The district has a large number of buildings and settlements which exhibit a rich and extremely varied historic and architectural quality.  The area also contains a wealth of archaeological sites illustrating its strategic importance during Roman and Medieval periods through to the Civil War and beyond.  The conservation of this outstanding heritage, including preserving the character of the built environment, is identified as one of the Plan's main aims.  The Plan also seeks to secure the re-use of buildings of historic or architectural interest - through its wider strategy of maintaining the vitality and viability of town centres, and the regeneration of areas such as Newark riverside.  Because of the importance attached to the conservation of the historic built environment, the conservation theme has shaped and coloured many of the policies and proposals throughout the Plan.

The first part of this chapter describes the distinctive quality of the built environment in different parts of the district and examines past planning policies, current problems and opportunities.  The policies included in the chapter are designed to protect Conservation Areas, historic buildings, archaeological remains and the built environment generally.

In 1964, the Council for British Archaeology considered that Newark was one of only 51 towns in Great Britain "so splendid and so precious that ultimate responsibility for them should be a national concern".  The conservation of Newark's outstanding heritage, including its built environment, is identified as one of the Plan's main themes.

Southwell

Southwell is a small country town of outstanding architectural and historic interest, situated in an attractive landscape setting.  At its heart stands Southwell Minster, a magnificent building whose towering spires dominate the town and the surrounding countryside.  The existence of the Minster has greatly influenced the range of building types found in this small market town. Associated with the Minster are many fine buildings, including the Bishop's Palace, of which extensive ruins remain, and large prebendal houses set in sizeable grounds.  For the most part, the rest of the town is essentially Georgian in character - with a mixture of large town houses and small scale commercial and domestic buildings, which combine to produce a place of considerable charm and character.

Laxton

Laxton is a unique village.  It is the only place in England where the open field system is still practised and the social institutions which manage that system still survive.  The open field system emerged in the centuries after the Norman Conquest and evolved as three major open fields: Mill Field, West Field and South Field.  The village has much of historical value, including probably the finest motte and bailey castle in the County, and the site of a Roman villa - at Fiddlers Balk, in West Field.  In order to protect the special character and unique historical interest of Laxton, there is a need to integrate planning and landscape policies and to ensure that both the physical fabric and social institutions of the village, can be maintained. As part of a continuing comprehensive conservation strategy for the village the District Council negotiated the introduction of a Conservation Area Partnership Scheme following the success of an earlier Town Scheme. This Partnership Scheme will end in April 1999 but has resulted in the repair or enhancement of more than 18 buildings in the village.

The Rural Area

In general, the Nottinghamshire building tradition is seen at its best in the smaller villages which are well represented throughout the district.  In these villages, their typical and enduring character is provided by the relationship of orange/red brick and clay pantiled buildings with one another, and the contrasts provided between building groupings and areas of open space.

Throughout the area, there are many fine ecclesiastical buildings and country houses.  During the 18th Century, the north-western part of the district was extensively enclosed, forming parks which were often based on the land and buildings of former ecclesiastical institutions.  This part of Nottinghamshire became known as "The Dukeries", because of the formation of these parks and the construction of aristocratic mansions at Thoresby, Clumber and Welbeck.  These estates have left a fine legacy of interesting buildings, including country houses and estate settlements.  Throughout the rest of the district, country houses are also well represented - the most notable being Kelham Hall, Norwood Park, Langford Hall, Caunton Hall, Staunton Hall, Winthorpe Hall and Elston Towers.

Policy Context for the Plan

Central Government Advice

The provisions relating to Listed Buildings and conservation areas are set out in the Planning (Listed Buildings and Conservation Areas) Act 1990.  Current advice on the policies and procedures contained within this Act is provided in PPG15 "Planning and the Historic Environment", issued jointly by the former Secretaries of State for the Environment and National Heritage.  The Secretary of State's policy on archaeological remains on land, and how they should be preserved or recorded in both an urban setting and in the countryside, is contained in PPG16 "Archaeology and Planning". The District Council has taken account of this guidance in the preparation of the Plan.

Regional Planning Guidance for the East Midlands

The Regional Planning Guidance notes that the area has a wealth of scheduled ancient monuments and Listed Buildings.  All these buildings and monuments, together with the designated conservation areas, require special protection which should be reflected in development plan policies.  This advice has been followed in the Plan.

