Sykes Holt, Mellor Brook

Heritage Statement

October 2016

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Humble Heritage Ltd

Registered office: 14 Ashbourne Way, York, YO24 2SW

Registered company number: 9927233

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CONTENTS PAGE

Executive Summary 4

1.0 Introduction and Site Location 5

2.0 Planning Context 7

3.0 History and Description of the Site 9

4.0 Assessment of Significance 17

5.0 Impact of the Proposed Development 20

6.0 Conclusion 25

7.0 Sources Consulted 26

Appendix A ~ Listing Description 26

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Sykes Holt, Mellor Brook

Heritage Statement

EXECUTIVE SUMMARY

Site Name: Sykes Holt

Address: Sykes Holt, Mellor Brook, Balderstone, Ribble Valley, Lancashire

Local Planning Authority: Ribble Valley Borough Council

County: Lancashire

Statutory Listing: Grade II

Conservation Area: N/A

Scheduled Monument: N/A

Date of Property: c.1600 farmhouse with later additions and alterations; late 19th and 20th century

landscaping and agricultural buildings

Report Production: Liz Humble

Enquiries To: Liz Humble, Director

Humble Heritage Ltd

14 Ashbourne Way

York, YO24 2SW

Tel: 01904 340591

Mobile: 07548 624722

Email: contact@humbleheritage.co.uk

Website: www.humbleheritage.co.uk

Humble Heritage Ltd is a professional built heritage and archaeological consultancy operating in

the specialised area of the historic environment. The practice has extensive experience of

historical and archaeological research, assessing significance and heritage impact and preparing

heritage impact assessments, archaeological desk-based assessments, statements of

significance, conservation management plans and so forth. Humble Heritage Ltd provides

heritage and archaeological advice on behalf of a wide variety of clients across much of England.

Humble Heritage Ltd undertook this Heritage Statement during April-September 2016 on behalf of the

owners of the application site – Thwaites brewery. This assessment is intended to inform and accompany

the application for planning permission and listed building consent for the development of the Grade II listed

farmhouse and its grounds and setting at Sykes Holt and, together with pre-application advice, has helped

informed the development of the proposals.

The former Sykes Holt Farmstead is a traditional farmstead of farmhouse and stables with a roughly parallel

plan form and dispersed agricultural buildings nearby erected in the mid-late 20th century. The farmhouse

dates to c.1600 with 19th and 20th century extensions and alterations. The stables date to the late 19th

century as does the adjacent walled garden and other landscaping associated with the erection of Sykes Holt

House (demolished in the mid-20th century). The site has fallen into disrepair and is overgrown due to being

vacant for a number of years.

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This report finds that the farmhouse is the most significant heritage asset on the site, as reflected in its

designation as a Grade II listed building of special architectural and/or historic interest. The nearby late

19th century stables and remains of the walled garden are not original and are in poor condition. Although

not intact, they do make some contribution to the setting of the farmhouse, with the former contributing to

the traditional farmstead and local character. The surroundings to the north and east of the site positively

contribute (i.e. Mammon Wood and open countryside). Mid-late 20th century farmstead development

combined with a lack of landscape and building management and maintenance has been largely detrimental

to this heritage interest.

The principle of development is considered in this report to be acceptable in this location given the presence

of the nearby extensive BAE systems, A59 and Mellor Brook. This is a viable use of the site.

This report has identified a range of heritage impacts both positive and adverse. The most significant positive

impact is the proposed repair and reuse of the vacant Grade II listed farmhouse. This is a major positive

heritage impact as the building is in poor condition and the unsympathetic ad-hoc 20th century accretions

(to be removed) are detrimental to it. The farmhouse will be converted to form the heart of the development.

Repair of other historic elements, notably the retaining/garden walls, is also positive in reinforcing landscape

character. However, the loss of the stables is an adverse heritage impact. Also the size and scale of the

proposed buildings, although reusing historic building footprints where possible, inevitably dominate the

listed building. This impact has been mitigated in a number of ways, most importantly by conveying an

impression of functional buildings grouped around the farmhouse not unlike larger modern agricultural

buildings grouped around a historic farmhouse as witnessed in traditional farms across the country. Given

the mitigation measures summarised in section 5, there are no heritage impacts considered to result in

substantial harm to the listed farmhouse, whether through direct impacts or changes to its setting.

Sustainable development such as this can have important positive impacts on heritage and wider public

benefits. In this case, the benefits flow from regenerating a vacant deteriorating site with a listed building

at high risk of dereliction and from creating an active employment business site with heritage connections

to the listed building and to Thwaites (with heritage vehicles and shire horses on display at the site to invited

guests). Therefore, despite some adverse heritage impacts, overall this report finds that the proposed

development is acceptable in this location.

INTRODUCTION AND SITE LOCATION

Introduction

1.01 This Heritage Statement has been prepared by Liz Humble (MA, MA, MCIfA, IHBC), Director, Humble

Heritage Ltd, on behalf of owners and applicants Thwaites brewery and their specialist advisors Rural

Solutions, Campbell Driver Partnership architects and others during April-September 2016. This

assessment considers the potential built heritage at Sykes Holt that forms the application site and

includes a Grade II listed former farmhouse. It has been informed by an earlier heritage scoping

report prepared by Woodhall Planning and Conservation.

1.02 The aims of this report are to:

Inform the owners of the site and their architects and planning agent with respect to the built

heritage significance of the site and the heritage implications of the proposed development.

To provide a tool to help the local planning authority to understand the development of the site,

the significance of the listed farmhouse and the extent and contribution of its setting to its

significance.

Assist those in the planning system advise and assess future plans for change at the site and

satisfy the requirement of paragraph 128 of the National Planning Policy Framework, which

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indicates that applicants should provide a description of the significance of any heritage assets

affected by their proposals (including any contribution made by their setting).

1.03 This assessment has been informed by analysis of historic Ordnance Survey maps of the area, desk

based research and a site walk over.

