 |
|
|
| |
| |
HISTORIC HERITAGE |
| |
|
| |
|
| |
|
| 133. |
This chapter supplements 'Design' by focusing
on the contribution of the conservation areas and historic buildings
to the character and appearance of the Borough. The following policies
represent the Borough Council's continuing commitment to Historic
Heritage by complementing assessments of the conservation areas, advice
on listed buildings and the funding of repairs and townscape improvements.
The Borough Council seeks to conserve and enhance the historic character
of towns and villages with particular attention to buildings and areas
which are of architectural, historic or archaeological interest. The
Borough has a wealth of buildings of architectural and historic value
and approximately 300 are included on the Statutory List. Some 60
buildings have also been included on the Borough Council's List of
Buildings of Local Interest. The Borough Council has also been successful
in conserving the townscape of the conservation areas by ensuring
appropriate development, well-designed buildings, refurbishment, environmental
improvements and traffic management. |
| 134. |
Although the Borough Council plays a leading
role in conservation it is the Secretary of State for Culture, Media
and Sport who is responsible for the legislative and policy framework,
listing buildings of special architectural and historic interest,
exercising statutory powers for the repair of historic buildings and
the designation of conservation areas. Scheduling ancient monuments,
deciding applications for consent and the funding of heritage agencies
are also within the responsibility of the Secretary of State. English
Heritage provides advice to the Secretary of State and local authorities
in relation to ancient monuments, historic buildings and conservation
areas and makes grants and loans for conserving heritage. Registers
of parks and gardens of special historic interest are also compiled
and English Heritage sponsors surveys of listed buildings at risk.
|
| |
CONSERVATION AREAS |
| 135. |
The conservation areas which have been
designated include the historic cores of Havant and Emsworth, smaller
groups of buildings at Lymbourn Road and North Hayling and the nineteenth
century parkland created for Sir George Staunton and his successor
William Stone. All the conservation areas indicate the Borough's historical
development thus contributing to its appearance and character. |
| 136. |
PPG15: Planning and the Historic Environment,
points out that local authorities have a duty under Section 69 of
the Planning (Listed Buildings and Conservation Areas) Act 1990 to
review existing designations from time to time and to consider whether
protection should be extended. The Borough Council will periodically
review the conservation areas which are shown on the Proposals Map
and will consider whether extensions and further designations are
justified in order to strengthen the protection of the setting of
existing designations or for conserving the distinctiveness of local
areas. |
| 137. |
Between 1993 and 1994 each of the conservation
areas was reviewed and where appropriate boundaries were adjusted.
The review has been published as Conservation Areas in Havant which
describes the special architectural and historic interest of each
area against which the Council will judge any proposal for change
which may come forward. |
|
|
| |
HE1 |
DEVELOPMENT IN CONSERVATION
AREAS |
| |
|
Development which would
be detrimental to the character and/or setting of conservation areas
will not be permitted. The special architectural character and historic
interest of each of these conservation areas is described in 'Conservation
Areas in Havant' which will be adopted as a supplementary planning
document. Where it is considered essential, the Borough Council will
seek to bring developments under planning control by means of Article
4 directions. Development will not be permitted if it would lead to
levels of traffic, parking, noise or other environmental problems
which would be detrimental to the character of the conservation area
and/or its setting. |
| |
|
| 138. |
Inappropriate development both in and
near conservation areas has damaging effects on their character and
appearance. Individual developments may not be significant in themselves
but cumulatively they could have a major impact. Such changes include
those which result from permitted development rights. The Borough
Council may therefore seek to withdraw these rights for proscribed
types of development. However, it is not just the development itself
which can damage the townscape of conservation areas. For example,
car parking can break up the historic pattern of development and additional
traffic could cause unacceptable noise, danger and congestion for
residents and businesses. |
| 139. |
New uses may be the key to the continued
viability and vitality of conservation areas. However, the incremental
loss of a particular type of use may gradually lead to change in the
character of an area. Alterations to buildings, in order for new uses
to be accommodated, may also be unacceptable. Each proposal would
need to be judged on its own merits and the Borough Council will have
regard to the nature and scale of the development proposed as well
as noise and traffic. |
| |
Design in Conservation
Areas |
| 140. |
The designation of conservation areas
does not prevent change. In some instances development may be beneficial
particularly in gap sites. The potential for development should be
a stimulus for imaginative, high quality designs and be seen as an
opportunity for enhancement. Attractive new development can be achieved
provided that it respects topography, natural and historic features,
follows the principles of scale, height, massing and alignment and
uses appropriate materials. What is important is that new buildings
should be designed with an understanding of their context in order
that they harmonise with their surroundings rather than simply imitating
earlier styles. It is essential to show how proposals can be integrated
into, and enhance, the townscape. Therefore, only applications for
full planning permission are considered appropriate. Policy D1 High
Quality Design is also applicable to proposals in conservation areas.
