It was sad to hear that Willersley Castle Hotel, one of our former clients, recently closed in the wake of the Covid-19 pandemic, after decades of trading. Last year Bennetts of Irongate, Derby, the “world’s oldest department store” similarly had to close its doors after financial difficulties. Thankfully a buyer for that business has since been found.
These unfortunate stories are a salutary reminder of how many of our cherished historic buildings are in commercial use -from country houses to historic town centre shops- and how susceptible those uses are to the impacts of the Covid-19 pandemic and to broader structural changes in the retail sector.
Historic buildings need viable uses in order to ensure their maintenance and conservation over the longer term. Such uses also enable us, the public, to enjoy and appreciate them.
It is interesting to note that the government is looking to deregulate high street planning controls in an effort to revitalise our retail centres. Surely the cutting of business rates and high street rents is also needed to safeguard our historic commercial buildings. Responsible custodians of historic commercial properties should be rewarded with tax relief. They look after our shared heritage, employ people and bring vitality to town centres, yet pay for more tax than their online counterparts.
Buildings which have lasted a long time have done so because they are robust and resilient. With a little help from all of us they will continue to serve us and enrich our lives for many years to come.
Jon Millhouse, Director, Planning & Design Practice Ltd.
Jon is both a Chartered Town Planner and a Full Member of the Institute of Historic Building Conservation, with a specialist interest in Historic Building Conservation.
At Planning & Design Practice Ltd we recognise the importance of the built heritage in our towns, villages and rural areas.We have worked on numerous schemes affecting Listed Buildings, Conservation Areas and the Derwent Valley Mills World Heritage Site. To discuss a particular project or building, please get in touch.
Main Image: Willersley Castle Hotel – Methodist Guild Holidays Ltd
Walk around Belper, Holbrook or Makeney and you may not realise how much of the fabric of these places was shaped by one family; the Strutts. Jon Millhouse and George Henshaw of Planning & Design Practice Ltd, writing for Derbyshire Life, discuss what they have discovered about the Strutt family’s built legacy, through their projects and research.
Many people will be familiar with Strutt’s North Mill at Belper, built by William Strutt in 1804 using a revolutionary iron-framed fire proof design, to replace the cotton spinning mill constructed by his father Jedediah Strutt in 1786 but destroyed by fire in 1803. Thanks to the designation of the Derwent Valley Mills as a World Heritage Site by UNESCO in 2001, there is also increasing awareness of the role that Strutt’s mills along with a handful of other late 18th Century pioneering cotton mills within the valley, played in kick-starting the industrial revolution and establishing the blueprint for the factory system and dependent industrial communities.
The Strutts were not only responsible for building cotton mills and workers housing however. They built various community facilities for their workers at Belper and Milford, and also built or upgraded a number of outlying farms to secure a reliable food source. After selling the mills in 1897, the family set about expanding and re-developing Belper. Much of the fabric of the town as it stands today can be attributed to the Strutts, and many of the houses and farms in neighbouring villages can trace their history back to the family’s investments.
Jon explains more “I have been fortunate enough to work on several projects involving the restoration of Strutt properties. Learning more about their history has proved fascinating. We obtained consent for the restoration and re-use of a 17th century farmhouse and barns at Highfield Farm Holbrook on behalf of trustees of the estate, who still own and manage a handful of properties in the area. Also on behalf of the estate, we recently submitted an application to restore Larch Tree Cottage at Hazelwood, a delightful building dating back to the 17th century and (we believe) the oldest property in the village.
At Grange Farm, Milford, a former Strutt farm now in private ownership, we obtained consent for the conversion of a disused stone barn, which should help to secure its long term future.”
Grange Farm enjoys a pleasant outlook on a hill overlooking Milford, where Jedediah Strutt also built a cotton mill and workers housing.
Jon continues “One of our most interesting projects was at Holly House Farm, Blackbrook, for its links to the Strutt story, even though it was never owned by the estate. Holly House Farm was owned by the Slater family. Samuel Slater, also known as “Slater the Traitor”, famously absconded to America after serving an apprenticeship at Strutt’s Mill in Milford, taking its industrial secrets with him. He built ‘Slater Mill’ in Pawtucket, Rhode Island in 1793, America’s first fully mechanised cotton spinning mill. Fondly remembered in the States as ‘the father of the American Manufacturers’ he helped to set the country on its path to becoming an industrial super power. You might say that this was all part of the Strutt legacy, even though the family would presumably not have approved at the time!