Site Location

1.04 The site, with approximately seven acres of land, is accessed via a single track from the A59

(Myerscough Road) on the approach to Mellor Brook near the expansive BAE Systems site. It is

bounded by the A59 to the south with Mammon Wood to the north. The landscape within the site

boundary is divided into two areas: with the east area being a meadow/paddocks and the western

area being previously developed with farm buildings, a house and much overgrown self-seeded tree

coverage (partly cleared in recent months in consultation with the local authority tree officer) and

some mature trees.

1.05 The former Sykes Holt Farmstead on the site is a traditional farmstead of farmhouse and stables

with a roughly parallel plan form and later dispersed agricultural buildings nearby. It is situated in

the Lancashire and Amounderness Plain Countryside (or Joint) Character Area as identified by Lake

and Edwards (2006).

Aerial view of the site in its wider setting

Grade II listed Sykes Holt

Farmhouse

Late 19th century stables

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Location plan

PLANNING CONTEXT

Statutory Designations

2.01 The application site includes a building known as Sykes Holt Farmhouse that is Grade II listed under

the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended, for its special

architectural or historic interest. The listing entry is reproduced in Appendix A of this report.

Legislation and National Planning Policy

2.02 Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 indicates that

special regard shall be given to the desirability of preserving a listed building or its setting. The

National Planning Policy Framework (NPPF) provides the planning policy context for managing

heritage assets. At the heart of the NPPF is a strong presumption in favour of sustainable

development (paragraph 14).

2.03 The purpose of this heritage statement is to satisfy paragraph 128 of the NPPF that states, ‘In

determining applications, local planning authorities should require an applicant to describe the

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significance of any heritage assets affected, including any contributions made by their setting’. It

therefore assesses the significance of any heritage assets that may be affected by the proposals.

2.04 Paragraph 132 of the NPPF states, ‘When considering the impact of a proposed development on the

significance of a designated heritage asset, great weight should be given to the asset’s conservation.

The more important the asset, the greater the weight should be. Significance can be harmed or lost

through alteration or destruction of the heritage asset or development within its setting. As heritage

assets are irreplaceable, any harm or loss should require clear and convincing justification.

Substantial harm to or loss of a grade II listed building, park or garden should be exceptional.

Substantial harm to or loss of designated heritage assets of the highest significance, notably

scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I

and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional’.

2.05 Paragraphs 133 and 134 of the NPPF make a distinction between proposals that will lead to

‘…substantial harm to or total loss of significance…’ of a designated heritage asset (paragraph 133)

and proposals which will have ‘…less than substantial harm…’ (paragraph 134). Paragraph 135

relates to the impact of proposed developments upon non-designated heritage assets stating that

‘The effect of an application on the significance of a non-designated heritage asset should be taken

into account in determining the application. In weighing applications that affect directly or indirectly

non designated heritage assets, a balanced judgement will be required having regard to the scale of

any harm or loss and the significance of the heritage asset’.

Local Planning Policy Context

2.06 Ribble Valley Borough Council’s Core Strategy (adopted December 2014) forms the central document

of the Local Development Framework guiding development to 2028. Key statement EN5 covers

heritage assets. This states that:

‘There will be a presumption in favour of the conservation and enhancement of the significance of

heritage assets and their settings. The Historic Environment and its Heritage Assets and their

settings will be conserved and enhanced in a manner appropriate to their significance for their

heritage value; their important contribution to local character, distinctiveness and sense of place;

and to wider social, cultural and environmental benefits. This will be achieved through:

Recognising that the best way of ensuring the long term protection of heritage assets is to ensure

a viable use that optimises opportunities for sustaining and enhancing its significance.

Keeping Conservation Area Appraisals under review to ensure that any development proposals

respect and safeguard the character, appearance and significance of the area.

Considering any development proposals which may impact on a heritage asset or their setting

through seeking benefits that conserve and enhance their significance and avoids any substantial

harm to the heritage asset.

Requiring all development proposals to make a positive contribution to local distinctiveness/sense

of place.

The consideration of Article 4 Directions to restrict permitted development rights where the

exercise of such rights would harm the historic environment’.

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HISTORY AND DESCRIPTION OF THE SITE

3.01 The proposed development is located on the site of a former farmstead and includes the Grade II

listed Sykes Holt Farmhouse near Mellor Brook in the parish of Balderstone. The site is accessed

from the A59 and includes the following built features set in self-seeded woodland with some mature

trees and a meadowland context:

Sykes Holt Farmhouse.

Sykes Holt stables.

Walled garden (partial).

Sykes Holt House (site of).

Farm buildings.

Historical Development

3.02 Sykes Holt Farmhouse was built c.1600 according to the listing description and is the earliest

surviving building within the application site. The farmhouse was originally set in a largely open

farming landscape with Mellor Brook to the south-east. This setting is shown on the 1848 Ordnance

Survey map when the farmhouse is depicted with an ‘L’-plan footprint with two nearby buildings

likely to be stables/cartsheds or other farm buildings loosely grouped around a courtyard with the

farmhouse.

Ordnance

Survey map,

1848: a rural

landscape

with

buildings

loosely

grouped

around a

courtyard at

Sykes Holt

Farmhouse

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Ordnance

Survey

map, 1892:

a designed

formal

landscape

with Sykes

Holt

Farmhouse

to the north

with a new

stable range

and Sykes

Holt House,

walled

garden and

landscaped

grounds to

the south

3.03 The character of the application site was transformed from rural agricultural - with Sykes Holt

Farmhouse at its centre - to a designed landscape in which the centrepiece was Sykes Holt House.

