Early C19. Courtyard of … buildings [including] house portion. (1)
The original farmstead developed in the early 18th century. Building A (threshing barn) has inscribed date of 1726 integral with the remaining brickwork. Buildings C and D likely part of the original 18th century farmstead but considerably modified. Building B is late 19th century. Eastern wing was demolished mid 20th century. (2)

96 and 98 All Hallows Street and attached outbuildings were added to the List in 1976. The 1976 inspection took place prior to the conversion of the outbuildings and therefore the current List entry description no longer accurately reflects the buildings. Our current assessment has allowed us to consider the buildings afresh and to fully understand the extent of the surviving historic fabric as well as the impact of later alterations. There is some debate as to the construction date of 96 and 98 All Hallows Street, with the current List entry for the buildings giving an early C19 date. Interrogation of the historic map evidence has proved inconclusive in determining a date. A historic farmstead is depicted on the tithe map of 1838 with the buildings taking the form of a rough, U-shape plan with a courtyard open to the south. The buildings are noted as being occupied as a ‘Homestead, Yard and Gardens’ by this date. There is a linear range in the rough location of numbers 96 and 98 in 1838 but this does not appear to accord with the current footprint of the buildings. Though tithe maps do not always provide accurate depictions of buildings, it would seem likely that when the 1838 map was surveyed numbers 96 and 98 hadn’t been constructed and that at that time the farmhouse was a
separate building to the north-east of the U-plan barns. Between 1838 and the publication of the first edition
Ordnance Survey map in 1886, this detached farmhouse was demolished and it seems likely that this was the period in which the new farmhouse was constructed at the south-east end of the barn range. Though it seems more probable from the evidence that numbers 96 and 98 have mid-C19 rather than early-C19 origins, it is not possible to be conclusive due to the inaccurate nature of the historic mapping. The date of the buildings is only one of a number of considerations being made as part of the current assessment, and a mid rather than early C19 date in itself would not be a reason to remove the buildings from the List.

Our assessment has allowed us to undertake a full inspection of both numbers 96 and 98 to evaluate the level of surviving C19 fabric and also the extent of later alterations. Both buildings were altered in the late-C20 as part of their subdivision into two dwellings. Number 96 retains some historic fabric and fittings including the early-C20 two-over-two sashes and the majority of the original roof structure. However elsewhere there is less survival with replacement fireplaces in the principal ground floor rooms and the alteration of the plan with the former outbuilding knocked through to create a new kitchen space. Number 98 is likely to have originally formed the service range to the farmhouse and has seen significant alteration over the course of the C20, most notably during the mid-C20 when the building was partially rebuilt and new openings inserted on the north elevation. The original vaulted cellar survives, as do a couple of ceiling beamson the ground floor but otherwise the vast majority of the fabric is mid-C20 in date. This includes the large timber casements with horizontal bars that dominate the principal façade and give the building a C20 character.
The attached former outbuildings have been converted since the buildings were listed in 1976 and now form six different addresses: 2-12 (even) The Laurels. The conversion of the outbuildings has been carried out sensitively but has nevertheless impacted upon the legibility of the buildings and the overall level of interest.
The interior of the newly created individual dwellings are modern in character and have C21 finishes. While the historic openings of the outbuildings are visible, particularly on the south and east elevations where they have been infilled, the fenestration of the barns on the north and west elevations has been significantly altered with multiple new openings created to provide sufficient windows and doors for the individual dwellings. Overall the historic character of the outbuildings has been compromised by the alterations. Though the outbuildings have been converted carefully, the earlier origins of the buildings are inevitably more difficult to discern with the buildings now largely taking the character of new-build dwellings. This loss of historic character in combination with what we now understand to be the more limited survival of numbers 96 and 98 means that on balance the buildings should be removed from the List.

CONCLUSION

After examining all the records and other relevant information and having carefully considered the
architectural and historic interest of this case, the criteria for listing are not fulfilled. 96 and 98 All Hallows Street and the attached former outbuildings are therefore recommended for removal from the List.

Listed buildings slides, (Photograph). SNT2648.

<1> DOE, Listed Building Description (Published document). SNT228.

<2> Mora-Ottomano, A., 2011, Barn Complex at 96-98 All Hallows Street, Ordsall, Retford, Nottinghamshire. Archaeological Building Recording. (Unpublished document). SNT4703.

<3> Historic England, 2023, DCMS Desingation Report for 96 - 98 All Hallows, East Retford (Unpublished document). SNT5371.