Nottinghamshire Structure Plan Review

The aims of the Local Plan will be achieved through the implementation of the following objectives:

• to protect and enhance Conservation Areas and their settings;
• to protect the special character, setting and heritage of Laxton;
• to preserve, enhance and secure the future of Listed Buildings and other buildings of local architectural or historic interest, and to protect their settings;
• to ensure that the alteration, extension or refurbishment of Listed Buildings or buildings of local architectural or historic interest is carried out sympathetically and to the highest standards of workmanship;
• to encourage the full and proper utilisation of buildings of architectural/historic importance;
• to ensure that signs, advertisements and shopfronts are sensitively designed and respect existing buildings;
• to protect historic parks, gardens and battlefields;
• to protect Scheduled Ancient Monuments and their settings; and
• to pay due regard to archaeological remains.

The District Council is committed to conserving and enhancing the district's outstanding architectural and historic heritage, and will encourage owners of historic buildings to maintain their properties in a sound state of repair - to prevent more extensive and expensive repairs being necessary at a later date.  Where the District Council considers that a Listed Building or building in a Conservation Area has been allowed to deteriorate, and that reasonable steps are not being taken for the building's proper maintenance, the Council will use all available powers to secure its repair.

In order to encourage the proper repair of historic buildings within the district, the District Council will offer grant-aiding at its discretion and also encourage other grant aid bodies to do likewise.  Grant aid for the repair and enhancement of historic buildings in Newark is available through a Conservation Area Partnership Scheme.  A second Action Plan was approved in January 1998 and a 3 year programme, funded by the District Council, the County Council and English Heritage through the Heritage Lottery Fund, is now in place.

The District Council also operates a scheme to assist in the repair of historic buildings in its rural areas.

Justification

Given recent case law and Sections 69 and 70 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the District Council will give high priority to the objective of preserving and enhancing the character and appearance of Conservation Areas.  Development should make a positive contribution to an area's character or appearance, or leave that character or appearance unharmed.  Planning permission will not be granted for development which would harm the character or appearance of the area, including development which would seriously damage views into, or out of, the area.   The Conservation Areas in the district are defined on the Proposals Map.

Government advice in PPG15 also indicates that Local Authorities, in determining applications for development in Conservation Areas, should pay special regard to the bulk, height, materials, colour, horizontal or vertical emphasis and design of any building.  The District Council will ensure that all buildings are well designed and in sympathy with the character of the area.  The use of traditional materials will normally be required.

Justification

Justification

Demolition in Conservation Areas will only be allowed in very special circumstances: for instance, if the building is beyond repair or its removal would benefit the appearance of the area.  In determining applications for demolition, account will be taken of the part played by the building in the architectural or historic interest of the area and, in particular, of the wider effects of demolition on the immediate surroundings of the building and the Conservation Area as a whole.  Even if a case for demolition is justified, to avoid sites remaining vacant for long periods, the District Council will only grant Conservation Area Consent for demolition where there are approved detailed plans for redevelopment.  However, in exceptional circumstances, where the demolition of a building would, in itself, enhance the character or appearance of the Conservation Area, consent will be granted without approved plans for redevelopment.

Justification

The attractive nature of Conservation Areas is often due as much to open spaces, trees, hedges, walls, fences and other landscape features, as to buildings.  Consequently, the District Council will endeavour to retain features which form an integral part of the historic built environment.

Justification

The District Council does not consider Conservation Area status to be purely a negative designation.  The Council, in association with landowners and other interested parties, will seek to improve the appearance of Conservation Areas by appropriate environmental improvement schemes.  Where the Council is promoting a particular environmental improvement scheme, it will endeavour to secure funding from other grant-aiding bodies, such as English Heritage and the County Council.  The District Council will consider implementing joint improvement schemes with private owners and Parish Councils. Within Newark, the District Council, in association with the County Council, has drawn up a Strategy to guide alterations and improvement works in the historic streets of Newark town centre.  That document sets out a phased programme of jointly funded schemes and is the construction guide for all those working in the town centre, including those engaged in repair or maintenance work.