This was a small Victorian country house set in formal grounds with a garden laid to lawn, woodland

and tree belts with paths and carriage drives, and a walled garden with glasshouses. According to

cartographic evidence this house was built between 1848 and 1893. The relationship with Sykes

Holt Farmhouse is unclear, and it is presumed that they were in separate ownership, although it is

possible that the farmhouse fell under the ownership of the new country house. The pre-existing

farm/outbuildings were removed between the 1848 and the 1892 maps to create the much larger

linear stable range, which may have been shared by house and farmhouse or have belonged to the

farmhouse as its yard was to the north adjacent to the farmhouse. The north wall of the new walled

garden was formed from the south wall of this stable range.

Sykes Holt House, undated

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Ordnance

Survey map,

1911

3.04 The 1911 Ordnance Survey map (extract above) reveals the ongoing development and growth of

the site. Since the 1892 map, changes include two new buildings to the north of the stable range

(which is now shown with internal subdivisions), a new glasshouse in the walled garden (in which

paths are no longer shown), new potential enclosed paddocks to the east of the farmhouse and

further extensions to the rear of Sykes Holt House creating two rear ‘service’ yards.

3.05 The 1932 Ordnance Survey map (overleaf) shows further development. There is a large westwards

extension to Sykes Holt Farmhouse, removal of the glazed roof from the building attached to the

north of the stable range and its replacement with an archway improving access to the east,

alterations to the glasshouses along the north wall of the walled garden and removal of trees from

the area to the south of the lawn and walled garden of Sykes Holt House. The house itself has been

further extended to the rear and a new enclosure or unroofed structure such as an outdoor swimming

pool etc has been added towards the south-east corner of the application site.

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Ordnance

Survey

map, 1932

Ordnance

Survey

map, 1968

3.06 The major change between the 1932 and the 1968 Ordnance Survey maps is the demolition of Sykes

Holt House and degradation of its formal designed grounds and walled garden. The Historic

Environment Record entry records Sykes Holt House when it had been partially demolished stating

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that ‘the main house called SYKES HOLT (PRN33466) has been partly demolished but the remaining

walls show no traces of antiquity. The few remaining architectural features are of the Gothic revival

style, indicative of a mid-19th century date’. The house was demolished in the late 1950s or

thereabouts and is last depicted on the 1956 map. The character of the application site has returned

to its simpler more agricultural appearance but with the remnants of the walled garden, designed

garden and drives. Further trees have been removed, the field boundaries sub-dividing the field to

the east of Sykes Holt Farmhouse have been removed and an agricultural range added (this is the

linear range formed from corrugated sheeting to hold animals). Glasshouses in the walled garden

have been removed and there is a new enclosure or other unroofed structure partially within the

south-east corner of the application site. The land/yard to the west of the farmhouse has also been

reconfigured.

Ordnance Survey map, 1992

3.07 The site had acquired its current extent and character by 1992 when the Ordnance Survey maps

shows the continuing loss of trees and associated designed landscape suggesting a lack of

maintenance in the decades since the loss of the house. Instead, agricultural functions expanded

with a pond, a new outbuilding on the site of the former house and pens or other functional buildings

along the north wall of the former walled garden. The stables had also been extended through the

addition of a single cell to the east and the agricultural building to the east of the farmhouse had

been extended to the south. The character of the setting of the farmstead was substantially changed

at the south with the introduction of the A59, which runs east/west through what had been the

formal grounds of Sykes Holt House.

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The Site Today

3.08 The application site is disused and is in a poor and deteriorating condition following a lack of

investment and regular maintenance over a long period. It retains a rural character but has lost

most of its designed formal character and requires much conservation and maintenance work. The

various built historic site components are considered below alongside a brief summary of mid-late

20th century features.

Access Points and Drives

3.09 The creation of the A59 has altered the original access

points. However, the 19th century gate piers and line

of the drive to the site of Sykes Holt House survive

and there are further stone gate piers to the

farmhouse and stables. Here the drive survives laid

with stone setts (with later concrete repairs and

footings). Elsewhere historic drives have been

resurfaced with tarmac or are dirt tracks. Fragments

of dry stone walling and occasional gateposts form

remnants from the 19th century estate landscape.

Entrance drive to the former Sykes Holt House

Sykes Holt Farmhouse

3.10 The farmhouse is a sandstone rubble two storey building with slate roofs. It was built c.1600 and

has 19th and 20th century additions. The farmhouse is shown on the 1892 Ordnance Survey map

with a rear yard. The earliest part is gabled, projecting forwards with mullion windows. This is

thought to be the surviving cross-wing of the original house (see listing description) and contains

evidence of a historic timber roof structure, and possible infilled first floor internal opening (with

timber framing posts and lintel) to a former attached hall or wing. On the south front are two ovolo-

moulded and chamfered mullioned windows with hoods, one of five lights and the other of four. On

the north front are two similar stone mullion windows, one of three lights and the other of two. The

present entrance is formed from a modern door set within a stone surround situated within the

western return wall of the projecting gable end and accessed via a modern porch.

3.11 The c.1600 farmhouse building has 19th century single bay stone additions to each side. The

building, including the later additions, has been rendered to the rear. The additions have modern

window units with plain reveals and projecting sills. There are chimneys on the gable of the eastern

addition and on the ridge of the earlier building.

3.12 The large brick built addition to the west is first depicted on the 1932 Ordnance Survey map and

was therefore built between the 1911 and 1932 maps. A rear extension has been added to this brick

addition at a later date and a workshop and conservatory have been erected to the west during the

late 20th century with a further recent conservatory to the east end of the farmhouse complex.

These extensions considerably expanded the domestic accommodation of the farmhouse.

3.13 Internally, few historic features survive from any period. There is a 20th century bathroom, kitchen

fixtures and fittings and decorative schemes. However, there are historic, probably original ceiling

beams in at least two rooms and a roof truss. Historic roof timbers probably also survive in the roof

structure obscured by the current first floor ceilings.

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Sykes Holt Farmhouse Extension to farmhouse

Sykes Holt House

3.14 Sykes Holt House, built in the mid-late 19th century, was relatively short-lived and was demolished

in the late 1950s. Today no remains survive above ground, although areas of rubble (including piles

of stone blocks) in the area may have belonged to the house. A sunken stone coursed structure

with a rectangular footprint in the landscape nearby is likely the remains of a swimming pool that

belonged to the house.

