casablanca armentieres square stalybridgeplandocs.tameside.gov.uk/anitepublicdocs/00217834.pdf ·...

CASABLANCA the former Co-operative Society building

ARMENTIERES SQUARE STALYBRIDGE

HERITAGE STATEMENT

Cavendish Property Developments Ltd Rowlinson Investments Ltd

15-06-2015

2 CASABLANCA ARMENTIERES SQUARE / Heritage Statement

CONTENTS

1.0 Introduction

2.0 Setting and Context

3.0 Assessment of significance

4.0 Design concept for the proposals

5.0 Impact of the proposed development

6.0 Planning Policy

7.0 Consultation 8.0 Conclusion


1.00 Introduction

This Heritage Statement accompanies a planning application seeking:

1.01 Full planning permission for private rented residential accommodation consisting of 67 apartments

and commercial premises fronting Trinity Street and Armentieres Square. 1.02 The application is submitted on behalf of applicants Cavendish Property Developments Ltd and

Rowlinson Investments Ltd and is described in more detail in this report, the accompanying planning statement and the Design and Access Statement.

1.03 The Statement considers the site and its surroundings under the following headings:- • A description of the heritage asset and its setting

• An assessment of significance

• An explanation of the design concept for the proposed development

• Describing the impact of the proposed development

1.04 This Statement should be considered alongside the Design and Access Statement, which sets out

how the proposals have evolved based on the assessment of the context and pre-application consultation, and how these have been evaluated to produce the design principles and concepts used in the submission.

1.05 An application for ‘Conservation area consent for demolition in a conservation area’ is also

submitted as part of the main ‘Application for planning permission and for relevant demolition of an unlisted building in a conservation area’. This is with reference to the demolition of The Millpond public house on the site.


2.00 Setting & Context

History of Stalybridge (citing and referencing ‘Stalybridge Town Centre Conservation Area Appraisal and Management Proposals 2013’ Tameside MBC).

2.01 When considering developments in historic areas such as this, research into how an area has

developed and why, assists with our understanding of the identity and character of it’s character which informs our architectural approach.

2.02 Stalybridge is located eight miles east of Manchester, in the rolling foothills of the Pennines

bisected by the River Tame, which was until 1857 the ancient boundary between Lancashire and Cheshire.

2.03 Prior to 1750, the population of Stalybridge was sparse. Between 1700-1750 the villagers

numbered no more than 140 at any one time, earning a living in a dual capacity as farmers and weavers. By 1750 there were already a few, small woollen mills in Stalybridge, based along the river to take advantage of the ready supply of waterpower. The first cotton mill was erected by Edward Hall, whose mill in Wood Street was also the first to acquire a steam engine, in 1796, together with a chimney to carry away the smoke, which earned it the nickname of the 'Soot-Poke Mill'. These chimneys soon became a dominant feature of the landscape as Hall was followed by other cotton pioneers such as John Cheetham (1802 - 1886) the great cotton master and reformer, and Abel Harrison (1793 - 1865) who bought the Staley Mills, and built Highfield House, whose grounds make up the present Stamford Park.

2.04 The settlement was originally called Stavelegh, which derives from the Old English staef leah,

meaning "wood where the staves are got". The medieval Lords of the manor took de Stavelegh as their name, later becoming Stayley or Staley. As Stayley expanded in the 18th century, it reached the banks of the River Tame. The construction of a bridge in 1707 meant the settlement was now commonly referred to as Stalybridge, meaning the bridge at Stayley.

