homes including the ground floor plan of the interior of no. 112 can be found in The William Nuttall Cottage Homes for Aged Spinsters by Barabara Frances Hepworth (1967) in The Bessacarr & Cantley Times; Issue 148, (2004) 10

11 4. Archaeological significance of the area There are no Ancient Monuments within the conservation area boundary. However, this should not be an indication of the lack of potential, due to the proximity of the area to the course of the old Roman road and to the historic Great North Road (Bennetthorpe) which runs across its northern boundary. Therefore, it is advisable that in order to reduce the risk of encountering important archaeological remains late in any development process (which could involve unforeseen time and cost implications) - any development proposal for this area which involves ground disturbance should be accompanied with a supporting archaeological desk based appraisal. This will determine whether there is a need for field evaluation prior to a planning application being devised, whether there is a need for an archaeological evaluation to be secured by planning condition or whether there is no further archaeological input required. 11

12 5. Architectural and historic qualities of the buildings None of the buildings are listed, but they all share a common architecture that brings a cohesiveness to the group. The almhouses are the only buildings within the conservation area and as such all the houses are considered key unlisted buildings making a positive contribution to the conservation area (map 1). The William Nuttall Cottages (or Cottage Homes) were originally built in 1930 and comprise a homogeneous group of 24 two-storey almshouses in an open setting. They are owned by the William Nuttall Trust and have been little altered externally. They have a symmetrical layout, at the centre of which is a linked terrace of eight dwellings. This has in between the central pair of dwellings a high level stone name plaque with a curved top announcing boldly that the buildings are The William Nuttall Cottage Homes and now less distinctively for Aged Spinsters and again clearly below this the date 1930 to the centre. Beyond the central pair of cottages there are two pairs of cottages either side and a single dwelling at each end completing this linked terrace. Within the central terrace there is a central arch and arches between every two units, with the end central units advancing boldly forward. At either side of the central terrace there are four pairs of semi detached dwellings that step forward the further away they are from the centre. In between these are arched walls. Central commemorative plaque and archway linking arched walls 12

13 Though the properties that make up the composition share a common architecture and use the same materials they are not all identical with slight differences in form and detailing between each pair. The fronts are embellished with architectural features but the rears of the properties are much simpler. The layout of the buildings shows each pair successively stepped forward from the centre Two pairs of houses with slight differences in form and detailing 13

14 6. Character and relationship of the spaces in the area and key views The almshouses are set in set in open ground without internal divisions. The open spaces both front and rear are plain grassed areas which allows open views across both front and rear of the buildings. The space is enclosed by formally planted avenues of trees, principally Lime, Norway Maple and London Plane, with intermittent ornamental species. There is a 1metre high red brick wall matching around the boundary of the land with chamfered concrete copings. Some hedging is set behind the walls to the back of side boundary walls to the rear of the site. The whole effect of this is to demarcate and separate the almshouses from surrounding developments. View across the front of the almshouses showing the open front gardens and front avenue of trees 14

15 View across the rear gardens of the almshouses showing the lack of property demarcation, the open aspect, and the rear avenue of trees There is a central vehicular access to the frontage between raised piers with stone marshmallow shaped tops between which are a pair of metal gates decorated with a saltire motif. This widens out to form a small car parking area before narrowing between two large hollies and splitting to form two further parking areas in front of the central terrace. Past the central area this drive narrows to form a path that continues along the front stepping forward as the terraces step forward and continuing tightly around the back to form a loop. This path also has links to gateways onto the surroundings streets. There are two additional pedestrian gates to Bennetthorpe and one each to the side streets of Sandbeck Road and Danum Road. These pedestrian gates are similar to the vehicular entrance with piers and concrete copings but with simple metal gates painted black. 15

16 Central gates, boundary walls and piers; the front gates and the side gates (above right) have saltire motifs. The almshouses are set back from the road and separated from Bennetthorpe by the deep front garden space and a formal line of trees. This presents a key view of the whole frontage from the length of the road where the whole composition can be appreciated in whole or in part. There are secondary views across the rear of the almshouses from parts of Sandbeck Road and Danum Road (see map 1). The primary views of the almshouses are from the front through the avenue of trees 16