Walled Garden

3.15 The walls of the walled garden survive only in

parts. The north wall (shared with the

adjacent stables) survives intact with sections

of the historic west and east returns still

standing. Most of the western wall has been

rebuilt. The outer skin is stone and the inner

skin is brick forming a Scottish bond with five

rows of stretcher bricks per single row of

header bricks. The brickwork dates to the 19th

century and was probably created as the

kitchen garden to Sykes Holt house in the mid-

late 19th century. It is likely that the walled

garden fell out of use when the house was

demolished.

Walled garden

3.16 Evidence of the historical interior arrangement such as paths or planting (if any survives) cannot be

seen due to the large number of self-seeded trees and overgrown vegetation. Internally the series

of small extant breezeblock structures appear on the 1992 Ordnance Survey map and are

presumably associated with agricultural uses.

Stables

3.17 The brick built stable range, erected in the mid-late 19th century, occupies a linear footprint that has

been extended to the east and west. At the west end is a brick ‘flue’, presumably feeding heat to

the adjacent garden wall. The pattern of door openings (formerly linking the stables with the yard

to the north) has been substantially altered as most of the doors have been blocked. There is also

replacement roofing, which is currently corrugated sheeting over the lean-to roof. The interior of

this range has also been altered with 20th century concrete floors (with drains), animal pens and a

central walkway at a slightly lower floor level. The surviving troughs, feeding racks, pens, stalls,

hay lofts, roof trusses etc are, however, indicative of its former use and date from the mid-late 19th

and early-mid 20th centuries.

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Stable range externally and an internal space

Farmstead Buildings

3.18 To the east of the farmhouse, the linear range formed from corrugated sheeting to hold animals is

first shown on the 1968 Ordnance Survey map and was later extended to the south with a poultry

loft or other raised animal accommodation. There are several adjacent grassland paddocks for

livestock. The blockwork shed accommodating animal pens, situated opposite the corrugated range,

is a late 20th century addition as is the nearby blockwork storage unit to the south. Both are first

shown on the 1992 Ordnance Survey map.

Animal pens/sheds c.1960s Paddock at north-east corner looking north-east

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Blockwork storage unit Timber shed/workshop

Surroundings

3.19 The application site at Sykes Holt is set within a historic landscape which has undergone a number

of changes over time, but which retains several historic features. The wider landscape setting

includes ancient enclosures, modern ornamental landscaping (to the north-west), and post-medieval

enclosures (to the north-east) with a large area of modern industry to the south-west at the

Samlesbury Aerodrome (BAE) site and the A59 to the immediate south. Sykes Holt Farmhouse

forms one of several 17th century houses located in this area. For example, within a 1km radius the

Historic Environment Record office entries reveals:

PRN1811 - a farmhouse c.1601 (now demolished) that was located on the site of the Samlesbury

Airfield.

PRN1812 – a farmhouse dated 1697 known as Lower Intacks Farm (substantially demolished).

PRN9085 – a late 17th century house that has been recently modernised and is listed Grade II.

PRN12839 – an early 18th century farmhouse.

ASSESSMENT OF SIGNIFICANCE

4.01 Significance is the concept that underpins current conservation philosophy. The significance of

heritage assets is defined in the National Planning Policy Framework as, ‘The value of a heritage

asset to this and future generations because of its heritage interest. That interest may be

archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s

physical presence, but also from its setting’.

4.02 Annex 2 of the NPPF defines a ‘heritage asset’ as ‘A building, monument, site, place, area or

landscape identified as having a degree of significance meriting consideration in planning decisions,

because of its heritage interest. Heritage assets include designated heritage assets and assets

identified by the local planning authority (including local listing)’.

4.03 The importance of identifying the significance of a site is highlighted in the NPPF as this is essential

in informing future change to heritage assets. The aim of conservation is to sensitively manage

change to ensure that significance is protected, and also revealed, reinforced and enhanced, at every

possible opportunity.

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4.04 This assessment of significance has been informed by non-intrusive site investigation combined with

a review of historic mapping and secondary source material. This appraisal considers the significance

of the heritage assets and the role played by the site (if any) in contributing to their significance as

part of their setting. The appraisal makes use of the five-step methodology set out in the Historic

England Historic Environment Good Practice Advice in Planning Note 3 – The Setting of Heritage

Assets (2015). However, Step 5 (make and document the decision and monitor outcomes) has been

omitted, as this is a matter for the decision maker.

4.05 The nature of the historic landscape is not considered within this report. However, it should be noted

that the Lancashire Historic Landscape Characterisation Programme identified the woodland to the

north of Sykes Holt Farmhouse (Mammon Wood) as an ‘ancient and post medieval wood’. The

setting of Sykes Holt Farmhouse near open countryside and Mammon Wood strongly contributes to

its significance. However, this is compromised, particularly to the south where the former designed

landscape along the southern strip of the site boundary has been heavily disturbed by the A59 and

BAE systems occupies a large area of land to the south and west.

Step 1 – Identify the heritage assets affected and their settings

4.06 This section assesses those heritage assets that have the potential to be affected by the development

proposal by virtue of a change to their setting. If the development is ‘capable of affecting the

contribution of a heritage asset’s setting to its significance or the appreciation of its significance, it

can be considered as falling within the asset’s setting’ (Historic England 2015, 8). Setting is defined

as ‘the surroundings in which a heritage asset is experienced’ (Historic England 2015, 2). The Grade

II listed Sykes Holt Farmhouse falls within the application site and has the potential to be affected

by the development proposals, both directly and through a change to its setting. The following

historic elements are found within the setting:

Stables to Sykes Holt Farmhouse.

Sykes Holt House (site of and outdoor swimming pool remains).