Justification

The District Council recognises the importance of encouraging the survival of the farming system which has shaped the landscape of Laxton. An Area of Historic Landscape Importance has therefore been identified in and around Laxton.  This includes those features in the landscape relating to the survival of the open field farming system, together with other features of particular historic importance, in and around the village, such as the Castle.  The Local Plan draws attention to the importance of this area and the need for it to be managed in a way which respects and safeguards its historic value.  The District Council is not imposing any new planning controls but rather wishes to encourage the maintenance of the open field farming system.

The visual and physical character of Laxton is inextricably linked to, and primarily derived from, the unique agricultural system associated with the village.  Dominant visual elements in the village are its farmhouses and agricultural buildings, which contribute significantly to the townscape quality and play a vital part in the continuing operation of the open field farming system.

Millgate Field is an important open space at the entrance to the Newark Conservation Area.  The field contributes to the character of the Conservation Area, because of its open nature and because of the views which it affords into Millgate, from across the river, and out of Millgate, to the open countryside beyond.  The field provides a contrast to the dense built form of most of the Millgate area, and links the town visually to the surrounding countryside.  It is therefore important that most of the field remains free of built development.

However, existing development on the northern and southern boundaries of the field makes no contribution to the character of the Conservation Area, and a small amount of building on the north-western and south-eastern corners would not obstruct the best views through the field, and could, if sensitively sited and designed, actually enhance the approach to Millgate.  If a small amount of development was permitted, the Council would seek to ensure that public access through the field was provided and that provision was made for children's play space, of which there is currently a deficiency in the Millgate area.

Historic buildings and other buildings of character are a familiar and cherished part of the local scene.  Within the district, there is a wealth of such buildings, ranging from modest vernacular buildings to grander and more elaborate pieces of architecture, some of which are recognised as being of national importance.  Many, but by no means all, of these buildings are Listed as being of special architectural or historic interest.  Listed Buildings represent the best of the country's heritage.

Justification

Listed Buildings are the finest examples of buildings of special architectural or historic interest and are a finite resource.  Accordingly, Government advice in PPG15 states that there should be a presumption in favour of preserving these buildings.  Planning permission and/or Listed Building Consent will not be granted for the demolition or partial demolition of a Listed Building, without clear and convincing evidence that all reasonable efforts have been made to continue its present use or to find a viable new use.  In exceptional circumstances, planning permission and/or Listed Building Consent for demolition may be granted, where redevelopment would produce substantial benefits for the community which would outweigh the loss resulting from the demolition. Demolition will not be permitted simply because redevelopment is economically more attractive to the developer than repair and re-use of buildings. Partial demolition will be permitted, where it can be demonstrated that this will enhance the character of the building.

Justification

Listed Buildings can be robbed of their special interest, as surely by unsuitable alterations as by outright demolition.  Proposals to alter or extend a Listed Building should be sympathetic in design, scale, proportion and materials to the existing building, and should ensure that damage to the historic fabric is minimised.  Alterations or extensions which adversely affect the architectural or historic interest of Listed Buildings will be vigorously opposed.

Justification

The setting of a Listed Building is often an essential part of a building's character, especially where a garden or grounds have been laid out to complement its design or function.  The District Council will seek to preserve and enhance the setting of these buildings - by the use of traffic management and environmental improvement schemes, and by the preservation of trees.  The Council will give particular consideration to the effects a proposed development may have on both the setting and economic viability of a Listed Building, when controlling the use and design of land and buildings within the curtilage of, or adjoining, that building.  The economic viability, as well as the character, of historic buildings can suffer, if they become isolated from their surroundings.

Justification

Throughout the district, there are many neglected and under-used historic buildings which adversely affect both the individual qualities of the building and the character of the area.  The District Council will oppose development which would be likely to lead to the under-utilisation of upper floors of Listed Buildings, and buildings of character, within Conservation Areas, and the under-utilisation of other large volume buildings of character.  Experience has shown that some types of development, such as change of use, often preclude access to upper floors.  This results in a use which is incompatible with the full and proper utilisation of the building.  In the long term, this is likely to lead to a fall in the building's standard of maintenance.