2.05 The town, with its hilly topography and fast-flowing river, lent itself to the development of water-powered factories for textile manufacture with production accelerating from the late 18th century, when new transport links and increasing mechanisation of the manufacturing process facilitated larger-scale production. This led to a rapid increase in the town's population that rose in the years 1823-1825 from 5,500 to 9,000 and, by 1851, had reached an immense 20,760. In 1828, the Stalybridge Police and Market Act made Stalybridge an independent town, with a board of commissioners; the Stalybridge Gas Company was formed and given the contract for lighting the town, and three years later, the Town Hall and Market were officially opened on December 30, 1831. The town was made a borough on March 5, 1857. Tall factory chimneys and tightly packed terraces defined Stalybridge’s mid-19th century character, as the population swelled with mill workers and their families. Growth took place on both sides of the river and canal, and although the town was naturally contained by the surrounding moors, building works were largely unplanned and apparently chaotic.

2.06 At the turn of the century the cotton industry was still strong and the population of the town

reached its peak in 1901, at 27,623, but as trade dwindled the population began to decline and, despite the intensified employment of the war years, the main industry of Stalybridge continued to fail. By 1932, seven of the town's largest mills had closed and unemployment reached 7,000. In 1934 an Industrial Development Committee was set up to encourage new industries to settle in the town. New housing estates were built to replace the slums and, gradually, redundant mills were occupied by firms in the various light industries. New applications of engineering principles, the manufacture of rubber goods, plastics, chemicals and packaging materials were all introduced, as well as the addition of synthetic fibres to the textile trade. Unemployment declined and, for the first time since 1901, there was an increase in the population of Stalybridge. In 1991 it was 22,295.

2.07 Stalybridge has suffered the post-industrial ravages of high unemployment and commercial

depression and by 1932 seven of the town’s largest mills had closed. The closure of mills continued the town’s decline after the Second World War. By the 1960s the route of the


Huddersfield canal through Stalybridge had been culverted and filled in, new road junctions and car parks had forced the town centre to expand to the south damaging parts of the town’s historic core, and new housing estates replaced Victorian mill terraces, with the redundant mills providing a bleak backdrop

2.08 Stalybridge town centre was however designated as a Conservation Area in 1991 and the

Huddersfield Narrow Canal was reinstated to the town centre between 1999 and May 2001 as part of a two year, multi-million pound refurbishment which included Armentieres Square.

Stalybridge in 2015 2.09 Stalybridge remains an attractive Pennine town with a general character and plan form which

derives from the close relationship between its historic development, particularly throughout the industrial revolution, canal, river valley and wider landscape setting.

2.10 This area is characterised by a fine grain built form with narrow street frontages and a continuous,

back-of-pavement building line. Properties, generally, are relatively small, with little or no space between adjacent buildings. Market Street has a more organic, pre-industrial form, whilst south of the River on Melbourne Street a more formal grid street pattern dominates. Strong character is also derived from where Melbourne Street crosses the river and canal.

2.11 The buildings are a mix of ages and styles and this mix and juxtaposition provides character.

Some of the earlier properties are located to the south of the Canal on the section of Melbourne Street known as Princes Street during the mid 19th century. Generally though, most properties date from between the mid 19th century and the Edwardian period. Properties are either two or three storeys, with three storey properties generally being located to emphasise corners and at the strategic points where Melbourne Street crosses the River and Canal. Buildings are mostly brick, with some use of stone slates as a roofing material. The ground floors of properties in this area are generally in commercial use, together with a number of public houses and purpose-built banks. The latter are rather grander buildings and remain in their original use.

2.12 The quality of shop fronts within the area varies considerably. There remain only a small number

of shop fronts that retain their original proportions, style and architectural features. Many have been unsympathetically altered including the loss of original shop fronts and architectural features, the use of over-sized fascia boards in uncharacteristic materials, rendering and painting of masonry, changes to external openings, replacement windows and doors and the widespread and often inappropriate use of roller shutters.

2.13 The mix of commercial uses within the Conservation Area is currently skewed towards the night

time economy of bars and clubs, which leaves areas of the town centre overly quiet during the day. Stalybridge’s apparently weak retail economy needs to be bolstered in order to attract shoppers back to Melbourne Street and encourage the return of shops to Market Street and town centre in general.

Vernacular and key buildings/spaces 2.14 Stalybridge town centre developed around several crossing points over the River Tame.