Only a ruin survives where the original farmhouse once stood, although Slater’s descendants did return in the 1920s to construct a much larger farmhouse immediately to the north, in the grand American neoclassical style. It is doubtful whether the remnants of the original farmhouse would survive for too many more years, so we obtained consent for a novel, contemporary building which will span and showcase the old ruins, hopefully preserving them for prosperity.”
Having made their mills as efficient as possible, the Strutts decided to use their industrial expertise by experimenting on the farms. Their understanding of factory work flows led to unconventional yet efficient farm layouts, for example taking advantage of the fall of the land to aid movement of raw materials between each process. Examples of these layouts can be found at Dalley Farm and Cross Roads Farm, close to the family home of Bridge Hill, providing easy access for experimentation whilst providing produce for the family and large workforce. Wyver Farm at Belper and Moscow Farm at Milford were also built on these principles.
William Strutt, eldest son of Jedediah, focused his energies on fire resistant construction methods, the industry being blighted by early timber frame buildings when containing flammable cotton material. Using an iron framed construction, the mills became fireproof and after applications at Belper, Milford and Darley Abbey the Strutts moved onto making their model farms fireproof.
The building of the estate portfolio by the Strutts resulted in the purchase of existing farmsteads, mostly in poor condition, where improvements were also made.
The major innovation of farm buildings by the Strutts ended around 1860, although it was still encouraged with the Strutt’s architects, Hunter & Woodhouse, winning second place in a national competition by the Royal Agricultural Society for model farm buildings in 1911.
Hunter & Woodhouse were not only commissioned by the Strutts to work on farm buildings, but the renovation of a number of important Strutt based houses in the area as well as the construction of many new buildings, particularly in Belper.
Jon concludes “the Strutts left a technological legacy, but also a physical one, which we can still appreciate today.”
Jon Millhouse is a Chartered Town Planner and member of the Institute of Historic Building Conservation. He can be contacted on 01332 347371.
Strutt’s North Mill and East Mill
Design proposals for Holly House Farm at BlackbrookFarmhouse at Highfield Farm, Holbrook
The team at Planning Design were both surprised and delighted to be awarded the Highly Commended Certificate for Excellence in Planning for Heritage & Culture at the recent RTPI East Midlands Awards for Planning Excellence 2019.
The awards were held at the Roundhouse in Derby, at a sold out event on Thursday 26 September, which was attended by over 100 planning professionals from across the East Midlands.
The Highly Commended Certificate was for our work on the redevelopment of the ‘East Site’ at John Smedley Mills, Lea Bridge. Planning Design were instructed as planning consultants, alongside Evans Vettori Architects to deliver a complex set of proposals for redevelopment, conversion and part demolition on the site, which is the last working textile mill in the Derwent Valley World Heritage Site and the “oldest manufacturing factory in the world”.
The ‘East Site’ was no longer needed for garment manufacture and development was needed to secure a beneficial future use for the land and buildings and to support the company’s development and expansion. The scheme included the renovation of three late 18th century Grade II Listed cottages which were in a very poor state of repair and on the “heritage at risk” register.
With initial discussions with John Smedley Ltd beginning in December 2015, the development is now well underway, with the listed cottages having been fully restored by the summer of 2019. The redevelopment involved an innovative planning approach as it incorporated both conversion and new build and multiple heritage designations.
Some creative thinking by all parties resulted in a proposal to restore the derelict and run-down eighteenth century ‘Arkwright’ style cottages as part of the scheme. Achieving this objective was not straightforward in planning terms –the cottages lie within a different Council area to the remainder of the factory site and were in such a poor state of repair it wasn’t possible to enter the buildings to carry out a full survey.
With a number of stakeholders involved, Planning Design collaborated with John Smedley Ltd and Evans Vettori Architects as well as working proactively with Amber Valley Borough Council, Derbyshire Dales District Council, Dethick Lea and Holloway Parish Council as well as English Heritage and the Derwent Valley Mills World Heritage Site Partnership. Working together, this enabled the delivery of complex and innovative planning proposals, which straddled two Authorities and involved both conversion and new build and multiple heritage designations.
As the site is in both a Conservation Area and a World Heritage Site, planning identified and was sympathetic to the fact that all new development must preserve or enhance the character and appearance of the wider area.