|
|
|
| |
HE2 |
DEMOLITION IN CONSERVATION
AREAS |
| |
|
Proposals to demolish buildings
in conservation areas will not be permitted unless all of the following
apply: |
| |
|
(i) |
The building is beyond reasonable repair. |
| |
|
(ii) |
Satisfactory efforts have been made
to retain the building in use. |
| |
|
(iii) |
The replacement development will not
be detrimental to the character or appearance of the conservation
area. |
| |
|
(iv) |
A contract has been let for an approved
scheme of redevelopment and planning permission granted. |
| |
|
(v) |
The structure or building proposed
for demolition makes no material contribution to the character or
appearance of the area. |
| |
|
Where relevant the following
criteria will also be applied: |
| |
|
(vi) |
The treatment of the vacant site, where
no subsequent redevelopment is proposed, will not be detrimental to
the character and appearance of the area. |
| |
|
(vii) |
A programme for recording the building
is approved by the Council and implemented prior to the demolition. |
| |
|
| 141. |
The Borough Council will seek to retain
buildings which make a positive contribution to conservation areas
by adding townscape interest and character. Proposals for demolition
will be judged against the same criteria as listed buildings as contained
in PPG15 paras 3.16 to 3.19 (see Policy HE5). Even where the building
makes little or no worthwhile contribution to the townscape, the Borough
Council needs to have full information about the proposals for the
site before demolition can be approved. Where early demolition is
inappropriate, because it would result in an ugly gap site, the Borough
Council will impose conditions so that demolition cannot take place
until a contract for an approved redevelopment scheme has been made. |
|
|
| |
HE3 |
SHOPFRONTS, ADVERTISEMENTS
AND SECURITY SHUTTERS IN CONSERVATION AREAS AND ON LISTED BUILDINGS |
| |
|
Shopfronts, signs, security
shutters and advertisements will not be permitted where they would
be detrimental to the character of buildings and their surroundings. |
| |
|
| 142. |
The Borough Council is aware that advertising
is essential to commercial activity. Well designed shopfronts enhance
the character of the conservation areas and it is important that security
shutters do not damage their appearance. Unless carefully designed,
new shopfronts can have a detrimental effect on the appearance of
individual buildings and the street as a whole. Unnecessary and inappropriate
signs disfigure buildings and clutter the streetscene. Some shutters
obscure the shopfronts and the window displays and at night block
out light thereby creating darker streets which appear less safe. |
| 143. |
In the St Faiths and Emsworth Conservation
Areas design guides have been approved for advertising and signs and
also for shopfront alterations and replacements. The Council has also
approved a design guide relating to roller shutters. The Town, District
and Local Centres Chapter contains policies (TC14 and TC15) on Shopfronts
and Security Shutters. |
|
|
| |
HE4 |
ENVIRONMENTAL IMPROVEMENTS
IN CONSERVATION AREAS |
| |
|
The Borough Council will
continue to identify and implement environmental improvements in conservation
areas as resources permit. |
| |
|
| 144. |
For many years the Borough Council has
been proactive in enhancing the historic townscape and has a continuing
commitment to identify and promote further enhancement schemes in
Conservation Areas. Proposals will comprise improvements to the appearance
and attractiveness of public spaces and frontages including refurbishments,
paving, tree and shrub planting, lighting, street furniture, boundary
treatment and signage. |
| |
LISTED BUILDINGS |
|
|
| |
HE5 |
|
| |
|
PRESERVATION OF LISTED
BUILDINGS |
| |
|
The Borough Council, when
considering applications for development, will have regard to the
desirability of preserving the character and identity of each listed
building, any group of buildings to which it relates and its setting.