17 There are secondary key views of the almshouses across the rear gardens 17

18 7. Building materials and detailing The walls are in smooth red engineering brick on a thin mortar bed in Flemish stretcher bond (with gables in stretcher bond). Most buildings have concrete stringcourses set mainly at first floor level combined sometimes with one at eaves level, or at first floor sill and eaves levels, apart from on the two recessed pairs within the central terrace where there is only a brick stringcourse at first floor sill level. Architectural embellishments are used to break up the facade, i.e. mock ventilation slits, stone and brick diamond motifs, and the use of five contrast bricks to form crosses. Left: tiled diamond motif Window frames are white painted timber with thin concrete sills to first floor main windows and on upper large windows unless there is a concrete or brick stringcourse occurring at this level. There is a bow window to each dwelling on the front elevation, which are either from the floor or from ground floor sill level. Some have curved roofs whilst others have flat roofs. On the terrace there are two-storey bows from ground level on the recessed units of the row. 18

19 Two forms of bay; single bay with curved hood (left ) and two storey bow (right) with embossed lead apron. There are large paned side hung vertically proportioned leaded casements to the larger windows which have been renewed in white powder coated aluminium. Smaller windows are not leaded and appear to be non-openable. These smaller windows have half brick surrounds and are occasionally nonrectangular, either being lozenge or porthole, the latter of which is sub-divided rectilinearly into nine smaller panes. There are decorative panels above some of first floor windows with a herringbone pattern infill. Left: herringbone infill above window 19

20 The doors and frames are in timber painted a variety of colours, with large glazed panel to the top subdivided by thin glazing bars to give geometric patterns with three narrow vertical panels below. There is a simple flat roof canopy over individual doors on carved wooden brackets. Typical doors with slight pattern variations The walls sometimes project forward by half brick/full brick around the front doors that are either kept as separate or are joined to form central features. These are sometimes gabled, and two pairs have an arched recess below. 20

21 Gabled central feature with arched recess between doorways The roofs are mainly hipped with some gables to front and rear. They have a steep pitch (approx. 45 degrees). The outer semis and the central terrace are roofed in small red clay plain tiles sometimes known as Rosemarys. The inner semis have green/grey Westmoreland slate roofs. Red clay ridge tiles are used on all buildings. The gables have stone kneelers and copings with some having tiled corbelling. Chimneystacks are set on the ridge of semis just before their hips. The roof of the central terrace is made up of a series of individual and joint hipped roofs so that its ridgeline is varied. The chimneystacks on the central terrace are relatively tall and are set on the slopes of the outermost dwellings then on the ridge of the two centre units. Black cast iron rainwater goods are used except where repaired in upvc. 21

22 Above left: cast iron hopper Above right: chimney detail Left: tiled corbelling 22

23 8. Negative features and neutral features Negative features are described in the English Heritage guidance as elements that detract from the special character of the area. In terms of the William Nuttall Cottage Homes Conservation Area, there are no negative features. The buildings are little altered and other than replacement windows retain much of their original fabric. Neutral features are described as areas that neither enhance nor detract from the character of the conservation area. Modern replacement elements such as metal windows and modern upvc rainwater goods might be considered neutral features. 9. Condition of Buildings The condition of the brickwork, concrete dressings, and roof elements of the residential buildings all appears good. As part of the upgrading of the buildings the timber windows which were single glazed and suffered from decay have been replaced with powder coated aluminium windows. The timber doors appear to be in good condition. All the buildings have retained their stacks and decorative details which appear in good condition. Some of the metal rainwater goods and window flashing and coverings have suffered from theft or vandalism and have been replaced in upvc or felt. The faces of the brickwork of the boundary walls show some severe spalling in places. The concrete copings are all in place although some missing elements have had to be replaced. The main gates and side gates are in fair condition requiring some routine maintenance. The low boundary wall appears to have filled in fixing holes for metal railings which sources tell us were removed during the Second World War 4. The hard surfaces, trees and lawns all appear reasonably well maintained. Spalling to boundary wall (above left) and renewed coping and brickwork (right) 4 B. Hepworth 23