Remains of walled garden.

4.07 The remaining built elements date to the mid-late 20th century, have a very functional design using

modern materials (such as corrugated sheeting and blockwork) and are not considered to be of

heritage significance. They do not contribute to the significance of the listed building and most

detract from the aesthetic interest of the surroundings.

Step 2 – Assessment of whether, how and to what degree these settings make a

contribution to the significance of the Grade II listed Sykes Holt Farmhouse

4.08 Setting is not a heritage asset, rather its importance lies in what it contributes to the significance of

the heritage asset and therefore the paragraphs below identify the factors that contribute to the

significance of the designated heritage asset, what the settings are (in which the farmhouse is

experienced), and how these contribute to its significance.

Sykes Holt Farmhouse: Key Attributes

4.09 Sykes Holt Farmhouse is Grade II listed for its special architectural and / or historic interest and is

therefore of national importance. It is typical of the 17th century farmhouses common to this region.

The early 17th century building that survives today represents only part of a once more substantial

farmhouse. The building has witnessed much later change with an altered interior, two 19th century

wings and an early 20th century extension. Although illustrating its more recent development, the

20th century extension, and later porch, conservatory and workshop are not considered to have any

special interest and do not contribute to the significance of the farmhouse. Rather they detract from

it and visually compromise it. Internally relatively little historic fabric survives, however there is

evidence of an original or early roof structure (at least one truss) and some early or original ceiling

beams on the ground floor and original mullion windows to the front and rear.

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4.10 The original and 19th century parts of this traditional farmhouse positively contributes to local

character and distinctiveness on the basis of its age and external character such as use of traditional

stone materials for walling and window details etc.

Stables to Sykes Holt Farmhouse

4.11 The former stables are considered to positively contribute to the setting of the Grade II listed

farmhouse and to local character in the following ways:

Historical origins, development as late 19th century stables.

Survival of some external character (partial due to loss of original roof cover and blocking of most

openings).

Survival of some internal fixtures, fittings and roof structure from the mid-19th to mid-20th

centuries, providing evidence of original and later uses.

Group value with the farmhouse.

Sykes Holt House (site of and outdoor swimming pool remains)

4.12 The site of Sykes Holt House is considered to slightly contribute to the setting of the Grade II listed

farmhouse in the following ways:

There is potential for below-ground remains of the house to survive and if so these may be of

local interest and contribute to our understanding of the 19th century development of the

surroundings of the farmhouse.

The remains of the outdoor swimming pool to Sykes Holt House are of some, albeit very limited,

historic interest due to their association with the former 19th century house.

Remains of Walled Garden

4.13 The remains of the walled garden are considered to make a slight contribution to the setting of the

Grade II listed farmhouse and to be of local interest for the following reasons:

Association with Sykes Holt House and possibly also with the farmhouse i.e. historical associative

relationship.

Historic fabric and character, being part of a formal designed landscape of which very little

survives today.

4.14 Walled gardens do however survive in large numbers, many being in a better state of preservation

and still associated with the house they served. The partial loss of the walls and the complete loss

of the internal arrangement and planting schemes which has happened at Sykes Holt has reduced

the integrity, character and interest of the walled garden. This is not a good example of its type.

Form of Historic Farmstead

4.15 Research by Historic England and The Countryside Agency (Lake & Edwards 2006) has revealed

variability in farmstead plans in the North West region. In general, linear plans are predominant in

the uplands and linear or parallel plans in the smaller holdings in the lowland areas (as at Sykes

Holt). Dispersed plans are also common. From the mid-18th century, larger lowland farms would

typically be served by a farmstead grouped around a courtyard. The plan at Sykes Holt shown on

the 1840s Ordnance Survey map was a loose courtyard plan, however, by the late 19th century

rebuilding had changed this to a variation of a parallel plan with the stables and farmhouse

essentially forming two (albeit unequal) sides of a courtyard. This building form survives today for

the historic farmstead with later buildings erected in the 20th century having created a more

dispersed plan with detached farm buildings in the area surrounding the farm. Given the lack of a

strong plan form and later changes, the form of the historic farmstead does not strongly contribute

to the significance of the site but is of some interest and the variation of the parallel form is shown

on the late 19th century Ordnance Survey maps onwards. The core plan of farmhouse and stables

survives well, although overall within the site boundary the loss of Sykes Holt House and its designed

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landscape has significantly altered and compromised the character of the site to the south of the

former farmstead.

Other Physical Surroundings

4.16 The dramatic changes in topography in terms of ground levels within the application site impact

upon views and preclude panoramic views. Rather they create glimpsed views and minor desire

lines along historic driveways with more open views from the meadowland context towards the

farmhouse. The changes in level are part of the character of the site and have resulted in retaining

walls, which survive today, and limited intervisibility between the different standing buildings and

formal landscapes. They also historically, physically and visually separated Sykes Holt Farmstead

and House from the late 19th century until the mid-20th century.

4.17 The formal design of the once landscaped grounds around Sykes Holt House has been lost.

However, some mature or semi-mature trees do survive and the walled garden, retaining walls and

evidence of historic drives marked by stone gateposts and the evidence of historic surfaces i.e.

the cobbled yard surface by the stables and farmhouse. These contribute to our understanding of

the designed landscape that was once associated with the farmhouse and have historical illustrative

and associative heritage value.

4.18 Green space, trees and vegetation (see aboricultural assessment prepared by FPCR).

4.19 History and degree of change over time is seen at Sykes Holt where the farmstead plan shown

on the mid-19th century Ordnance Survey map (loosely arranged around a courtyard) was changed

soon after with removal of old farm buildings and erection of the current stables creating a variation

of a parallel farmstead plan. The erection of Sykes Holt House and associated designed landscape

was also a major change within the site. The demolition of Sykes Holt House in the mid-20th century

and decline of the walled garden and near complete loss of designed landscape, together with the

addition of dispersed functional farm buildings within the site of no heritage significance, and the

creation of the A59 and BAE systems site nearby have considerably changed the site. The A59 and

BAE have reduced the tranquillity of this formerly more rural remote agricultural site, although it

remains a relatively quiet site and the trees and changes in ground level create a sense of enclosure

and seclusion. In summary, the integrity of the site contributes very little to its significance.