Creative thinking and diplomatic negotiation was necessary to secure an affordable housing contribution within the plan for the ‘at risk’ listed cottages (thus facilitating their re-use and restoration) plus securing other 106 contributions. This included funds to establish a John Smedley Archive to protect and promote a historically significant garment collection as well as a significant investment in apprenticeships, creating new ancillary tourism, education and employment opportunities.
Jon Millhouse, Director of Planning Design who accepted the certificate said
“We are genuinely thrilled with this recognition by the RTPI. Working within both a conservation area and a UNESCO World Heritage site brought numerous challenges in addition to those already inherent to the listed buildings at the John Smedleys site.
This is a great example of a successful partnership that has helped to ensure a sustainable and viable future for the oldest manufacturing factory in the world, creating opportunities for this unique historical site which will bear fruit long into the 21st century and beyond.”
Planning Design recognise the importance of the built heritage in our towns, villages and rural areas. We have worked on numerous schemes affecting Listed Buildings, Conservation Areas and the Derwent Valley Mills World Heritage Site. Director Jon Millhouse specialises in heritage planning and design team leader Lindsay Cruddas is a registered Specialist Conservation Architect.
Planning & Design recently worked on behalf of a client who had bought a house in Milford, which sits the Derwent Valley Mills World Heritage Buffer Zone. The house they bought has a beautiful garden facing out toward open countryside. They wanted to erect a garden building that would allow them to make the most of the superb green space at the back of their property.
Unbeknown to the client the garden had previously been part of an agricultural field which the farmer sold to the residents of the row of houses that abutted his land. The financial agreement reached between the residents and the farmer did not however deal with the planning status of the land. When the client undertook the earth works required to lay the foundations for the garden building, they were approached by a planning officer who informed them they would need to have the change of use of the land confirmed by the planning authority. We were brought into the project at a stage where the client was facing enforcement action, and as such there was an impetuous to get an application for the change of use of the land compiled quickly and effectively.
The other factor influencing the equation was the fact that the property lies within the Buffer Zone, which meant producing a detailed Heritage Impact Assessment to submit alongside the planning statement. Such an assessment requires consideration of the way in which the proposed development would influence the contribution of heritage assets. In this instance we were able to demonstrate that the domestic paraphernalia associated with garden land and the proposed garden buildings would tie into the existing landscape without appearing out of place.
We received approval for the erection of the buildings and the land is now formally recognised by the planning authority as being a domestic garden. No enforcement action was taken by the authority and we have helped set a further precedent for the rest of the residents on the row of buildings to secure the change of use of their gardens.
Planning & Design Practice recently gained planning permission for the conversion of a range of farm buildings to 4 dwellings at Lawn Farm located on the western slopes of the Derwent Valley a short distance from Belper and Ambergate.
Lawn Farm was historically a part of the wider Hurt family estate and lies within the Buffer Zone to the Derwent Valley Mills World Heritage Site, meaning any conversion must be particularly sympathetic to the rural character of the landscape. The main cluster of farm buildings consists of traditional stone barns in a U-shape, some of which have been demolished and replaced with other structures. What was once an internal courtyard to the traditional buildings has been entirely infilled with modern agricultural barns.
We were approached by the client to prepare designs to convert the buildings into a number of dwellings, one of which they would like to live in themselves. After a brainstorm of ideas and a variety of sketches, it was agreed that the buildings forming the U shape, would be best converted to 4 dwellings varying in size from 2 to 5 bedrooms. The only significant rebuilding will be in the North-East corner of the range of buildings. It was evident from a 1971 photograph that there was formerly a traditional stone farm building in this corner which had been replaced by a steel framed hay barn. Photographic evidence was also used as the justification for 2 new single storey garages at the opening to the U shape and 2 more garages on the outer edges to replace redundant modern agricultural buildings.
Throughout the application a number of issues were raised, particularly relating to Highway safety and heritage, but we negotiated extensively with the local planning and highway authorities to achieve an acceptable solution for all. The designs respect the agricultural character of the buildings with the number of new openings kept to a minimum. The removal of the modern buildings that are currently inside the U-shape will create an inner courtyard, reinstating the farm’s former character.
We look forward to continuing our involvement during the construction phase and seeing this farmstead restored to its former glory.
