STONEHOUSE PENINSULA (DURNFORD STREET) CONSERVATION AREA APPRAISAL

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1 STONEHOUSE PENINSULA (DURNFORD STREET) CONSERVATION AREA APPRAISAL INTRODUCTION Plymouth City Council is reviewing the existing Conservation Areas within the city, and considering designating new areas. These reviews are based on extensive characterisation studies undertaken in 2005/6 (1). This review is also intended to respond to the requirements of Best Value Performance Indicator 219, which is designed to monitor local authorities performance in relation to Sections 71 and 72 of the Planning (Listed Buildings and Conservation Areas) Act The primary purpose of this document is to: outline a draft appraisal of the existing Durnford Street Conservation Area and proposed extension consider the future management of the proposed new Conservation Area invite public comment on the draft proposals THE EXISTING CONSERVATION AREA (Fig.X) The existing Durnford Street Conservation Area was designated in 1969 and extended in It focuses on Durnford Street, which runs along most of the length of the peninsula. Durnford Street is a formally planned street originally laid out by the Edgcumbe family in Pevsner (1) describes it as Plymouth s most complete C18 street. The Conservation Area also includes the two major historic building groups of Stonehouse Barracks dating from 1760, and the Royal William Victualling Yard, a unique complex designed and built by Sir John Rennie and started in THE PROPOSED EXTENSIONS TO THE DURNFORD STREET CONSERVATION AREA (Fig X) The review of the existing Durnford Street Conservation Area indicates that it does not fully reflect the historic interest and character of the peninsula. It is therefore proposed to extend the existing Conservation Area to include: the greater part of Eastern King as far as Camber Road including the small historic dock at its southern end the area of Stonehall Flats as far as the surviving medieval Stonehouse town wall. the existing Emma Place/Millbay Road Conservation Area. The new Conservation Area will be called the Stonehouse Peninsula Conservation Area. Eastern King It is proposed to include this area within the extended Conservation Area in recognition of the existence of a number of important historic structures that are integral elements of the architectural and historic character and development of the peninsula. The most significant of these are the Long Room, originally the Assembly Rooms, a Grade II* listed structure of 1756, 1 Devonport Characterisation Study & Management Proposals, July

2 the Prince of Wales Redoubt of 1849 and its associated batteries, and the 19 th century dock to the immediate south of Millbay grain silo. The area is a demonstrably integral historic part of the peninsula in its own right, and it is right that it should be included in any extension to the Conservation Area. Stonehall Flats It is proposed to include this area in recognition of the existence of the 15 th century Stonehouse town wall which is a Scheduled Ancient Monument and one of the oldest standing structures in Plymouth. It forms an historic northern boundary to the peninsula. The area is also proposed for inclusion in recognition of the historic interest of the flats, which are amongst the earliest municipal working class housing in the country. The area was also the site of the 18 th century Stonehall House. The small derelict cottage attached to the town wall, currently on the Buildings at Risk Register, may have been part of the stables for Stonehall House. Emma Place/Millbay Road Conservation Area An appraisal of this existing Conservation Area was drafted in 2000 (Annexe X). It is not intended to repeat it here. The principal reason for the inclusion of this formerly separate Conservation Area is that it forms an architectural and historic unity with Durnford Street. 2

