Midcounties Co-operative Society Ltd.

Llanago, Old Radnor, Presteigne, Powys LD8 2RP T. 01544 350520 M. 07444 311421 info@thegriffithsheritageconsultancy.co.uk www.thegriffithsheritageconsultancy.co.uk Tuffins / Co-op Supermarket, Knighton, Powys, LD7 1DA Heritage Impact Assessment for Midcounties Co-operative Society Ltd. January 2017

1. Introduction This Heritage Impact Assessment has been commissioned by Gould Singleton Architects on behalf of Midcounties Co-operative Society Ltd. It is submitted as supporting information for a planning application relating to the redevelopment of the Tuffins supermarket site in Knighton, Powys. This assessment has been based on the advice in the draft Cadw guidance Heritage Impact Assessment in Wales (forthcoming) and Cadw s Conservation Principles for the Sustainable Management of the Historic Environment in Wales (2011). It has been produced by Cyllene Griffiths BA(Hons) MA IHBC ACIfA of The Griffiths Heritage Consultancy Ltd. All orientations are by the compass. Pre-application discussions were held with Powys County Council in 2013, which included gaining overall support for the redevelopment of the site from the Conservation Officer. Fig. 1 Map showing the location of Tuffins supermarket site within Knighton. OpenStreetMap contributors, http://www. openstreetmap.org/copyright. 2. The Site Knighton is located in the far east of Radnorshire, Powys on the English / Welsh border, south of the River Teme. The Tuffins supermarket site is located to the south-east of the town centre with the livestock market and large public car park to the north and east and with varying ages and styles of residential development to the west and south. The drill hall immediately to the east is not part of the application site. Fig. 2 Location map showing the extent of the development site. The site includes the Tuffins supermarket, its petrol station, parking and the separate Whitehall building, which fronts onto Bridge Street. Page 2

3. Objective The Tuffins site is a rather ad hoc development which appears to have been developed piecemeal over a period of time, often with poor quality materials. The objective of the application is to redevelop the site to provide a quality supermarket building and additional facilities, with sufficient parking. Knighton has a good selection of small and specialist shops while the supermarket is a popular and well-used facility. The closest other supermarkets are located in Ludlow or Llandrindod Wells, both approximately 20km away. The aim is to improve the visual appearance of the site, provide well used local shopping opportunities as well as space for other facilities, such as a cafe and hairdressers, and to retain jobs. From a heritage perspective the aim is to improve the gateway to the conservation area and town centre and provide a better setting for the nearby listed buildings whilst mitigating any impact to other heritage assets. Fig. 3 View of Tuffins supermarket showing the ad hoc nature of development and use of poor quality materials 4. Heritage Assets 4.1 Conservation Area Whitehall is located within the Knighton conservation area while the supermarket building, forecourt etc is located on its boundary but outside the conservation area. Bridge Street is one of the major routes into the town centre and this site can be said to provide a gateway to the conservation area. Fig. 4 Map showing the extent of the Knighton conservation area (shown by the purple line and purple hashed area) in relation to the development site. Powys County Council Page 3

4.2 Listed Buildings Whitehall is not a listed building but there are two listed buildings directly visually associated with the site. To the west side of Bridge Street, opposite Tuffins, is the Grade II listed Old Mansion House (Cadw Ref. 8961). To the north of Whitehall is the Grade II listed Swan Hotel (Cadw Ref. 8960). To the north side of the livestock market are three further listed buildings (all Grade II): 2 Bowling Green Lane (Cadw Ref. 8959); Streamford, 1 Bowling Green Lane (Cadw Ref. 8958); and The Old Workshop (formerly Knighton Baptist Chapel) Station Road (Cadw Ref: 9343 and 9023). These are disassociated from the development site due to the livestock market. Due to its height, the Grade II listed St Edward s Church (Cadw Ref. 8980) can be seen within views of the site, although the site cannot be seen from the church. Other listed buildings within Knighton can be identified by the blue dots on the map below but none of these can be seen from the site, or are viewed in conjunction with the site. 4.3 Scheduled Monuments Offa s Dyke (Cadw Ref. RD015, RD016, RD017) runs through Knighton to the west but cannot be seen from the site and does not pass near to it. Knighton has two castles which are also scheduled: The Bryn y Castell monument (Cadw Ref. RD054) to the east of the site has some shared views and the Knighton Mound & Bailey Castle (Cadw Ref. RD053) to the west, which due to the built-up nature of the town also does not share views to or from the site. Fig. 5 Map showing Listed Buildings and Scheduled Monuments in Knighton. Reproduced from Cadw s Cof Cymru website under the terms of the Open Government License (http:// cadw.gov.wales/historicenvironment/recordsv1/cof-cymru/?lang=en) Page 4