Commercial development broadly ran along the axis of Market Street, Melbourne Street and Grosvenor Street and later along Trinity Street and Waterloo Road. The town centre and the location of the site is characterised by broadly two main building types – older buildings in render, brick and/or stone with pitched roofs (usually dual pitch sometimes with dormers) and ‘modern’ (mid to late Twentieth Century) flat-roof buildings with expressed rectilinear forms and infill masonry panels. Generally, buildings in the town centre are to the back of the footpath or, in the case of older buildings, have a narrow set-back with dwarf wall and/or railings. Typically, the older, higher quality buildings are typified by careful articulation and definition of ‘bays’, strong pediments and the use of string courses and cornices.

2.15 As well as a predominant low-rise terraced streetscape of traditional narrow fronted buildings with

various styles and ages of shop fronts and upper floors with sash windows, there are a number of


significant larger buildings with rich and ornate detailing and considerable articulation. 2.16 More recent buildings have tended towards a pastiche of the earlier styles evident in the town,

with the clear exception of Pattern House. Melbourne Court on Trinity Street/Dean Street presents an example of an existing historic building that has been adapted and extended.

2.17 The nearby Listed buildings have a clear architectural language reflective of their age and civic

character.

Conservation Area and Listed Buildings close to the site

Holy Trinity & Christ Church has a very definite and individual character by virtue of its use. Victoria market, built in stone and brick (courses of Flemish and English bond), is characterised by a (cyclopean) rusticated plinth, stone cills and lintels and features, arched brickwork lintels to windows, prominent stone string course and stone cornice. The elevation to Trinity Street is divided into bays with recessed brick panels with arched stone lintels and highlighted keystones. The higher parapet, with balusters, to Trinity Street is in stone. Doors have segmented arched fanlights and arched lintels with highlighted keystone. The main entrance door is flanked by stone pilasters and stone quoins. The bell tower is in stone and brick, with contrasting brickwork decorative panels.

2.18 The Post Office and Cheetham Public Library is built in brick and stone. The lower floor is in stone with smooth quoins and prominent string courses. The upper parts are in brickwork with stone features. Windows have stone lintels, transoms and mullions. Ground floor window arrangements include a moulded stone upper panel. Upper windows are framed with quoins. The library entrance is framed with columns, with ornamental capital, architrave and recessed frieze supporting a porch with slate roof. The larger post office entrance has a linear projecting hood with brackets and the smaller entrance a less projecting arched hood with brackets. Projecting bays are finished with decorated gables (finials and moulding). Upper floor windows have arched swan-neck pediments with central feature.

Melbourne Court’s façade to Trinity Street is in stone, with smooth pilasters, open pediment

porch, stone transoms and mullions to windows and central gable. There is a parapet with larger gables roofs set further back. Windows are fully framed in carved stone (without labels). The adjoining modern extension has used stone as the primary elevational material, with windows receiving plain, smooth stone cills and lintels. Some windows have been grouped together with smooth stone panels between horizontally, reflecting to a degree the deep stone panels below the original building’s upper windows.

The Listed building on waterloo Road is built in brick (stretcher bond) with stone cills and lintels to

windows and projecting bays with pilasters, pediment and cartouche. The central bay has a


doorway set in moulded stone with broken pediment supported on highlighted keystone. It is finished with an arched pediment with cartouche. A stone cornice defines the parapet and above it arched timber dormer windows. Keystones to label moulds over the lower windows to the bays support balconettes with decorative ironwork. The bays have pediments with cartouche.

2.21 The development scheme on Castle Street comprises two parts – ten refurbished listed mill

buildings and the contemporary new build apartment building. The latter uses modern materials and has a distinctive, individual character that is not at all pastiche.

Sketch studies of facades of listed buildings described above. Please refer to ‘Stalybridge Town

Centre Conservation Area Appraisal and Management Proposals 2013’ for further analysis of listed building within the Conservation Area.