3 HISTORIC DEVELOPMENT During the 13 th century much of Stonehouse, including the peninsula, was owned by the Bastard family. In 1386 it was acquired by Stephen Durnford who in turn passed it to the Edgcumbes in Local street names still reflect the former ownership of these ancient families. The medieval settlement of Stonehouse was centred around what is now the eastern end of Stonehouse Bridge, with Stonehouse Wall, c.1400, defining its southern boundary. The peninsula itself seems to have been largely undeveloped, except for the blockhouses at Firestone Bay and Devil s Point dating to around 1500, and the lane running north-south along the western shoreline to where the Cremyll Ferry ran to Cornwall. The peninsula was regularly fortified and re-fortified throughout the succeeding centuries, culminating in the construction of the redoubt at Eastern King in the 1860s. The area remains in MoD use to this day. Significant civilian development of the peninsula began with the construction of the Assembly Rooms in 1756, originally used for exclusive meetings and functions for the wealthy. Shortly after, Durnford Street began to be laid out, beginning at the northern end, and significantly changing the character of the area from rural backwater to urban suburb. At the same time Cremyll Street to the west was developed, although one side consisted primarily of outbuildings to the larger properties on Durnford Street. The Marine Barracks were constructed shortly after in The Assembly Room became known as the Long Room and was incorporated into the Barracks complex. The Edgcumbe Family sold, leased and developed large sections of the area, encouraging rapid growth. John Foulston, Plymouth s most distinguished architect of the late 18 th /early 19 th century, completed the initial development of Durnford Street with the building of St Paul s Church at the southern end of the street in The frontage of the properties opposite was set back to enhance the setting of the church in the form of a square. The gap between St Paul s and the early terraces at the north end of Durnford Street was then filled in over the succeeding 30 years, with Admiralty Street being laid out to the east. The Edgcumbes did not release the whole of the peninsula however, retaining the southernmost part for their Winter Villa built in the early 19 th century. It is now the site of the Nazareth House Residential Care Home and Nunnery. In 1825 work began on the Royal William Yard, the Navy s new purpose built victualling complex at the extreme southwestern end of the peninsula. Designed by Sir John Rennie, it has been described as arguably the finest group of buildings owned by the Royal Navy, its completeness and monumentality sets it in a class of its own. (2). Many of the properties within the newly laid out Durnford Street were used to accommodate the increasing numbers of naval and Dockyard staff, and it was a select address for much of the 19 th century. Unlike many other areas within Stonehouse and the wider city, Durnford Street suffered minimal damage during World War II and was largely unaffected by post-war redevelopment plans. As a result, the character established by the Georgian and later terraces has remained largely intact, providing a cohesion and strong sense of place and history to the peninsula. 3

4 CHARACTER ANALYSIS For the purposes of this section, the proposed Conservation Area has been divided into four sub areas (Fig X): Area 1: The core of the former Conservation Area centred on Durnford Street, Cremyll Street and Admiralty Street, and including the proposed extension of Stonehall Flats. Area 2: The Royal Marine Barracks and Eastern King. Area 3: The Royal William Victualling Yard and Western King. Area 4: Emma Place/Millbay Road Conservation Area. Area 1: The core area (Durnford Street, Cremyll Street, Admiralty Street and Stonehall Flats). The Conservation Area centres on the elegant 18 th and 19 th century terraces of Durnford Street, which forms the main north-south route along the peninsula, with Cremyll Street and Admiralty Street running parallel to it. There is a clear street hierarchy here with the principal route served by several cross streets which allow ease of movement throughout the area. The buildings follow this street hierarchy with the highest quality large three and four-storey terraced properties fronting Durnford Street, and the smaller two and three-storey properties on the side roads. The majority of the buildings along Durnford Street are two and three storey townhouses with basements and attics. Many originally had mews and other outbuildings at the rear fronting onto Cremyll Street, and some of these have been converted to residential use. Durnford Street was laid out from 1773 with development starting at the north end. The terraces front directly on to the street with the only separation being ornate railings and steps to the front doors in places. Much of the architectural detail and historic interest of the terraces survives, with formal entrances, small parapets or eaves and sliding hornless sash windows with six over six lights. The buildings tend to be stuccoed or rendered, often with incised detailing to simulate ashlar blocks, or are slate hung. Roofs are almost entirely slated with small dormer windows. The southern part of Durnford Street was not completed until about 1860, and this difference in age is still clearly visible in the appearance of the terraces. South of Pound Street, the eastern side of Durnford Street shows traditional Victorian elevations. These are slightly more elaborate than the terraces to the north, with balustraded parapets and bay or curved arch window forms. These properties tend to be taller but on slightly narrower frontages, often only 6m wide compared to 8-10m frontages for the Georgian period properties. As these, and other terraces along Admiralty Street are unlisted, they tend to have suffered from a loss of such detail as original rendering, with timber windows and doors being replaced with upvc. Close to the Royal William Yard, Mount Stone Villa is an attractive slate-hung 18 th century residential property hidden behind the quarry face on the western side of the street. It is Grade II listed, with a large private enclosed garden, and was modified by Foulston in the 1830 s following a fire. The adjacent Mansion House, originally the Stonehouse Infirmary and now residential flats, is of considerable townscape value and dominates the public space outside the entrance to the Royal William Yard. The road narrows at the southern end of Durnford Street and twists around to Firestone Bay. The entrance to this part of the street is lined by an impressive terrace of late Victorian houses on the east side and a short but equally fine Georgian terrace on the west side with an 4