4.4 Registered Landscapes, Parks and Gardens There are no Registered Landscapes, Parks and Gardens which will be affected by this development. 4.5 Other Archaeological Records A search of the RCAHMW National Monuments Record and the Welsh Archaeological Trusts Historic Environment Records found no other identified historic assets, finds or features within or relevant to the study area. 5. Statement of Significance 5.1 Historic Knighton There is no firm evidence of a date for the foundation of the town. It is mentioned in the Doomsday book but this does not necessarily confirm an existing settlement at this time. The Clywd-Powys Archaeological Trust s Historic Settlement Survey - Radnorshire: Knighton (2011) identifies Knighton as developing at a strategic point on a route out of England in an area conquered soon after the Norman Conquest. A market grant was obtained in 1230 and documents of 1361 and 1383 confirm that it was by then a borough. The town was destroyed by Llywelyn ab Gryffudd in 1259 and murage grants from 1260 and 1277 suggest that town defences were at least planned even if they were not constructed. It appears that the older part of the town grew up around the Knighton Mound & Bailey Castle, with evidence of narrow twisting medieval streets still surviving in this area. It is thought that the Bryn y Castell may be a later successor to the other castle but there is no accurate dating of either castle to confirm this. The lower area of town is laid out in a grid pattern indicating either medieval planning or C19th expansion. It is thought that Knighton did not grow substantially after the medieval period until the C18th and C19th when it grew as a result of the success of the local woollen industry. There is little evidence within the town of later medieval development but quite a number of buildings have C17th features suggesting an earlier occupation of the lower areas of the town, perhaps redeveloped in the wealthier C19th. The following map indicates the potential area of the historic settlement prior to 1750. Fig. 6 The historic core of Knighton (outlined in green) based on existing evidence. Reproduced from CPAT (2011) Historic Settlement Survey - Radnorshire: Knighton Page 5

Assessment of significance of Historic Knighton: High High Medium High 5.2 Conservation Area The Knighton conservation area is broadly based on the known extent of historic Knighton (see above) with an extension down the Wylcwm Brook valley to the south-west. There is no up-to-date conservation area appraisal, therefore a brief analysis of the conservation area s character and appearance will help to put things into context. Within the conservation area, different character areas can be identified: The castle area The church area Broad Street and Bridge Street Wylcwm Brook area The development site lies partially within and adjoining the Broad Street and Bridge Street character area. This area consists mainly of a mixture of Georgian and C17th properties built as ribbon development along the main roads interspersed by late C19th / early C20th properties as either infill or redevelopment. There is a high commercial element and some good shop fronts. The buildings are generally three-stories although a few vary the roof line by being two-stories. Materials are mainly brick and stone with or without render, and slate roofs. The building line is hard against the road except in the small plaza containing the war memorial. The building plots along Broad and Bridge Street would largely appear to reflect burgage plots and other historic layouts such as gardens and small fields. At the northern end the clock tower makes a distinctive feature and view point and the Wylcwm Brook crosses the road at right angles, providing another distinctive feature. Broad Street feels largely enclosed, an impression which continues up Bridge Street until one reaches the end of the conservation area and Tuffins supermarket. 5.2.1 Whitehall The redevelopment of this site will affect Whitehall which is located within the Knighton conservation area. It is proposed that the Whitehall building is demolished. It is in poor condition both internally and externally (please see structural survey) and is currently used by the supermarket for storage and for the Air Ambulance charity shop. The building is mostly rendered with a slate roof with a three-storey gable fronting onto the street at the south-east end and a low two-storey side extension to the north-west. The date of the Whitehall building is not known but it appears to have been radically altered several times. The building is shown on the ordnance survey map surveyed 1884-1888 but its footprint was quite different to that of today, extending further to the southwest. The east side was also a very different configuration to today. This suggests that either the building has been partially demolished or completely rebuilt after the late C19th. The south-east end of the building with its gable end onto Bridge Street retains some interior timber framing but it would not appear to be of great age. It also retains a large chimney breast on the now exterior south-east end wall, with a mid-victorian stack above. These features would suggest that this end of the building dates possibly to the mid or late C18th. The north-west end would appear to be a later addition, probably of the late C19th Page 6