IMPACT OF THE PROPOSED DEVELOPMENT

5.01 This section assesses the impact of the proposed development, continuing to employ the five-step

process recommended by the Historic England guidance in identifying the range of effects the

development may have on the settings of the designated and undesignated heritage assets and to

evaluate the resultant degree of harm or benefit to the significance of the heritage asset. It also

assesses the direct impacts to the listed building.

Step 3 – Assessment of the effect of the proposed development on the significance of the

heritage assets

The Proposal

5.02 This assessment has been prepared in connection with the proposed development of Sykes Holt,

Mellor Brook that has been vacant for some time before being purchased by Thwaites who propose

to redevelop the site and buildings into a new headquarters and brewery facility comprising:

Erection of a single storey brewery building.

Erection of an office building for about 100 employees with a single storey glazed link to the

farmhouse.

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Conversion of the listed farmhouse into a training suite and archive store and removal of its

various 20th century extensions and accretions.

Dismantling of the existing stables and erection of a new stable barn for four shire horses and

vintage delivery vehicles with a small staff gymnasium.

Retention (repair or renewal) of the stone setts in the stables/farmhouse yard.

100 car parking spaces including 10 disabled spaces and 12 Sheffield ring cycle spaces with

surface car parking areas.

New access road from the A59.

Pedestrian bridge linking the car parking by the brewery to the first floor of the office building.

Removal of the mid-late 20th century farm buildings.

Landscaping.

5.03 The proposals are set out on a series of drawings and visualisations produced by Campbell Driver

Partnership (15.152.01C, 15.152.02G, 15.152.04, 15.152.06, 15.152.08F, 15.152.09A, 15.152.10,

15.152.11, 15.152.13 a Design and Access Statement and 3D views) and a landscape plan by DEP

Landscape Architecture dwg. no.3489/01.

Change of Use and Principle of Development

5.04 The proposed change of use and the principle of development is considered to be acceptable given

the current dereliction and size of the site. It provides a viable use and an important opportunity to

give the listed building a sustainable use and to imbue a public/communal value at the site by

bringing visitors to it.

Direct Heritage Impacts: Impact on the Listed Building

5.05 The repair and refurbishment of the listed building will have a positive impact, rescuing it from its

current vacancy and poor state of repair and securing its long-term future, which at present is at

significant risk due to disuse and the scale of repairs required.

5.06 The removal of the large early 20th century extension to the listed building and the modern

conservatories and porch will have a positive impact as these accretions are incongruous to the

historic fabric and character and detract from it. Their removal will better reveal the historic fabric

of the farmhouse and restore its pre-20th century footprint.

5.07 The conversion of the building into a training suite, centre for invited guests and archive store with

a tack room, kitchen, reception and bar on the ground floor and archive stores on the first floor will

retain the current historic floor plan and indeed enhance this by removing modern internal partition

walls on the first floor to reveal the original and 19th century floor plan prior to the insertion of a 20th

century bathroom and subdivision of rooms. No historic fabric of significance will be lost internally.

Externally, there will be no new openings and the replacement of modern window units with

traditional timber sash windows, the introduction of traditional multi-pane glazing to the mullion

windows and the replacement of a modern security door to the rear with a boarded door, are all

positive enhancements that will reinforce the traditional character of the building which has been

eroded in recent decades.

5.08 The principal two alterations proposed to the listed building are the addition of a ground floor beer

cellar at the rear which will remove a modern window unit and a glazed single storey link to the

proposed new office building. Both changes will result in a slight adverse impact, however the glazed

link is a light touch solution ensuring that the farmhouse is physically connected to, and integral

with, the development and is therefore a necessary addition. The cellar is needed to support the

functions of the building and bring it back into viable use and is a modest single storey addition, with

a small footprint and set in a discrete location to the rear of the building. Therefore, the impact

upon traditional farmstead character and physical fabric is minimal and is outweighed by the

necessity of the space in the viable reuse of the building.

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Impact on the Setting of the Listed Building and to Undesignated Heritage Assets

5.09 If the development is ‘capable of affecting the contribution of a heritage asset’s setting to its

significance or the appreciation of its significance, it can be considered as falling within the asset’s

setting’ (Historic England 2015, 8).

Location, Siting and Access

5.10 The location has been carefully chosen in order to minimise heritage impacts in the following ways.

Firstly, the site is unlikely to be visible from the A59 due to the topographic changes and the tree

belt. Secondly, the presence of the large BAE site and Mellor Brook mean that this is a previously

developed area (to the south). Thirdly, the siting of new buildings has been designed to work with

the changing topography to minimise visual impacts.

5.11 Pre-application consultation with highways has indicated that the current single traffic access

junction from the A59 is unsuitable for the increased traffic that the development will generate. Thus

the proposals seek to take access from the existing roundabout at the eastern edge of the site,

modifying an existing spur. A feature stone wall will be constructed to define the entrance boundary.

As the current entrance is a result of the construction of the A59 rather than a historic access route,

the changes to access solve a practical safety issue and do not directly impact upon a historic access

point. Using an existing modern point of access, and using part of the historic tracks in the site for

access minimises the impact on the landscape setting, although there is still some minor adverse

impact on landscape character from the new access track through the eastern part of the site.

5.12 Within the site boundary the topography provides an important part of mitigating heritage impact.

There is a 4m difference between the northern part of the site (where the brewery and car parks are

proposed) and the southern part of the site (the extant listed farmhouse, proposed stable barn and

offices). This means that the impact of much of the new development (the offices and stables) will

be visually minimised from the entrance routes and southern part due to the topography. For

example, only the first floor of the offices will be visible from the proposed car park, while the

farmhouse will be barely visible. The retaining walls, banking and 4m difference in height will also

separate the proposed brewery from the farmhouse.