5 imposing quarry face immediately to the south. A little further along lies the Nazareth House Residential Home and Nunnery, which was formerly the site of the Edgcumbe family s Winter Villa. As the road continues and opens up to the sea there is a small public space containing a 16 th century artillery tower, now a restaurant, and a café. There is a small seawater bathing pool below the artillery tower which is very popular with local residents. A path leads along the waterfont to the edge of the MoD owned land at Eastern Kings and affords fine views across the Sound towards Millbay Docks, Drakes Island, Jennycliff and Mount Edgcumbe. Cremyll Street has a more mixed character than Durnford Street. Areas of modern residential development along the waterfont and environmental improvements such as at the entrance to the Royal William Yard sit alongside fine historic buildings such as the Mansion House, 19 Cremyll Street, or No.6 Admiral s Hard (Byron House). Original outbuildings to the properties on Durnford Street; public houses like The Victualling Office Tavern and the Vine; Elvira s Café; Ede s Pickle Works and the boatyard at the north end of Cremyll Street serve as reminders of the former very mixed use of the area. Regeneration of this area was started in the late 1990 s, initially by the Plymouth Development Corporation. The impetus this provided has continued to the extent that this is now one of the more sought after of city addresses. Issues Ensure that buildings/structures are identified for statutory or local listing, or other protection as appropriate. Seek to ensure that the traditional mixed character of the area, especially along the back streets is retained. Although many of the buildings and other structures within the Conservation Area have been repaired and refurbished in recent years, some are still suffering from creeping disrepair and dereliction, including the sea walls in many areas. Some have now been included on the 2005 Buildings at Risk Register. Effective means of controlling this needs to be explored. The medieval town wall is at particular risk. There has been extensive replacement of traditional doors, windows, and other architectural detail with inappropriate types and materials, particularly around Admiralty Street. Many properties have also had their rendering replaced. Appropriate measures will need to be taken to address this. There is scope for restoration and reinstatement of historic surfaces and railings where appropriate. The northern entrance to Durnford Street compromises the historic integrity and legibility of this entranceway and the views down Durnford Street. Means of improving this should be explored. The important views down Durnford Street and across the peninsula to the water must be maintained and enhanced where possible. 5

6 Area 2: The Royal Marine Barracks and Eastern King The impressive Barracks complex is situated on the eastern side of Durnford Street. The main phase of construction began in It includes the Assembly Rooms (now the Long Room) of 1756, originally used for exclusive community meetings and functions for the wealthy. During the late 19 th century, many of the barracks buildings were extended and new ones added when Col. G. Greene (Director of the Admiralty Works Department) enlarged the complex to enclose the 18 th century parade ground. The new buildings and extensions were carefully designed to match the existing buildings. All of the buildings are constructed in an austere yet plain classical style of Plymouth limestone rubble with limestone dressings, slate roofs and sliding sash windows, some original. The complex contains barrack blocks, officers mess, dining hall, single officers accommodation, guardhouse, officers quarters, offices, school, chapel, theatre (previously a racquet court), drill battery, married officers quarters, equipment shed and a gym. At various times it has also included an infirmary with accommodation for the surgeon and assistant surgeon, and a school. All of the buildings are listed either Grade II or II* and most survive in their original state, although some have 19 th century additions. They are a robust and highly visible reminder of the area s former and current military connections. They have been described as the earliest and most important barracks in England, not forming part of a fortification a rare example of 18 th century planning and a complex of great historical value. The complex remains in military use. The addition of the proposed Eastern King extension will recognize the historic unity of the area. Issues The area and buildings appear to be well maintained, and in sympathetic use. This seems likely to continue as long as the complex remains in military hands. Area 3: The Royal William Victualling Yard and Western King This is the area located at the southwestern tip of the peninsula, surrounded by sea on three sides. Originally it was the highest part of the peninsula and was used for defensive purposes with an artillery tower built at Devils Point during the 16 th century (now Scheduled). The Cremyll Ferry also used to run to Cornwall from the western part of the site but this was moved north to Admirals Hard when the Navy chose this area as the location for their new victualling yard in the early 19 th century. Throughout the 1820 s the Navy had been expanding rapidly and the existing yard at Lambhay near Sutton Harbour had become inadequate. The 16-acre site at Cremyll Point was chosen because it was accessible to ships at all tides, but it required considerable levelling and some land had to be reclaimed. Work began in 1824 with the Commissioners of Victualling appointing Sir John Rennie to design and build the new yard. During 1825 the site was levelled, some of the local limestone being used to reclaim land, while the rest was combined with Cornish granite for the buildings, the first of which was built in Services transferred from Lambhay in 1831 but building work was not completed until the mid-1830 s. This massive construction project strengthened Stonehouse s link with the Navy even further, and along with the Marine Barracks, was one of the reasons why Durnford Street retained a high population of 6