Buildings of architectural or historic interest should be preserved
unless there are overriding justifications for demolition. |
| |
|
|
| 145. |
Listed buildings are nationally important
since they are the best of our historic and architectural heritage
and because they are an irreplaceable asset. PPG15 points out that
there should be a general presumption in favour of preserving listed
buildings. The general criteria for considering listed building consent
applications are: |
| |
(i) |
The importance and intrinsic architectural
and historic interest of the building and its rarity, nationally and
locally. |
| |
(ii) |
The design of the building. |
| |
(iii) |
The building's setting and its contribution
to the local scene. |
| |
(iv) |
The extent to which the proposed works
would bring substantial benefits to the community. |
| 146. |
The criteria for considering proposals
for demolition are more fully explained in paragraph 3.19 of PPG15
and refer to: |
| |
(i) |
The condition of the building, the cost
of repairing and maintaining it in relation to its importance and
the value derived from its continued use. |
| |
(ii) |
The adequacy of efforts made to retain
the building in use. |
| |
(iii) |
The merits of the alternative proposals
for the site. |
| 147. |
Applications for listed building consent
and planning permission need to show why the works are desirable or
necessary. Sufficient information should be shown for the Borough
Council to assess the impact of the proposal on the architectural
or historic interest of the building and its setting. Applications
for full planning permission should be made and accompanied by an
application for listed building consent. Applicants are encouraged
to discuss proposals with Council staff before final applications
are submitted. |
| 148. |
Legislation imposes a number of restrictions
and requirements relating to listed buildings. The Borough Council
has produced a brochure entitled Listed Buildings - A Guide to Owners
which explains these responsibilities. Advice is also available from
Council staff and grants may be available to meet the additional costs
of repair and maintenance. |
|
|
| |
HE6 |
CHANGES OF USE TO
LISTED BUILDINGS |
| |
|
Planning permission will
be granted for changes of use to listed buildings provided one of
the following apply: |
| |
|
(i) |
The new use is required to secure retention,
repair and rehabilitation. |
| |
|
(ii) |
The change would not result in alterations
which would be detrimental to the building's character. |
| |
|
|
| 149. |
The best way of securing the upkeep of
historic buildings is to ensure that they have a viable use. While
the best use is the one for which the building was originally designed
there may be instances where change is required to secure its future.
In these cases it is important to balance the economic viability of
new uses against the effect of any changes to the special architectural
or historic interest of the building. Therefore, the aim is to identify
the best use which is compatible with conserving the historic fabric,
interior and setting of the listed building (see Policy HE16: Enabling
Development and the Conservation of Heritage Assets). |
|
|
| |
HE7 |
EXTENSIONS AND ALTERATIONS
TO LISTED BUILDINGS |
| |
|
Extensions and alterations
(internal and external) which would adversely affect the architectural
or historic character of a listed building will not be permitted.
The Borough Council will require the recording of features which would
be destroyed by the proposed works for which consent is being sought.
|
| |
|
| 150. |
Historic buildings are listed by the Secretary
of State for Culture, Media and Sport under Section 1 of the Planning
(Listed Buildings and Conservation Areas) Act 1990. There are three
grades (I, II* and II) which give an indication of their relative
importance. In addition some buildings are included on the list of
buildings of local interest. (See Policy HE10). |
| 151. |
Once a building has been listed, or is
the subject of a building preservation notice, consent is normally
required for demolition, alteration or extension which would affect
its architectural and historic character. It is a criminal offence
to carry out such works without the consent of the Borough Council.