2.22 Although Stalybridge town centre was designated as a Conservation Area in 1991, the rapid

development has resulted in a number of architectural styles and various types of building materials and these have broadly given way to nine character areas, as described within the Town Centre Conservation Area report. The site falls within the Melbourne Street Character area that is centred on Market Street and Melbourne Street, which is one of the oldest parts of the town and has historically been the commercial focus in Stalybridge. This adjoins the Castle Hall Character Area.

Stalybridge Conservation Area Designations (Tameside MBC)


Stalybridge Conservation Area Character Assessment (Tameside MBC)

The proposed site’s history

The Existing

ExistingSite Area: 2.86 hectares


Armentieres Square area Stalybridge, 1850 The 1871s map below shows a woollen mill visible on the site in the location of the Millpond pub that currently sits on the site. Holy Trinity Church and the Victorian Market are also visible on the opposite side of the canal to the proposed site.

Armentieres Square area, Stalybridge, 1871



Armentieres Square area, Stalybridge, circa 1960 The 1960’s photo shows the dominance of car parking within the town centre. The Square was named ‘Armentieres Square’ in recognition of the town it was twinned with in 1955. Armentieres is a town near Lille in the Pas de Calais region of France.


3.00 Assessment of significance

3.01 The site is in the Melbourne street character area of Stalybridge, prescribed by Back Grosvenor Street, Trinity Street and Grosvenor Street. It is comprised of a disused grass area and areas where buildings have already been demolished. The overall site is also occupied by The Millpond public House. The site is slopes by approximately 3 metres falling from south to north.

3.02 The Millpond public house is unlisted. It is a relatively significant building in terms of its scale and footprint. It is built in brickwork (stretcher bond) with stone string courses and frieze between lower and upper floor. There is a timber balcony along the whole main elevation with decorative ironwork, supported on metal columns. The stone lintels of the upper floor windows are continuous with the stone string course. At high level, there is a brickwork parapet, with some decorative stone moulding and a pedimented gable that has had alterations applied to it’s original fascia design. The elevation is broken into bays with brickwork pilasters.

3.03 The Millpond is an early 20th Century building with Edwardian references. The interior has been

significantly altered from it’s original and there is limited significance or architectural historical value to it’s current interior fit out.

3.04 The demolition of the buildings surrounding the Millpond has much diluted the grain and overall

nature and character of this site. The Millpond now exists in solitude (is also vacant) and no longer operates as a business. The contribution of the site as a whole in it’s current condition is now compromising the character and overall asset value of the conservation area and the settings of other listed buildings within the vicinity.

3.05 The former existing building to the south west of the site, has already been demolished as part of

demolition works sitting outside this application. It was of some architectural interest. It was of brickwork with rusticated pilasters to corners and forming bays along the elevation to Grosvenor Street. The lower floor was predominantly shop frontage, of mixed age and style, while the upper floor has brickwork panels between the pilasters and windows with stone surrounds. There was a stone cornice and parapet wall in brick above, incorporating stone balusters. There was an offset bay with pediment.

3.06 The building to the south east of the site has also been demolished as part of works sitting outside this application. It was rendered, generally two-storey with a central three-storey bay. Upper floor windows had a stone cill and deep lintels with a rectangular indent. There was a projecting string course and modelling to form slightly projected bays.

3.07 There is an existing cluster of retail units to the west of the site, not part of the development proposals, which are to be retained. They are single storey, brick built and relatively modern.