The Firs Works is a 10ha site lying on the western edge of Nether Heage about 3 miles north of Belper. The site lies outside the Green Belt but abuts it on two sides and on the third is the Derwent Valley Mills World Heritage Site Buffer Zone.
The site contains industrial and commercial buildings which were developed following the use of the land as a camp in the 1940s. The site has been excavated to accommodate the current set of buildings on the site, creating a level site on what was a sloping hillside. Most of the developed site is either buildings or hardstanding, with eaves heights of up to 10m and ridge heights of up to 12m. Surrounding the land are areas of landscaping and planting.
The site is not easily visible from Crich Lane to the west, with the buildings hidden below the excavated escarpment. To the east, the buildings sit on the crown of the hill and are prominent across Nether Heage and Heage. The site is clearly visible from Heage Windmill.
The site is accessed via a set of minor rural roads from either the A6 or from Ripley and the B6013 via Brook Street and Spanker Lane. HGV traffic has to negotiate narrow roads making the site less suited to modern industrial and commercial operations.
Use of the site has fallen away in recent years and back in January planning permission was granted for the use of the staff car park on the other side of Spanker Lane to be redeveloped for the construction of 30 homes.
The council has a shortfall in housing land (3.34 years) but no shortfall in industrial or commercial land. The council has recently adopted a policy which seeks the release of Green Belt land to accommodate their housing needs, but in doing so existing brownfield sites must be considered first in order that the minimum amount of Green Belt land released.
The application was for 175 dwellings, consisting of 2, 3, 4 and 5 bedroom homes, using the land which has already been developed. Existing buildings will be demolished and replaced by houses, bungalows and flats. The proposals include affordable housing, open space, recreation facilities and a community centre. Existing edge landscaping will be retained and strengthened with large areas of hardstanding broken up and replaced with gardens and green space. The overall level of built development will reduce and the form and massing of the buildings will be smaller. The redevelopment of this site offers the opportunity to reduce problems of surface water run-off and flooding, with new flood balancing facilities on land in the applicant’s ownership. This will reduce problems suffered by local residents in previous years. The transport statement indicated no material increase in traffic but with HGV and staff travel replaced by resident’s vehicles.
The redevelopment of the land will significantly increase the number of residents in Nether Heage, adding 40% to the village population. Heage School is about 1km away and the local secondary school is Swanwick. Both the primary and secondary school are close to capacity, requiring significant Section 106 monies for education. Other services have capacity to accommodate the development. The site can be accessed by bus and Ambergate railway station only a mile to the North West.
The site is reasonably well related to existing services and facilities and although not ideal in locational terms, the site is clearly preferable to the release of Green belt land (including a proposed release of land for 180 dwellings at Heage within a mile of this site).
The application drew significant levels of objection from local residents concerned about the scale of development. The objectors also had an issue with a perceived increase in road traffic but given that there were no objections from the County Highways Officer, little weight was given to this concern.
The application was recommended for approval (subject to the successful completion of a Section 106 Agreement to secure education and other payments and the provision of affordable housing). At committee 8 objectors spoke. Richard Pigott from Planning Design Practice then spoke in favour of the development. After significant debate, principally over the dilemma of loss of employment land, and the scale of development; the application was approved by 6 votes to 4 because of the shortfall in housing land and the need to minimise the impact on the Green Belt.
Development of this site is scheduled to start within 5 years, with reserved matters to be submitted soon. In the meantime the owner of the site will use part of the site to develop a pilot plant to extrude aluminium using the very latest technology.
Amber Valley is one of the last Local Planning Authority areas in the East Midlands without a 5 year housing land supply so remains the focus for speculative development.
Any brownfield site within Amber Valley (unless it is part of a primary employment site or has a history of contamination) is potentially suitable for housing. Also non-green belt sites if they are adjacent to towns or villages can also be considered.
Planning & Design have secured planning permission for a new dwelling which incorporates the remains of a historic farmhouse. The ruin is located in Blackbrook, Belper, within the Derwent Valley Mills World Heritage Site Buffer Zone.
The Holly House Farm ruin is famous for its association with the Slater family. Samuel Slater is known as the ‘Father of the American Industrial Revolution’ after he took the British textile technology to America and made his fortune. It is believed his family owned the farmhouse in the 18th century. It is known that his descendants returned to Blackbrook and built Holly House, which sits to the North.