Controls apply to all external and internal works which would affect
the building's special interest. However, consent is not normally
required for repairs unless these involve alterations. |
| 152. |
Applicants need to justify why proposed
alterations and extensions are desirable or necessary. The criteria
for deciding applications for consent are: |
| |
(i) |
Importance of the building including its
intrinsic architectural interest and rarity. |
| |
(ii) |
Particular physical characteristics such
as design, layout, plan, materials and location. |
| |
(iii) |
Setting and contribution to the local
scene, for example, where the building forms part of a group, park,
garden, townscape or landscape. |
| 153. |
The grading of the building is a material
consideration in controlling alterations and development. However,
the statutory controls apply equally to all listed buildings irrespective
of their grading. |
| 154. |
Listed buildings vary greatly in the extent
to which they can accommodate change without loss to their character.
When considering applications for development and listed building
consent, the Borough Council will be concerned that features are retained
both inside and outside the building. Detailed guidance is contained
in Annex C of PPG15. Reference should also be made to the Borough
Council's Development Control Advice Note No.7: Home Extensions Design
Guide and the leaflet Listed Buildings - A Guide to Owners. |
| 155. |
Most listed buildings have undergone change
and therefore exhibit features which represent more than one period
in the building's history. These changes reflect the evolution of
the building and are part of its character. Repair is therefore the
right approach rather than replacement by new building but it is rarely
acceptable to 'restore' a building to one period in its history. |
| 156. |
Applications for planning permission and
listed building consent must include drawings and plans which show
the impact of the proposals on features of special interest. The Borough
Council will normally expect an applicant to submit concurrent and
related applications for planning permission, listed building consent
and building regulations consent. The proposed ways of achieving building
and fire regulation requirements will also need to be made clear before
an application can be determined. |
|
|
| |
HE8 |
SETTING OF LISTED
BUILDINGS |
| |
|
Development proposals which
would adversely affect the setting of listed buildings will not be
permitted. |
| |
|
| 157. |
The setting of a listed building is often
essential to its character. Much of the building's interest can be
lost if the setting is destroyed or harmed. What constitutes a setting
can vary widely from building to building and should not be interpreted
too narrowly. The setting may be limited to neighbouring land and
buildings but may extend over a wider area. In an urban street the
setting may include a number of other properties. Where a listed building
forms an important visual element in the street it would probably
be right to include all the streetscene within the setting of the
building. A high or bulky building might also affect the setting of
a listed building some distance away or alter views of a historic
skyline. |
|
|
| |
HE9 |
HISTORIC PARKS AND
GARDENS |
| |
|
Development proposals will
not be permitted which harm the character, appearance, features or
setting of parks or gardens of historic interest. |
| |
|
| |
 |
| |
|
| 158. |
Historic parks and gardens contribute
to the attractiveness and character of the urban landscape and the
countryside while being of value for wildlife. This policy seeks to
safeguard parks and gardens which are examples of landscape history
and design and includes those which are substantially unaltered as
well as the planting and features which have remained following development.
Some parks have been largely developed such as Purbrook Park and Stakes
Hill Lodge. However relic features which remain should not be swept
away since they add to local distinctiveness. Where open spaces remain
they provide the settings for historic buildings, as at The Manor,
South Hayling. The park at Hollybank House and Wade Court took advantage
of views over Chichester Harbour. Leigh Park, which forms part of
the Staunton Country Park, is the most significant designed landscape
in the Borough and is classified as Grade II* in the Register of Parks
and Gardens of Special Historic Interest in England which has been
compiled by English Heritage. |
| 159. |
A number of parks and gardens which are
of local importance have been included in the Hampshire Register of
Historic Parks and Gardens which has been published by the County
Council in association with the Hampshire Gardens Trust. Some of the
sites included in this register have been developed although trees
and other features from the former landscapes remain. Most of the
parks and gardens are not accessible to the public although some,
notably Havant Park, are significant public open spaces. An extract
from the Register and Plan HE9 identify the parks and gardens in the
Borough and their location. The list of parks and gardens will be
kept under review and revised on the basis of historical research.