24 10. Problems, Pressures, and Capacity For Change The original form of the buildings, boundaries and open spaces are all significant features of the conservation area and highly sensitive to change. It is likely that any development comprising new buildings or extensions to existing buildings would upset the delicate symmetry of the layout and threaten the character of the conservation area. Therefore the best development strategy for the preservation of the conservation area is the maintenance of the status quo. This means that extensions, subdivision, sheds and outbuildings would be discouraged. The one form of development that could enhance the conservation area would be the restoration of metal railings to the boundary walls subject to an appropriate design based on historic evidence. The repair and maintenance of the existing built structures and the maintenance of the existing green character would be the most appropriate way to protect the conservation area. However, the Trust has limited resources with which to undertake this. There is also the pressure to upgrade homes to modern standards e.g. heating, modern double glazed windows, which may have implications on the external appearance of the buildings. Some of these are permitted development and outside statutory control though council officers have in the past worked with the Trust on suitable designs. The fenestration of the buildings is in the process of being upgraded. This entails the replacement of the traditional single glazed sashes with powder coated aluminium double glazed units. Whilst care has been taken to match the existing units as far as possible this does entail the loss of historic fabric and is an alteration to the character of the building. New aluminium windows Original fenestration 24

25 The issue of whether the council should extend statutory control over otherwise permitted development or whether the council should work with the Trust in other ways needs to be considered. Conservation areas can only be preserved if there is wider public support. The reasons for conservation area designation, the elements that make a conservation area important to preserve, and the constraints that conservation area status brings are not widely understood. In the case of this conservation area which is in one ownership this is less of a factor than elsewhere. 11. Suggested amendment to the Conservation Area boundary The boundary is tightly drawn around the grounds of the almshouses and reflects the original curtilage. There are no reasons why the boundary should be changed. 12. Summary of Special Interest The William Nuttall Cottage Homes is a good example of a planned development by a charitable benefactor and since its creation in 1930 continues to have the use for which it was originally intended. The Cottage Homes were laid out in the pattern of traditional almshouses of standard size set in communal grounds and display typical detailing and materials of the inter-war period. The William Nuttall Cottage Homes development is relatively unchanged; the buildings have local historic and architectural significance and the spaces around them have a distinctive character worthy of preservation and enhancement which justifies its designation as a conservation area. 25

26 Part II Management Proposals 13. Management Proposals Under Section 71(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, the council is required to periodically review its conservation areas and to publish proposals for their preservation and enhancement. The purpose of the Management Proposals is to describe mid to long-term strategies for preserving and enhancing the special character and appearance of the Conservation Area. The Management Proposals set out the actions needed to address the issues raised in the Conservation Area Appraisal. These issues are: Restrictions on development repair and maintenance Upgrading homes to modern standards Wider public understanding and support The Proposals document recommends both the provision of good practice guidance information to clarify the existing powers, and proposes increased local authority controls within the area. This includes recommendations for further work required for their implementation. Some of the actions itemised in Recommendations will be implemented through the operation of the development control process. However, it is likely that most, if not all, of the remaining actions will have to be financed or initiated by Doncaster Council possibly helped by funding from outside sources such as the Heritage Lottery Fund or English Heritage. It is accepted that, of necessity, actions will all need to be prioritised according to the availability of resources and it may not be possible to achieve all those scheduled. 26

27 Recommendations The Management Proposals recommend that: General 1. The council should use the Doncaster William Nuttall Cottage Homes Conservation Area Appraisal Part 1: Appraisal as a material consideration in determining planning applications; 2. The council should adopt the Doncaster William Nuttall Cottage Homes Conservation Area Appraisal Part 2: Management Proposals' as a Supplementary Planning Document (SPD) in support of a Development Plan Document (DPD) within the emerging Local Development Framework (LDF) 3. There should be no change to the existing conservation area boundary 4. There is commitment to a five yearly review of the management of the conservation area. Development 5. The trustees will consult with the council at an early stage over any proposals for extensions or outbuildings which though permitted development may adversely impact on the character and appearance of the conservation area. For example outbuildings or sheds. 6. The trustees will consult with the council at an early stage over any proposals for development within the conservation area including alterations to the almshouses and their boundary walls and gates which require planning permission Maintenance and improvements 7. The repair and maintenance of the existing built structures and the maintenance of the existing green character would be the most appropriate way to protect the conservation area. However, it is recognised that the trust has limited resources with which to undertake this and that actions will need to be prioritised according to the availability of resources. The council should explore whether funding can be made available from other sources. 8. The trustees will continue to consult with the council over proposals for repairs and alterations affecting the exterior of the almshouses and their boundary walls and gates. This will obviate the need at this stage 27