7 navy officers throughout the 19 th and into the 20 th century. The Victualling Yard comprises an impressive range of buildings, mostly now Grade I listed including a slaughterhouse, mills, bakery, harbour, brewhouse, stores, cooperage, offices, police station, officer s quarters and a reservoir. The yard is unique being the only complete victualling yard in the country. The MoD withdrew from the site in It has subsequently undergone very extensive repair and refurbishment works, culminating in the current residential conversion. Western Kings is the large public open space at the southern end of the peninsula, backing on to the Royal William Yard. Its most prominent characteristic is its gloriously open feel with splendid views across Plymouth Sound to Mount Batten, Jennycliff and Mt Edgcumbe. The area retains the remains of a number of fortifications ranging in date form the 16 th through to the 20 th century, as well as the reservoir for the Victualling Yard. The area is a Site of Special Scientific Interest, and is an attractive and well-used public open space. To the east, Firestone Bay sea wall, built as part of the Royal William Yard, was constructed to absorb surplus material from the Yard and to provide an alternative sea entrance, now blocked. Issues Ensure that buildings and structures are identified for statutory or local listing, or other protection as appropriate. There is scope for the public open space and car park at Western Kings to be enhanced, and interpretation of the heritage of the area provided. Public access to the Royal William Yard must be maintained and encouraged. Area 4: Emma Place/Millbay Road Conservation Area. This existing Conservation Area centres on Emma Place and Millbay Road (Caroline Terrace), linked by the cross streets of Market Street, Brownlow Street and Stonehouse Street. This historic 19 th century street pattern remains and is characterized by its formal layout. Buildings plots are similar in size and all have back gardens with narrow stone cobbled lanes to the rear. Emma Place was begun in 1773, (at the same time as Durnford Street), on land belonging to Lord Edgcumbe. The street was named after Lady Edgcumbe. Emma Place was developed as quality housing to provide fashionable accommodation for naval officers based in the nearby Victualling Yard and Marine Barracks. Although the houses are relatively small when compared to society houses of the period, they are elegantly designed as complete terraces with simple architectural devices being repeated throughout the terraces to give an impressive formality, e.g. arched heads to ground floor windows, giant pilasters separating the houses, triangular pediments on the end and central buildings, large stair windows on rear elevations and prominent porches with blind side windows. The entrance porches to the end properties are located to the sides of the terrace turning the buildings into Brownlow Street and framing a vista through the street from Millbay Road. The two terraces of Caroline Place were named after the one of the second Earl Edgcumbe s daughters, and are somewhat later, dating from c The eastern terrace includes ten properties all of three bays wide with evidence of incised detailing to the ground floors, arched headed windows with sash windows and deep eaves to the roofs. The second terrace originally comprised eight houses but three have been demolished. These have slightly wider frontages and are more elaborate. Victoria Place is a planned terrace of five properties dating from the mid 19 th century. They are 7