|
| |
|
| |
EXTRACT FROM HAMPSHIRE
REGISTER OF HISTORIC PARKS AND GARDENS |
| |
| Site ID |
Place nameParish |
Status |
Type of Garden/Park |
Main Period |
1781 |
Bedhampton
Havant |
|
Deer Park |
Pre 1540 |
1646 |
Belmont
Bedhampton (E) |
|
Pre 1810 Park |
1540-1749 |
1645 |
Belmont Castle
Bedhampton (E) |
LBII |
Garden |
1870-1939 |
1895 |
Bidbury Mead Recreation Ground
Bedhampton (E) |
|
Public Park |
|
1671 |
East Leigh
Havant |
LBII |
Post 1810 Park |
|
1647 |
Elms, The
Bedhampton (E) |
CA, LBII* |
Garden |
1750-1809 |
1648 |
Gazebo Garden, The
Havant |
CA, LBII |
Public Garden |
1750-1809 |
1674 |
Gothic Lodge
Hayling Island (E) |
|
Garden |
1870-1939 |
1650 |
Hall Place
Havant |
CA, LBII |
Garden |
1750-1809 |
1651 |
Hart Plain House
Waterlooville (E) |
|
Post 1810 Park |
1870-1939 |
1841 |
Havant Cemetery
Havant |
|
Cemetery |
|
1652 |
Havant Park
Havant |
|
Public Park |
1870-1939 |
1672 |
Helmsley House
Havant |
|
Garden |
|
1661 |
Hollybank House
Havant |
LBII |
Post 1810 Park |
1810-1869 |
1668 |
Keydell House
Havant |
|
Post 1810 Park |
1870-1939 |
1657 |
Manor House
Bedhampton (E) |
CA, LBII |
Garden |
1810-1869 |
1676 |
Manor House
Hayling Island (E) |
LBII |
Garden |
1750-1809 |
1654 |
Oaklands R.C. School
Waterlooville (E) |
LBII |
Post 1810 Park |
1810-1869 |
1824 |
Old Mill House
Havant |
CA |
Garden |
|
1658 |
Old Rectory, The
Bedhampton (E) |
CA, LBII |
Garden |
1750-1809 |
1655 |
Park Wood
Waterlooville (E) |
SINC |
Ancient Woodland |
1870-1939 |
1656 |
Purbrook Park School
Purbrook (E) |
LBII |
Pre 1810 Park |
|
1659 |
Sandy Dell
Purbrook (E) |
SINC |
Ancient Woodland |
Post war |
1673 |
Sinah Warren
Hayling Island (E) |
SINC |
Garden |
1870-1939 |
1660 |
South Leigh Park
Warblington (E) |
LBII |
Post 1810 Park |
1810-1869 |
1825 |
St Michael's Convent and Sacred Heart Church
Waterlooville (E) |
LBII |
Cemetery Garden |
1870-1939 |
1662 |
Stakes Hill Lodge
Waterlooville (E) |
|
Post 1810 Park |
1810-1869 |
1653 |
STAUNTON COUNTRY PARK (Leigh Park)
Havant |
EH II*, CA, SINC |
Post 1810 Park |
1810-1869 |
1663 |
Wade Court
Warblington (E) |
AONB, CA, SINC, LBII |
Post 1810 Park |
1870-1869 |
1664 |
Warblington Castle
Warblington (E) |
AONB, CA, AHBR |
Deer Park |
1540-1749 |
1839 |
Warblington Cemetery
Warblington (E) |
AONB, CA |
Cemetery |
|
1666 |
Warblington House
Warblington (E) |
|
Garden |
|
1665 |
Warblington Lodge
Warblington (E) |
|
Garden |
1870-1939 |
1842 |
Waterlooville Cemetery
Waterlooville (E) |
|
Cemetery |
|
1667 |
Waterlooville Recreation Ground
Waterlooville (E) |
|
Public Park |
1870-1939 |
1822 |
Wecock Common
Waterlooville (E) |
SINC |
Ancient Woodland |
Pre 1540 |
1669 |
West Leigh
Havant |
|
Post 1810 Park |
|
1675 |
Westfield House
Hayling Island (E) |
|
Garden |
1870-1939 |
|
 |
| |
Key: |
CA = Conservation
Area |
| |
|
EH = English Heritage
Registered Site with Grade |
| |
|
LB = Listed Building with Grade |
| |
|
AONB = Area of Outstanding Natural Beauty
|
| |
|
AHBR = Archaeology and Historic Buildings Record |
|
|
| |
HE10 |
BUILDINGS OF LOCAL
INTEREST |
| |
|
Planning permission will
only be granted for alterations and/or extensions provided they do
not adversely affect the architectural character of buildings included
in the List of Buildings of Local Interest, or their settings. |
| |
|
|
| 160. |
There are many buildings which are not
listed because they do not meet the criteria set out in the Planning
(Listed Buildings and Conservation Areas) Act 1990. However, such
buildings can contribute significantly to local distinctiveness. For
this reason the Borough Council has adopted a list of buildings of
local interest. The list includes landmarks and buildings with architectural
merit, historical or cultural associations, townscape quality and
relevance to the historic development of the Borough. When considering
development proposals the Borough Council will discourage the demolition
of these buildings, have regard to the preservation of their character
and expect their settings to be safeguarded. |
|
|
| |
HE11 |
PRESERVATION OF ARCHAEOLOGICAL
SITES AND MONUMENTS OF NATIONAL IMPORTANCE |
| |
|
Development that would adversely
affect a Scheduled Ancient Monument or other nationally important
archaeological features, or their settings, will not be permitted.