4.00 Design concept for the proposals

4.01 The overall philosophy has been to provide a characterful, high quality development that enhances the town centre environment. It is intended to be contemporary and inspirational whilst being rooted in the character of the town. The urban analysis discussed elsewhere in this document and other supporting documents, identifies the key views and townscape qualities that have informed the development of the design. Designing and detailing a new building within a conservation area is a challenge. The historic context clearly gives the design team a huge amount to respond to and respect. However the dilemma often divides opinion on how the design should be approached. Heavy eighteenth/nineteenth or even early twentieth century period referencing on a twenty first century building can often result in architecture that then lacks depth, integrity and substance. Period replication of different styles commonly referred to as pastiche and would generally be considered inferior architecturally amongst peers. Many believe that architecture should embody and reflect the era in which it was created and can often be a deeper reflection of social, cultural and economic circumstances of the time. By approaching design in this manner we are able in later years to see the grain and layers of development within our urban spaces. They become all the better and more interesting because of this approach and provide richness to our urban environments.

4.02 In considering the scale and massing of the buildings, the proposals use prominent features expressive planar facades and definition of storeys to engender a sense of the existing townscape without creating something which is a pastiche of period character. Instead, it has been the approach to use proportions, scale and forms that are consistent with the local vernacular but without diluting the contemporary individuality of the development. The proposals are designed to respond sensitively to the neighbouring and adjacent buildings in order that external spaces are not resultant, but designed, intended and offer a positive contribution to the neighbouring conservation area.

4.03 The relationship to street level is also an important consideration in all urban design and this has been addressed on all elevations with different applications to suite the purpose.

4.04 The proposals rise to their highest point on the north east corner of the site. This serves as a

strong turning point onto Trinity Street and shows confidence to the design form. The Vistas looking into the site from the town also now have an enhanced purpose and strength of reason to their offering. The best example of this is from Trinity Street looking into Armentieres Square from the south. The relationship and response in scale to the existing buildings and the higher church tower can clearly be seen in the image below and further explanation is therefore unnecessary.

Proposed view looking into Armentieres Square from Trinity Street.


4.05 From the north east corner the proposals again reduce down to three storeys in mass to respond positively and sensitively to the urban scale on Grosvenor Street. The site elevation is relieved by a semi-public open amenity area on Grosvenor Street offering a positive contribution to the urban street scene. The neighbouring snooker club presents challenging scale and spatial relationship issues both for the street scene and the areas to the rear which are deeper into the site. Again the proposals step down in height and respond appropriately to their context both in scale and with use of materials.

4.06 Windows, doors and other apertures are designed in detail with an emphasis on an elegant

vertical proportion (akin to traditional mill buildings). The regularity and predictability of the apertures often seen in these building types is not replicated here, but rather we have introduced a modern re-interpretation offering rhythm, strong articulation and elevational variety.

4.07 All of the neighbouring buildings within the conservation area have common palettes and themes

of materials often using red brick or millstone grit and slate with characteristic and contrasting period embellishments. It would be wrong to copy or replicate a period style, but absolutely appropriate to emulate existing townscape colours, palettes and where possible proportion and geometry. This can then be reinterpreted into a solution ‘of it’s time’ that is rooted into it’s context.

4.08 The external materials will predominantly be facing brickwork (to be selected and agreed with Planning) with accents in contrasting brickwork at lower levels to reference to the colouring of local stone work. There will also be further brickwork articulation with specific areas receiving detailed brickworks design. Cladding at higher level which serves to break down the overall massing of the building will generally be dark grey to reflect local slate and darker industrial tones. Window frames will also be a dark with detailed design arrangements to the retail/commercial frontages to be agreed further with planning.

4.09 The mass and form of the building has been carefully considered. The final drawings have delivered a design which steps and varies in height and plane, providing rich contrast using the two main materials. This serves to belie and reduce the overall impact on it’s surroundings. The stepping arrangement also helps to reduce overshadowing around the perimeter the site.


5.00 Impact of the proposed development

5.01 The development proposals if implemented would become a landmark building within the town centre, offering a positive and contemporary solution.

5.02 As an ‘island’ site, the development benefits from panoramic outward views and is a component

of key views from and within Armentieres Square, Melbourne Street and Grosvenor Street. It is also visible on approach from the east along Acres Lane and from the entrance to the adjacent supermarket off Trinity Street.