or early C20th, although it may have replaced or be a reformation of an earlier structure. Whitehall restricts views into the conservation area on approach from the south-east. It retains one sliding sash window on the first floor and a possible late C18th panelled door and door surround. Both of these are in poor condition and not of high quality. The building provides little information on the historical development of Knighton due to its greatly altered structure and few features of architectural or historic interest. Whitehall has a neutral contribution to the character and appearance of the conservation area and its current condition has a negative effect on views into the conservation area from the south, although it does contribute to the feeling of enclosure at this point. There is no evidence that the building has historic communal value, although it was perhaps once quite a prestigious residence. There may be some below ground evidential archaeological value to the site since it has been included within the potential historic core of Knighton. The significance of Whitehall in relation to the character and appearance of the conservation area: Low / Medium Low Low / Negative Low 5.2.2 Setting and Views Fig. 7 Whitehall and the Tuffins site in 1884-1888 The redevelopment of this site will affect the setting of the Knighton conservation area. The conservation area reflects the historic core of the town with its current setting being later residential and commercial development of varying quality to all sides. Its wider setting includes the surrounding hills, which restrict longer views out into the countryside. It is an inward looking area. One view within the conservation area of particular significance is that from the approach from the south-east up the hill towards the clock tower, this can only be seen once one has passed Whitehall on the road. Other views within the conservation area are short or truncated due to the winding nature of the streets and the relatively built-up and dense development of the town. As can be seen from the late C19th Ordnance Survey map above, the supermarket site was an orchard / garden area for Whitehall. The development of the supermarket has Page 7

split the context of the site with Whitehall appearing an incongruous building against the backdrop of the supermarket, with very different architectural styles and materials. As has been noted above the Tuffins building is of varying dates, styles and materials and its poor quality has a negative impact on the setting of the conservation area. The site as a whole does not reflect the historic layout and development of this area. There may be some below-ground evidential archaeological value to the site since it has been included within the potential historic core of Knighton. There is no evidence of historic communal value to the site, although currently the addition of a supermarket and other facilities to the shopping offer in Knighton is appreciated by the local community. The petrol station and the open air parking area between Whitehall and the supermarket are cluttered in appearance and extremely busy at all times of the day. This often results in cars being parked awkwardly against Whitehall and difficulties turning into the site. The significance of the site in relation to the setting and views of the conservation area: Low / Medium Low Low / Negative Low 5.3 Listed Buildings The redevelopment of this site will potentially affect the setting of three Grade II Listed Buildings. 5.3.1 Old Mansion House The Old Mansion House has an early C17th timber-framed house at its core. It is a two-storey, three-gabled building with all but its northern bay set back from the road frontage. It was once the Great House of the Crowther family and was twice its Tuffins, Knighton, Heritage Impact Assessment Fig. 8 The Old Mansion House, 11 & 12 Bridge St, opposite the supermarket site current size. Much of the front is now C19th with only a C17th window in the central gable hinting at an earlier history. Fig. 9 View from the front of the Old Mansion House towards the Swan Hotel, interrupted by Whitehall The Old Mansion House represents part of the C17th development of the town outside the earlier medieval core. As described above, this is not thought to be a major period of development for the town. The house is set diagonally opposite the C17th Swan Hotel but views between are partially interrupted by Whitehall. It is directly opposite the vehicular entrance to the supermarket car park and petrol station, which is defined by a low rendered wall, in poor condition. On either side of the Mansion House are late C19th / early C20th villas, which relate to Page 8