|
| |
|
|
| 161. |
Archaeological remains are vulnerable to
damage and destruction, those which are protected as Scheduled Ancient
Monuments under the Ancient Monuments and Archaeological Areas Act
1979 are protected under the provisions of the policy and their locations
are shown on the Proposals Map. |
|
|
| |
HE12 |
PRESERVATION OF ARCHAEOLOGICAL
SITES AND MONUMENTS OF LOCAL IMPORTANCE |
| |
|
Development that would adversely
affect archaeological sites or features of local importance or their
settings, will not be permitted unless the need for the development
outweighs the need to preserve the site or feature. |
| |
|
|
| 162. |
There are important sites which are not
scheduled ancient monuments, such as the Wadeway which connects Langstone
to Hayling Island and the Roman Villa at Warblington. Where development
can be justified and damage to the archaeology can be avoided by modifications
to the layout, preservation of the remains in situ, is preferred.
The Council will seek to ensure satisfactory preservation and protection
and, where appropriate, the interpretation of the remains. |
|
|
| |
HE13 |
ARCHAEOLOGICAL ASSESSMENTS |
| |
|
Applications for development
which are likely to affect archaeological remains should be accompanied
by an assessment of their value, the impact of the proposals and the
opportunities for conservation. Such an expert assessment will have
to be prepared and approved by the Council in advance of any formal
determination of the relevant planning application. |
| |
|
|
| 163. |
If there are indications that important
archaeological remains exist, an archaeological field assessment should
be carried out. This is necessary to define their type and extent
and therefore provides information which is useful for identifying
the potential for minimising or avoiding damage. |
|
|
| |
HE14 |
ARCHAEOLOGICAL INVESTIGATIONS
|
| |
|
Where the preservation of
archaeological remains is not possible or feasible development should
not begin until an agreed programme of archaeological investigations
and recording has been carried out to an acceptable professional standard
and at the applicant's expense. |
| |
|
|
| 164. |
Where the destruction of archaeological
remains is justified, detailed information is required before the
remains are lost. Although every effort should be taken to preserve
features of archaeological interest it will not be practicable, necessary
or desirable to retain all these in situ in development sites. Thorough
recording is therefore essential and this should be based on advice
from professional archaeologists. Developers are expected to take
the initiative in obtaining this advice at an early stage once it
is clear that preservation is not justified for archaeological reasons.