5.03 Whilst the Millpond Public House contributes to the overall piecemeal nature and character of

Stalybridge and Armentieres Square, it does not define it’s context. It’s loss will be replaced by a proposal which addresses and benefits the site as a whole delivering a coherent language to this part of Armentieres Square and the conservation area as a whole.

5.04 The context of this site provides many drivers to respond to. All of the neighbouring buildings

within the conservation area have common palettes and themes of materials often using red brick or millstone grit and slate with characteristic and contrasting period embellishments. The design emulates existing townscape colours, palettes and where possible proportion and geometry. This is reinterpreted into a solution ‘of it’s time’ that fits in to it’s context.

Views to and from the site

Key views to and from the site


Key views are suggested as follows:

Key view: 1. Looking east from Melbourne Street to Back Grosvenor Street and the site 1. From Melbourne Street along the Pedestrianised alley to the southwest Here, there is a visible and physical connection between the main retail area of Melbourne Street and Armentieres Square. The development site does not meet the ‘island site’ edge here as the west elevation existing retail premises are to be retained. However, the proposed development may be of sufficient height to afford a view of the upper floor here.

Key view: 2. Looking south from Armentieres Square 2. From Trinity Street and Back Grosvenor Street across Armentieres Square and the waterway This is a key view in terms of the overall townscape, with Trinity Street being the location for the town’s more substantial and higher quality buildings. Armentieres Square as an important town centre civic space is evident here, with its large open space providing transport links, pedestrian access to areas the east of the town centre and dwelling points for town centre users and visitors. The bisection of the space by the waterway highlights the history and context of the town and its heritage. The sundial sculpture provides a contemporary counterpoint to the historic buildings. Although the modern superstore to the east of the square is a significant part of the streetscape here, it is well screened by trees and planting and set back a considerable distance. Views from the site across the town are also important here, providing an aspect of the higher quality townscape and a sense of permanence, place and history. In broader terms, the new development will respond positively to the setting character and quality of the local listed buildings.


Key view: 3. Looking west from Trinity Street (supermarket site entrance) with distant views of hills 3. From the superstore to the east The supermarket entrance/exit is used frequently and therefore the view of the proposed development and its context within Armentieres Square will be experienced by many people each day. The site could act as a strong aspirational marker as to the quality and character of the established town centre and have a regenerative affect in this respect. Views from the site looking east include those of the distant surrounding hills.

Key view: 4. Looking northwest from Acres lane/High Street junction with views across town 4. From Acres Lane/High Street Glimpse views of the southeast corner of the site are afforded from here. This is a busy intersection and therefore the site will be seen frequently by visitors to the town centre and supermarket, as with View 3 above. Views from the site along the southern aspect include distant views of the surrounding hills.

Key view: 5. Looking east from Melbourne Street across Armentieres Square to the site, with distant views of hills


5. From Melbourne Street along the waterway to the north west of Armentieres Square Here there is a similar view in terms of importance to View 1 above, though from here the full extent of the site, in context with the existing retained buildings and wider open space, is apparent.

Key view: 6. Pedestrian access between High Street and Grosvenor Street 6. From the pedestrian access from High Street to Grosvenor Street A glimpse view of the new development is afforded here for pedestrians moving between High Street and Melbourne Street.


6.00 Planning Policy

Refer to accompanying planning statement for statement on planning policy.

7.00 Consultation

Refer to accompanying design and access statement for statement on planning policy.

8.00 Conclusion

8.01 This heritage statement in conjunction with other supporting documents submitted alongside the application has demonstrated that the proposals are a very considered design and an appropriate contemporary solution within the conservation area.

8.02 Residents and locals will be able to relate to the size, scale and ambience of the internal and

external spaces created as a continuation of the local grain within this positive 21st century contribution to the conservation area.

8.03 The proposed scheme provides a scarce and much needed amenity within Stalybridge and will enhance the area. We believe we have designed a quality housing scheme that makes effective use of the land available and accords with planning and conservation policy.

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