Form and Appearance of the Development

5.13 The new buildings have been designed to follow the form and character of a farm layout often seen

in Lancashire i.e. a grouping of large functional buildings around a historic farmhouse. The office

building attached to the farmhouse creates a linear plan common to lowland farms in the region

while the brewery maintains the unequal parallel plan that currently exists, albeit no longer on level

ground as the brewery would be sited on ground that is raised 4m above the offices and farmhouse.

This grouping is not an uncommon form, although the change in ground levels is atypical. It ensures

that the farmhouse is central to the redevelopment and lies at its heart in the same way as a typical

farmhouse set within a farmstead with later stables, cattle sheds and agricultural buildings. The use

of a palette of materials for the new buildings with random stone plinths, timber clad vertical

blackened boarding, slate or zinc roofs, aluminium framed windows and areas of zinc cladding is

arranged to give a functional farming appearance with a simple unfussy design but with a modern

twist. This ties together the design of the proposed brewery, stable barn and office buildings while

highlighting their modern uses. As with agricultural buildings, the scale of the proposed buildings

at Sykes Holt is generally dictated by their function.

5.14 The removal of mid-late 20th century functional buildings scattered within the application site and

their replacement with well-designed additions to support the functions and viability of the brewery

will have a positive impact on the significance of the listed building through an enhancement to its

setting, although this is compromised by the large scale of the proposed buildings. The arrangement

of the site will separate the service areas (brewery, car parking, pump station) from the farmhouse

and offices.

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Offices

5.15 The proposed two storey office building will have a linear plan form attached via a one and half

storey training room and single storey glazed link to the listed farmhouse. This creates a hierarchy

of height and scale that drops towards the farmhouse to mitigate the impact of the office block

visually dominating the farmhouse. The form is not unlike a farmhouse with attached combination

barn; a typical form in the Yorkshire Dales National Park and present too in Lancashire. The

elevations are largely functional with traditional materials such as stone walling, vertical timber

boarding and slate roof covering but are enlivened and given interest through areas of window

glazing and a projecting zinc clad balcony/bay window and zinc inset panel.

Stables

5.16 The current stables and associated retaining structure are in ‘a very poor condition’ (Design & Access

Statement 2016). The footprint and design of the stables follow late 19th century practice and are

not suitable for housing the large shire horses at Thwaites and would not allow for cross ventilation.

For these reasons the stables would be taken down and replaced with a new stable barn with the

appearance of an agricultural building and with sufficient space for four shire horses and the display

of several heritage vehicles.

5.17 The loss of the stables will have an adverse heritage impact upon the listed farmhouse as it is part

of its historical context. However, while the building does retain historical character internally and

externally, this is not intact. For example, the stall openings have been blocked from the yard and

the roof cover has been replaced with corrugated sheeting. The pattern of original horse stalls has

also been lost, although some historical stalling does survive. The stables are not considered here

to be of sufficient age, character or intactness to be of more than local interest.

5.18 The proposed stable barn building will display traditional materials – a slate roof and vertical timber

clad walls on a stone plinth and will have a traditional and functional agricultural character in-keeping

with the history of the site. The shire horses and heritage vehicles provide a direct link to the history

of Thwaites and are an important part of the interpretation of the site to invited guests and during

events.

Walled Garden/Walls

5.19 The repair of the walls of the walled garden and retaining walls are beneficial to the landscape

character and will enhance the contribution that the setting makes to the significance of the listed

farmhouse by strengthening their aesthetic values in addition to the heritage benefits of retaining

these locally significant undesignated heritage assets. The loss of much of the walled garden in the

late 20th century is a historic loss that will not be recaptured as the area is needed for a fire engine

(in emergencies), a wash down area for Thwaites vehicles and 12 car parking spaces. The restoration

of a walled garden is not viable here and therefore this light touch use is a compromise in that it

keeps the area open, preserving the memory of the walled garden, especially with the retention of

the garden and retaining walls. The retention, repair and uncovering of the overgrown historical

steps linking the former walled garden with the farmhouse yard is an enhancement.

5.20 Given its low significance and poor survival of historic fabric and features, the walled garden is

considered suitable for vehicle parking and the wall to the stables provides good screening of the

parking area from the listed building.

Other Effects of the Development

5.21 Developing this currently vacant site will increase traffic, emissions, light pollution and noise levels

as it will become a place of employment, business and activity. However, this is mitigated by the

fact that the area is already developed with BAE systems, the A59 and settlement at Mellor Brook.

The development will not therefore have a significant urbanising effect in a previously non-urbanised

area. Furthermore, given the fall in topography within the site, the development will probably not

be visible from the A59, BAE or Mellor Brook and the A59 is a major road capable of handling the

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extra traffic which will be generated. Furthermore, much of the landscape within the site will be

retained (especially to the east) acting as buffer to the open countryside. The special interest of the

listed building will not be significantly impacted upon by the increase in activity and associated noise,

traffic and light given activity levels in the area, the scale of the development proposed, and because

these will be well within Government regulations.

5.22 Changes to landscaping, notably the erection of surface car parks, will adversely impact upon the

setting of the listed building through a change to the landscape character, as carparks are

incongruous to the original purpose of the building and character of the setting. However, the car

parks will not be visible from the listed building and only the rooftop/chimneys of the listed building

are visible from the nearest car parks. The lack of visual and physical connection due to topographic

changes considerably helps mitigate the heritage impact.

Permanence of the Development

5.23 This is permanent sustainable development.

Step 4 - Maximising Enhancement and Minimising Harm

5.24 Enhancement is maximised in the following ways:

Reuse and repair of the listed building at the heart of the development securing its long-term

future.

Interpretation and links to the past at Thwaites with the presence of shire horses and heritage

vehicles.