There were a number of planning and design issues to overcome with this project. We initially approached the Council with an application to reinstate the farmhouse by rebuilding it as it once was. However, in order to support the application, the Council stated that this should be a new dwelling, much more contemporary in form, so the dwelling would read as a new phase of life for the ruin.
The design had to work with the ruin and so any design would be truly unique. Remains of Holly House Farm still survive, and there are likely still remains of the associated outbuildings beneath the topsoil. The above ground remains include rubble stone walls of the historic farmhouse, including part of a gable end and steps leading down to the basement. The basement itself is still in remarkably good condition.
The ruins will be retained and a new structure will be inserted into the remains. The concept of reusing the existing stone walls retains the history of the site. A new structure inserted inside adds a layer of evolution and displays a building of the 21st Century.
The new dwelling will follow a courtyard arrangement similar to the layout of the original buildings, which formed Holly House Farm. The forms are traditional (akin to barn structures), however a contemporary element has been added to the gables, with glazing to the apex in the dining areas of the main dwelling and annex.
The proposed materials are timber vertical boarding to blend in with its surrounding woodland setting. The vertical timber boarding will act as a contrast to the old stone, whilst the glazed flat roof link will provide separation to the forms and allow for views through the site into the woodland.
The proposal was not in compliance with the adopted Local Plan, however because Amber Valley do not have a five your supply of housing land at present, the application was considered in the context of the presumption in favour of sustainable development, as stipulated by the National Planning Policy Framework. The Conservation Officer did not object, and as such it was considered that there would be no harm to the setting of the Derwent Valley Mills World Heritage Site. Two other new dwellings had recently been granted on Longwalls Lane, which established the safety of the access off Ashbourne Road, which had previously been questioned.
The development was referred to Planning Board by a local councillor, and was subsequently approved by the Committee, with one councillor remarking on the high-quality design of the scheme.
If you would like to know more about this project, please contact us and speak Lindsay Cruddas.
We were delighted to obtain planning and Listed Building consent in December for the redevelopment of Wakebridge Farm, Crich, to form a sheep dairy enterprise with an associated creamery, hotel, restaurant and bar.
Wakebridge Farm is a former dairy farm including a Grade II Listed late 18th Century farmhouse and attached stone barns (all in need of restoration and repair), built by Peter Nightingale on the site of a medieval manor house and chapel. The farm sits in a small valley overlooking the Derwent Valley, within the World Heritage Site Buffer Zone. On the adjacent hillside is the Grade II* Listed Crich Stand, as well as the Crich Tramway Village, a popular tourist attraction.
Our clients, who have many years’ experience in farming and veterinary practice, wish to develop on of the first sheep’s milk enterprises of its type in the country, with an on-site creamery to produce cheese and other dairy products, and viewing platforms to allow visitors to see the whole process in action.
The old farmhouse and barns will be sensitively converted into a small hotel and restaurant (selling produce from the farm), as well as a training room for veterinary and agriculture students.
This multi-faceted proposal, in a sensitive area the subject of many restrictions and designations, required careful navigation through the planning process. We took on board the views of various consultees and adjusted the plans where appropriate, culminating in what we hope will be an exciting but neighbourly development, contributing positively to the local economy and tourist offer.
We were very pleased when the Amber Valley Planning Board unanimously voted to approve the application at their December meeting.
If you want to know more about this project, please contact us and ask to speak to Jon Millhouse or Lindsay Cruddas.
Thank you to John Smedley Ltd for an enjoyable afternoon last month at the unveiling ceremony for their restored C18 cottages. The Grade II Listed cottages have been saved by the company from a state of substantial disrepair using monies generated from the ‘East Site’ planning application. Those involved in the project, including ourselves and Evans Vetorri Architects, were invited to look around the newly restored terrace and celebrate their completion.
Planning Design were instructed as planning consultants (alongside Evans Vettori Architects) to deliver a complex set of proposals for redevelopment, conversion and part demolition of surplus land and buildings at John Smedley Ltd, the last working textile mill in the Derwent Valley World Heritage Site and the “oldest manufacturing factory in the world”.
Development was needed to secure a beneficial future use for the land and buildings and to support the company’s development and expansion. The scheme included the renovation of three late C18 Grade II Listed cottages which were in a very poor state of repair and on the “heritage at risk” register.