the later period of prosperity and growth in Knighton. The current setting of the Old Mansion House contributes very little to the significance of the property. It perhaps indicates that later development was not completely true to the frontage line of earlier properties, which has some historic value. The supermarket site, as currently constituted, can be said to have a negative impact on the aesthetic value of the setting of the listed building. Assessment of how its current setting contributes to the significance of the Old Mansion House: Low / Medium Low / Medium Negative Low 5.3.2 Swan Hotel The Swan Hotel is a three-storey, three-bay building with a C17th cross wing. The front is again C19th with possibly some jettying from the C17th on the right-hand side. It is currently only partially used and is in poor condition. The rear (Swan Court) was developed in the C19th and now contains two residential units, one modern and one C19th Fig. 10 The Swan Hotel in style. To its north is a C19th cottage and to the south, Whitehall. Once again the setting of the Swan Hotel contributes very little to the significance of the building. The poor condition of Whitehall negatively effects the setting. Assessment of how its current setting contributes to the significance of the Swan Hotel: Low / Medium Low Low / negative Low 5.3.3 St Edward s Church St Edward s Church is removed from the immediate vicinity of the site. There are however, restricted views where the church can be seen in conjunction with the site. The poor and cluttered design of the existing supermarket development negatively impacts on these views. Fig. 11 Restricted views of St Edward s Church in conjunction with the supermarket site Page 9

Assessment of how the views of St Edward s Church across the supermarket site contribute to its significance: Low Low Negative Low 5.4 Scheduled Monuments Tuffins, Knighton, Heritage Impact Assessment The redevelopment of this site may potentially affect the setting of Bryn y Castell scheduled monument. The Bryn y Castell scheduled monument is situated at the northern corner of the recreation ground. It is separated from the supermarket site by the community centre, public car park and drill hall. As such the setting of the monument can be said to be irrelevant to this proposal. There are, however, distant views from the scheduled monument to the site. Fig. 12 Bryn y Castell Scheduled Monument Fig. 13 Distant views of the supermarket site from the monument The site comprises the remains of a motte and ditch dating to the medieval period, although an accurate date is not known. The motte is c.35m in diameter and c.4m high above the base of a ditch. The monument is of national importance for its potential to enhance our knowledge of medieval defensive practices. The monument is well-preserved and an important relic of the medieval landscape. It retains significant archaeological potential. Its original setting and association with the medieval town of Knighton has long since been removed but substantial development on the site might affect these distant views. Potentially the site may contain archaeological evidence relating to understanding the medieval development of Knighton. Current contribution of the development site to the significance of Bryn Y Castell: Low / Medium (potential) Low Low Low 6. Proposed Work It is proposed that the whole site is redeveloped to provide a high quality new development including a Co-op supermarket, petrol station, cafe, and space for the existing Air Ambulance shop and hairdressers. Page 10