|
|
|
| |
HE15 |
ROADS WITH SPECIAL
CHARACTER |
| |
|
Along the following roads
planning permission will only be granted for development and improvements
which do not adversely affect their special character: |
| |
|
- London Road, Waterlooville (from Hulbert Road to Silvester Road, Cowplain)
- Leigh Road, Havant
- Emsworth Road, Havant (from Bellair Road to Warblington Avenue)
- Hulbert Road, Bedhampton (from Bedhampton Road to Purbrook Way)
- Hulbert Road (north of Purbrook Way to A3M junction)
- Sinah Lane, Hayling Island
- Stamford Avenue, Hayling Island
- Staunton Avenue, Hayling Island Salterns Lane, Hayling Island
- Hollybank Lane (northern end) and Long Copse Lane, Emsworth
- New Brighton Road (southern end) and Horndean Road, Emsworth
- Warblington Road, Emsworth
- Webb Lane, Hayling Island
- Bacon Lane, Hayling Island
|
| 165. |
These roads have a special character because
of mature trees and shrubs. For example, along Hulbert Road north
of Purbrook Way there is the experience of passing through a woodland
and Horndean Road is an attractive entrance to Emsworth. Other roads
contribute to the character of the suburban environment. All the roads
referred to in this policy contribute to local distinctiveness and
to the Borough's identity and should be conserved by ensuring that
any developments and improvements are sympathetic to their tree-lined
character. |
|
|
| |
HE16 |
ENABLING DEVELOPMENT
AND THE CONSERVATION OF HERITAGE ASSETS |
| |
|
Planning permission will
not be granted for development which is intended to secure the conservation
of heritage assets unless all of the following criteria can be met:
|
| |
|
(i) |
Proposals will not adversely affect
the archaeological, architectural, historic or landscape value of
the asset or its setting. |
| |
|
(ii) |
The proposal ensures a coherent approach
to managing the asset in the future. |
| |
|
(iii) |
The enabling development will ensure
the long-term conservation of the asset and its continued use for
an appropriate purpose. |
| |
|
(iv) |
The need for enabling development has
arisen entirely from conservation problems. |
| |
|
(v) |
Sufficient financial assistance is
not available from other sources. |
| |
|
(vi) |
It can be demonstrated that the enabling
development is the minimum necessary to achieve the Borough Council's
conservation objectives. |
| |
|
(vii) |
The impact of the development is minimised
in terms of the proposed uses, layout and appearance. |
| |
|
(viii) |
The conservation benefits outweigh
any disbenefits to the community of permitting the enabling development.
|
| |
|
The Borough Council will
only consider full planning applications and may seek an agreement
under Section 106 of the Town and Country Planning Act, 1990 to secure
the conservation objectives of the development. Repairs should be
to an agreed standard and the funds required should be available before
the completion of the development. |
| |
|
| 166. |
The Borough Council recognises that the
flexible application of planning and transport policies may assist
the retention and upkeep of the historic heritage. However, proposals
should not be viewed by applicants as a means of circumventing policies
which should otherwise be enforced. English Heritage has become increasingly
concerned by the adverse effects of some developments which have been
proposed as a means of benefiting heritage assets such as archaeological
remains, historic buildings, conservation areas, parks and gardens.
This issue is discussed in Enabling Development and the Conservation
of Heritage Assets (English Heritage, 2001) which contains the full
justification for this policy. |
| 167. |
Enabling development which harms the heritage
which it is intended to conserve is clearly ineffective. For example,
it is unacceptable for development which is proposed for financing
the repair of a listed building to damage its setting. The integrity
of designed landscapes, for example, depends on coherent and consistent
long-term management which is based on a clear understanding of the
whole and its component parts. The fragmentation of ownerships can
result in deterioration in the longer term. In some cases the conservation
objectives might be achieved but only at the expense of the viability
of alternative uses, for example by reducing amenity or servicing
space. The enabling development should be related directly to overcoming
specific conservation problems rather than, for example, an owner's
inability to finance repairs. This is not a valid reason for permitting
development and in such circumstances English Heritage advises that
a repairs notice should be considered. |
| 168. |
Even if repair and conversion costs will
exceed the market value resulting from the optimum viable use, enabling
development will not be permitted unless the applicant can provide
evidence that all sources of financial support have been fully investigated
without success. Enabling development should only be considered as
a last resort. Since the proposal may cause disbenefits it needs to
be scrutinised to ensure that these are reduced to a minimum while
maximising the conservation benefits. This means evaluating options
in relation to the key questions listed by English Heritage. The uses
being proposed and the design of the development require careful assessment
and guidance is contained elsewhere in the Local Plan mainly in the
Design |
| |
|
| |
 |
|
|
|
|
| top |