Retention and repair of the retaining walls, link between the former walled garden and farmhouse

yard, stone cobbled surface (reset or repaired as appropriate) in the yard, mature trees etc as

part of the landscaping scheme.

Removing young self-seeded trees and retaining significant mature trees as part of a wider

coherent landscape strategy that maximises ecological interest and provides a green lung and

screening where needed.

5.25 Impact is minimised in the following ways:

The development utilises the footprint of existing buildings and spaces between existing buildings

to avoid impact upon the wider setting (open countryside and Biological Heritage Site). The open

land to the east is retained undeveloped (with the exception of an access route) and provides a

buffer to the open countryside.

Tree planting provides screening, some visual separation and softening of new buildings, while

formal native trees will be planted to line the proposed approach drive to provide a sense of

arrival. Many mature trees will be retained and self-seeded trees, saplings and overgrown

vegetation will be removed to create an improved and coherent landscaping aesthetic.

Working with the steep topographic changes.

A hierarchy of building heights (falling towards the listed farmhouse) softens the visual impact

and the form of the development evokes that of a farmstead.

Public Benefits

5.26 This is sustainable development with substantial public benefits associated with the scheme:

Economic: the redevelopment will provide numerous economic benefits as set out in the Economic

Benefits Statement that accompanies the application.

Public: the long-term survival of the listed building will be secured and it will be enhanced through

the removal of inappropriate modern changes and restoration of traditional character and floor

plan. Visits from invited guests will be encouraged to what is currently an abandoned and private

site.

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Environmental: the new buildings will incorporate a number of energy saving measures as set

out in the design & Access Statement. These include heat exhangers and energy efficient VRV

heating and cooling within the offices.

CONCLUSION

6.01 This Heritage Statement has been prepared to assess the heritage implications of the development

of Thwaites brewery and associated offices and infrastructure on the Grade II listed Sykes Holt

Farmhouse and historical farmstead and landscape setting.

6.02 The farmhouse is the most significant heritage asset on the site, as reflected in its designation as a

Grade II listed building of special architectural and/or historic interest. The nearby late 19th century

stables and remains of the walled garden are not original and are in poor condition. Although not

intact, they do make some contribution to the setting of the farmhouse, with the former contributing

to the traditional farmstead and local character. The surroundings to the north and east of the site

also positively contribute (i.e. Mammon Wood and open countryside). Mid-late 20th century

farmstead development combined with a lack of landscape and building management and

maintenance has been largely detrimental to this heritage interest.

6.03 The principle of development is considered in this report to be acceptable in this location given the

presence of the nearby extensive BAE systems, A59 and Mellor Brook. This is a viable use of the

site.

6.04 This report has identified a range of heritage impacts both positive and adverse and these are set

out in section 5. The most significant positive impact is the proposed repair and reuse of the vacant

Grade II listed farmhouse. This is a major positive heritage impact as the building is in poor condition

and the unsympathetic ad-hoc 20th century accretions (to be removed) are detrimental to it. The

farmhouse will be converted to form the heart of the development. Repair of other historic elements,

notably the retaining/garden walls, is also positive in reinforcing landscape character. However, the

loss of the stables is an adverse heritage impact. Also the size and scale of the proposed buildings,

although reusing historic building footprints where possible, inevitably dominate the listed building.

This impact has been mitigated in a number of ways, most importantly by conveying an impression

of functional buildings grouped around the farmhouse not unlike larger modern agricultural buildings

grouped around a historic farmhouse as witnessed in traditional farms across the country.

6.05 Given the mitigation measures summarised in section 5, there are no heritage impacts considered

to result in substantial harm to the listed farmhouse, whether through direct impacts or changes to

its setting.

6.06 Sustainable development such as this can have important positive impacts on heritage and wider

public benefits. In this case, the benefits flow from regenerating a vacant deteriorating site with a

listed building at high risk of dereliction and from creating an active employment business site with

heritage connections to the listed building and to Thwaites (with heritage vehicles and shire horses

on display at the site to invited guests). Therefore, despite some adverse heritage impacts, overall

this report concludes that the proposed development is acceptable in this location.

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SOURCES CONSULTED

Policy and Guidance Documents

Communities and Local Government (2012). National Planning Policy Framework.

Historic England (2008). Conservation Principles, Policies and Guidance.

Historic England (2015). Historic Environment Good Practice Advice in Planning. Note 3 - The Setting of

Heritage Assets.

Lake, J. & Edwards, B. (2006). Historic Farmsteads Preliminary Character Statement: North West Region.

English Heritage and The Countryside Agency.

Other Sources

Campbell Driver Partnership Architects (2016). Design and Access Statement Sykes Holt, Mellor Brook.

Woodhall Planning and Conservation. Sykes Holt: Heritage Scoping Report.

APPENDIX A ~ LISTING DESCRIPTION

Name: Sykes Holt Farmhouse

List Entry Number: 1072063

County: Lancashire

District: Ribble Valley

District Type: District Authority

Parish: Balderstone

Grade: II

Date First Listed: 13 March 1986

House, c.1600 with C19 additions. Sandstone rubble with slate roof. 2 storeys. Earliest part gabled,

projecting forwards with one-bay additions to each side. Probably the surviving cross-wing of an earlier

house. Additions have modern windows with plain reveals and projecting sills. Front wall of gabled wing has

ovolo-moulded and chamfered mullioned windows with hoods, offset to the right of centre. The ground-floor

one is of 5 lights (partly restored) and the 1st floor one of 4 lights. Under the apex there is a small opening

with plain reveals. Coped gable with kneelers. Present door, in left-hand return wall of wing, has plain stone

surround. Chimneys on gable of right-hand addition and on ridge of wing. Inside, the front room of the early

wing has 2 chamfered main joists. The owner reported finding unexplained timbers in the right-hand wall of

the wing, possibly remains of an earlier building.

National Grid Reference: SD6360731509