It is proposed to demolish Whitehall and change the orientation of the site so that the supermarket will be aligned approximately west to east with parking facilities and petrol station to the south-east. It is proposed to use a high quality modern design and materials which will ensure the environmental sustainability of the building. The proposed building will be of two-stories with the bulk of the building broken up through the use of materials and different heights at either end. To the south-east of the building will be a parking area and to the far south corner, the new petrol station. The expanse of parking will be softened through the use of trees and landscaping with different materials and by creating smaller units of car parking spaces around the site. 7. Impact of the Proposals, Justification and Mitigation 7.1 Historic Knighton It is possible that below-ground archaeological deposits relating to the historic development of Knighton survive on the site and that these may be disturbed / destroyed by the development work. A planning condition requiring an archaeological watching brief during any below-ground works would mitigate any loss of evidence. The Clywd-Powys Archaeological Trust report mentioned above identifies that there are many outstanding questions relating to the historic development of Knighton and that these can only be addressed by excavation (p3). It may be that the development of the site would benefit our understanding of Knighton s development and therefore prove to be desirable in this regard. 7.2 Conservation Area 7.2.1 Whitehall Tuffins, Knighton, Heritage Impact Assessment It is proposed that the Whitehall building will be demolished. Since Whitehall is currently having an adverse effect on the gateway into the conservation area this will have a potentially beneficial effect on the appearance of the conservation area. The poor structural condition of Whitehall as set out in the structural survey demonstrates that significant investment would be required to make the structure safe for the long term. Since the building has a low significance and negatively affects the appearance of the conservation area this can be seen as an opportunity to enhance this part of the conservation area. Part of the new building will be on the site of Whitehall and its high quality modern design and materials will provide an improved gateway to the conservation area. The proposed building will be of two-stories with the bulk of the building broken up through the use of materials and different heights at either end to reflect the density and scale of development within the town. The new building will retain the street frontage / historic building line and help to maintain the feeling of enclosure. Again, there is the potential for below ground archaeological evidence relating to the historic development of Knighton, which could prove beneficial in research terms. Overall it is considered that the demolition of Whitehall and its replacement with a high quality modern building would have a neutral / positive impact on the character and appearance of the conservation area and its historical significance. Page 11

7.2.2 Setting and Views Removing the poor quality existing building and establishing a modern high quality structure will improve the setting of the conservation area. It will reunite the historic site of Whitehall and its gardens, relating to the historic C19th layout of the town and reflecting the reuse of historic layouts and features for building plots in this area. The use of trees, landscaping and different surface materials will avoid the sea of tarmac often associated with modern supermarket car parks. 7.3 Listed Buildings 7.3.1 Old Mansion House The development site has been noted as having an adverse aesthetic impact on the setting of the Old Mansion House. The new development of the site will improve the appearance of the site and also more successfully reflect the historic layout of the town by reinstating a more homogenous site relating to the boundary of Whitehall and its gardens. Views between the Old Mansion House and the Swan Hotel will be aesthetically improved. There will be no change to the interruption of the view between the two buildings. 7.3.2 The Swan Hotel The development site currently contributes very little to the overall significance of the Swan Hotel. The poor condition of Whitehall has a negative effect on the Hotel s setting, although the Hotel itself currently has a very low aesthetic value due to lack of maintenance and repair. The new supermarket building will aesthetically improve the setting of the Hotel and possibly provide archaeological opportunities for discovering more about the late medieval / C17th development of Knighton, which could help to increase the setting s historical significance for the Swan Hotel. 7.3.3 St Edward s Church The new development will retain rooftop views of St Edward s Church with the foreground being aesthetically improved. The tower element of the new building reflects the skyline view of the tower of St Edward s, thereby respecting these distant views of an historically significant building. 7.4 Scheduled Monuments The distant views of the development site from Bryn y Castell will not be affected by the new development which will remain approximately equal to or lower in height than the existing development. Again, archaeological investigation may increase knowledge of the medieval development of Knighton and help to provide dating and context for the scheduled monument. It is considered that the new development would have a neutral or possibly a positive impact on the significance of Bryn y Castell Scheduled Monument. 8. Conclusion This assessment has demonstrated that the proposed new development of the Tuffins supermarket site will have a neutral and potentially a positive effect on the significance of the heritage assets of Knighton. It is suggested that an archaeological planning condition is used to ensure that the positive benefits of the development can be assured. It is also Page 12

suggested that the planning officer works closely with the Midcounties Co-op and their Architects to ensure the Planning Authority is satisfied that the materials used are of a suitably high quality and reflect the character of the town in a contemporary way. Page 13