28 for the council to consider withdrawing certain permitted development rights unless circumstances change. 9. Doncaster Council should undertake a tree survey to ascertain the species, age, and condition of the trees within the conservation area 10. The council and the trustees should jointly develop a strategy for the management of trees, and soft and hard landscape features within the conservation area. One consideration, should finances allow, would be to maintain, and where there are gaps, re-establish tree lines with appropriate species. Increasing Awareness and understanding 11. The council should work to increase wider awareness about the conservation area by publicising information about the area via the council s website 12. The council should prepare and formally adopt easily accessible guidance explaining conservation policy and good practice and its promotion. 13. The conservation area will link into both the Strategic and Local Green Infrastructures routes and policies. Green Infrastructures are a way of linking heritage, ecology and recreational assets so as to form a network of spaces, and as such, conservation areas are seen as an important contributor. 28

29 Appendix I Useful Information & Contact Details Sources of Information Design and Conservation Team South Yorkshire Archaeology Development and Planning Services Doncaster Council Howden House 2 nd Floor, Danum House 1 Union Street St. Sepulchre Gate Sheffield S1 2SH Doncaster DN1 1UB Telephone: / Telephone: conservation@doncaster.gov.uk Website: syorks.archservice@sheffield.gov.u k Website: Local History Library Reference Library Central Library Waterdale Doncaster DN1 3JE Telephone: reference.library@doncaster.gov.uk Website: Doncaster Archives King Edward Road Balby Doncaster DN4 0NA Telephone: doncaster.archives@doncaster.gov.u k Website: William Nuttall Cottage Homes Trust c/o Jordan s Solicitors 4 Priory Place Doncaster DN1 1BP Doncaster Civic Trust 2 Lawn Road Doncaster English Heritage - Yorkshire and the Humber Region 37 Tanner Row York Y01 6WP Telephone: Website: Society for the protection of Ancient Buildings (SPAB) 37 Spital Square London E1 6DY Telephone: info@spab.org.uk Website: The Twentieth Century Society 70 Cowcross Street London EC1M 6EJ Telephone: caseworker@c20society.org.uk 29

30 Bibliography The William Nuttall Cottage Homes for Aged Spinsters by Barabara Frances Hepworth (1967) in The Bessacarr & Cantley Times; Issue 148, (2004) File LO62CHA; Doncaster Library Service (Local Studies); various articles, Bennetthorpe (p12-13) in Old Doncaster Memories; Streetwise by P Tuffrey (1993) English Heritage, Guidance on conservation area appraisals, 2006 English Heritage, Guidance on the management of conservation area,

31 Appendix II Relevant Policies of the Doncaster Unitary Development Plan ENV 21 SENV 4 ENV 25 ENV 26 ENV 27 ENV 28 ENV 29 ENV 35 ENV 36 ENV 37 ENV 38 SENV 6 ENV 54 ENV 59 SPH 4 Protection of trees Conserving the built heritage Conservation Areas Demolition of buildings in Conservation Areas Enhancement of Conservation Areas Restoration schemes in Conservation Areas Designation and review of Conservation Areas Protection of the Boroughs Archaeological heritage Archaeological evaluation of sites Development affecting Archaeological sites Protection of sites from development Quality of design in new development Alterations and extensions Protection of trees on development sites Safeguarding residential land PH9-PH12 Residential Policy Areas PH13 SPH 5 Promotion of high standards in design Priority Residential Policy Areas PH16&17 Priority Residential Policy Areas T7 Road Improvements. 31