8 of three stories with bay frontages, with stucco detailing including moulded window surrounds, a band between the ground and first floors, and a moulded entablature. Four of the houses also have porches. However the character of this terrace has been severely eroded by the mix of replacement windows, loss of decorative mouldings and the use of pebbledash render. Issues Ensure that buildings / structures are identified for statutory or local listing, or other protection as appropriate. There has been a significant replacement of traditional doors, windows, and other architectural detail with inappropriate types and materials. Many properties have also had their rendering replaced. Appropriate measures will need to be taken to address this. There have been significant improvements to the public realm in recent years including repair and reinstatement of walls, replacement of poor quality street furniture, and repair and replacement of railings. This needs to be continued and enhanced. There is scope for restoration and reinstatement of historic surfaces where appropriate. SUMMARY OF SIGNIFICANCE Durnford Street is the best preserved late-18 th century street in Plymouth, defined and characterised by its fine terraces of two and three storey Georgian townshouses. These terraces are finished by Foulston s St Paul s church and the remains of his formal square. The area possesses a strong hierarchy of building form and height. The largest and most elegant houses are found in Durnford Street, and the more humble two storey properties for workers and small businesses are situated within the side streets. It is important that this hierarchy is maintained and the low key mixed use of the back streets retained and encouraged. The Royal Marine Barracks (still used for its original purpose) and Royal William Yard are major buildings groups of the greatest historic and architectural importance. They both retain robust identities and serve as a daily reminder of the area s strong historic links with the navy and the sea. The area retains a well-developed sense of identity, derived to a significant degree from its geographical situation and history. 8

9 STONEHOUSE PENINSULA CONSERVATION AREA DRAFT MANAGEMENT PROPOSALS It shall be the duty of the local planning authority from time to time to formulate and publish proposals for the preservation and enhancement of any parts of their area which are Conservation Areas (s.71(1) Planning (Listed Buildings and Conservation Areas) Act 1990). ISSUES The Appraisal has identified a number of issues that impact on the Conservation Area. The most significant of these include: The need to ensure that buildings and structures are identified for statutory or local listing, or other protection as appropriate. Although many buildings and other structures within the peninsula have been repaired and refurbished in recent years, some are still suffering from creeping disrepair and dereliction, including the sea walls in many areas. Some have now been included on the 2005 Buildings at Risk Register. Effective means of controlling this needs to be explored. The medieval town wall is at particular risk. There has been significant replacement of traditional doors, windows, and other architectural detail with inappropriate types and materials, particularly around Admiralty Street. Many properties have also had their rendering replaced. Appropriate measures will need to be taken to address this. There have been significant improvements to the public realm in recent years in and around Caroline Place and Emma Place, including repair and reinstatement of walls, replacement of poor quality street furniture, and repair and replacement of railings. This needs to be continued and enhanced. There is nevertheless scope for restoration and reinstatement of historic surfaces and railings elsewhere within the Conservation Area. The northern entrance to Durnford Street compromises the historic integrity and legibility of this entranceway and the views down Durnford Street. Means of improving this should be explored. There is scope for the public open space and car park at Western Kings to be enhanced, and interpretation of the heritage of the area provided. Public access to the Royal William Yard should be maintained and encouraged. The need to ensure that the traditional mixed character of the area, especially along the back streets is retained. 9

10 RECOMMENDATIONS These issues will be addressed through: Statutory and local designations Within the extended Conservation Area there are 66 buildings which appear on the statutory list of Buildings of Special Architectural or Historic Interest, and two Scheduled Ancient Monuments. A further 14 buildings are identified as being of townscape merit. There are 8 buildings on the City s Buildings at Risk Register (Fig X). These buildings reflect the architectural and historical importance and significance of the proposed Conservation Area. The following buildings will be considered for statutory listing: 60a Emma Place The Mansion House, 5 Royal William Road The following buildings will be considered for local listing: The Vine Public House, No 5 Admirals Hard No 1A Caroline Place No s 9-10 Cremyll Street (includes the Victualling Office Tavern) No 19 Cremyll Street No s (evens) Cremyll Street The Butchers Arms Public House, No 160 Cremyll Street No s (odds) Durnford Street No s (odds) Durnford Street Cottage adjacent to No 22 Stonehall Flats Buildings at risk There are 8 buildings or structures within the proposed Conservation Area recorded on the local Buildings at Risk Register. They include: Admirals Hard Slipway, Admirals Hard No 46 Admiralty Street No 18 Caroline Place Sea Walls to Stonehouse Pool, Durnford Street No 5-11 (odd), 42, 91, 106 Durnford Street Stables, Durnford Street Ope Stonehouse Town Wall, adjacent to Stonehall Flats Cottage adjacent to No 22 Stonehall Flats These buildings will be monitored for change on a regular basis. This monitoring will include updating the photographic record and assessment, and allowing for a full survey of the area to be undertaken every 3-5 years. This will allow buildings to be added to or removed from the register as necessary. Opportunities for grant assistance towards the repair and restoration of Buildings at Risk, for example through either a Heritage Economic Regeneration Scheme (HERS), or Townscape Heritage Initiative (THI) scheme will be considered. Funding from English Heritage for buildings listed as Grade I or II* will also be explored. 10

11 It will also be essential to ensure that owners of properties on the Register are aware of, and understand, the effect their properties can have on the townscape of the proposed Conservation Area, and that attractive townscapes contribute to the economic, as well as the environmental, health of an area. Owners, residents and the general public will have greater pride in maintaining their properties if they understand the qualities and features which make them special. To assist in this, advice and guidance on repairs and restoration should be provided to owners in the form of leaflets and publications available through the council s website. These will promote appropriate advice, good practice and other specialist guidance, including information on the use of appropriate materials and techniques. Enforcement strategy One of the main threats to the quality of the proposed Conservation Area is the gradual erosion of its character by cumulative alterations to listed and unlisted buildings. While Listed Building Consent is required for works of alteration affecting the special character and/or appearance of Listed Buildings, unlisted buildings which are single dwelling houses enjoy the benefit of permitted development rights, which allow, for example, minor extensions, demolitions, replacement doors and windows without any requirement for planning permission. This means that some buildings have been altered to the detriment of their townscape quality, and important architectural features lost. Articles 4(1) and 4(2) of the General Permitted Development Order 1995 allow Local Planning Authorities to make directions withdrawing all or some of the permitted development rights given under the Order. These have been found to be an effective means of controlling the sort of piecemeal alterations that contribute to the overall degeneration of buildings of townscape merit. The Local Planning Authority will therefore consider the application of Article 4 Directions as appropriate within the proposed Conservation Area to bring specific types of alteration under planning control to ensure that improvement and modernisation of property is not done at the expense of the townscape merit of a building or area. Consideration will be given to control of: the enlargement, improvement or other alteration of a dwelling house. any alteration to the roof of a dwelling house. the erection or construction of a porch outside any external door of a dwelling house. the provision within the curtilage of a dwelling house of any building or enclosure, swimming or other pool required for a purpose incidental to the enjoyment of a dwelling house as such, or the maintenance, improvement or other alteration of such a building or enclosure. the provision within the curtilage of a dwelling house of a hard surface for any purpose incidental to the enjoyment of the dwelling house as such. the erection, construction, maintenance, improvement or alteration of a gate, fence, wall or other means of enclosure. the formation, laying out and construction of a means of access to a highway which is not a trunk road or classified road. the painting of any exterior of any building or work, excluding windows and doors and their frames, and rainwater goods. The Local Planning Authority will also use the statutory and non-statutory powers available to it to protect the built environment, and help ensure that buildings are kept in good repair and in a viable use. These may include the use of Building Preservation Notices, Urgent Works 11

12 Notices, Repairs Notices, Dangerous Structures Notices, and informal contact, discussion and advice to encourage owners to undertake repairs. Design principles Proposals to develop or redevelop sites and convert buildings will be required to preserve or enhance the character of the Conservation Area, and to contribute positively to the continuing regeneration of Devonport. The position, scale, massing and materials of new development will be expected to respect the existing character of the Conservation Area. While high quality contemporary architectural design will be encouraged that respects the character of the Conservation Area, high quality replication will not necessarily be rejected. Transport and parking provision will be expected to be limited and accommodated in such a way as not to dominate the public realm. Frontage parking will not normally be acceptable, and neither will blank lifeless frontages. Public realm enhancement Historic surfaces will be retained, enhanced and restored where appropriate. Historic views and vistas will be retained, enhanced and restored where appropriate. Monitoring and review Changes in the appearance and condition of the proposed Stonehouse Peninsula Conservation Area area will be monitored regularly. The input of other stakeholders including local conservation groups in this process, and in the wider management of the historic environment, such as monitoring Buildings at Risk, is welcomed. A review of the Conservation Area character appraisal and management plan will be undertaken every five years. This may result in a revision or expansion of the existing appraisal, and will include: recording changes re-assessing the definition of special interest that warrants designation identifying any further recommendations and revising the management plan 12

13 Comments on this document should be made to: Strategy Unit Tel: Planning and Regeneration Service Fax: Plymouth City Council Civic Centre Website: Plymouth PL1 2AA For further information please use any of the details above. If you would like this document in large print, Braille or translated into another language please telephone