Justification

Where an appropriate new use can be found for a building of character which is considered to be at risk, the District Council will accept a relaxation of the relevant planning policies, where this will ensure the proper use and maintenance of the building.

Justification

The District contains a number of development sites which include significant buildings of character - some of which are Listed.  Where development proposals are submitted for these and other sites, the District Council will seek the retention and restoration of these buildings, as part of a scheme, by means of legal agreements under Section 106 of the Town and Country Planning Act 1990.  This will ensure that those buildings which make such a valuable contribution to the built heritage of the area are safeguarded.

Advertisements

On Listed Buildings and within Conservation Areas, great care and attention is needed to ensure that signs and advertisements enhance, rather than detract from, the historic townscape.  The illumination of fascia signs, whether by internal or external means, and internally illuminated projecting box signs may adversely affect the visual amenity of historic areas and will consequently not be allowed.  Equally, signs in bright or intrusive colours, or synthetic materials, are inappropriate in these locations.  Over-large and obtrusive signs, and signs placed above normal fascia level, other than hanging signs, can disfigure the appearance of buildings and are also unacceptable.

Shopfronts

Justification

Shopfronts of architectural value within Conservation Areas and on Listed Buildings demand very special attention, if their historic interest is to be preserved and enhanced.  The District Council will seek to ensure that shopfronts of historic and/or architectural quality are retained and sympathetically restored.  Proposals seeking to remove original architectural features of quality will be resisted.  The District Council will offer grant aid, at its discretion, to encourage the proper repair of historic shopfronts.

Justification

New shopfront designs in Conservation Areas must be sensitively designed and detailed, to ensure that they respect the period and style of the building and harmonise with the surrounding area.

Justification

The use of traditional designs and materials is most appropriate for new shopfronts in Listed Buildings and buildings within Conservation Areas, because of the period and style of the buildings and the overall character of the area. Modern materials, such as sheet plastic and anodised aluminium, are inappropriate in historic streets and will not normally be acceptable.  Other modern features, such as plastic blinds and external roller shutters, are also inappropriate and will also be resisted.

Justification

Justification

The district contains two parks and one garden which have been placed on the Register of Historic Parks and Gardens of Special Historic Interest, produced by English Heritage.  Thoresby Park is in private ownership, with restricted public access, whilst Rufford Abbey forms part of an attractive Country Park managed by Nottinghamshire County Council.  Newark Castle Grounds was the first Historic Garden in the District to be placed on the Register.  The Grounds have been used for public walks since the mid-19th Century and are a good example of the trend for the development of castle ruins as public gardens during this period.   There are also several important historic parks and gardens which are, as yet, not included on the Register. The most significant of these is Norwood Park, near Southwell: a former deer park enclosed by the Archbishop of York in the 12th Century.

Justification

In June 1995, following an extensive consultation procedure, English Heritage published a Register of Historic Battlefields. Stoke Field Battlefield, to the south-west of Newark, is one of a limited number of sites to be included on the Register.  Stoke Field was the site of the last pitched battle of the Wars of the Roses, in 1487, and the royal victory finally established King Henry VII and the Tudor dynasty.

The Battlefield site, which is shown on the Proposals Map and Inset Map 19, is privately owned. Whilst the designation does not entail additional statutory controls, the Register will allow the significance of Battlefields to be appreciated by those in whose stewardship they lie and by those considering development proposals in and around them.  The effects of any development will form a material consideration to be taken into account in determining a planning application.  The Register will also serve to highlight the educational and recreational potential of Battlefields.

Archaeology

Justification

Scheduled Ancient Monuments are archaeological remains of national importance.  There are approximately 50 Scheduled Ancient Monuments throughout the district (which are defined on the Proposals Map - see Appendix B).  Once a Monument has been Scheduled, the consent of the Secretary of State is required before any works are carried out which would have the effect demolishing, destroying, damaging, removing, repairing, altering, adding to, flooding or covering up a Monument.  The scope of control is therefore more extensive and detailed than that applied to Listed Buildings.  The District Council will seek the preservation of Scheduled Ancient Monuments and planning permission will not normally be granted for development which would adversely affect a scheduledAncient Monument or its setting.

Justification

The District Council considers that a great deal of the responsibility for archaeological assessment lies with those who wish to develop such sites.  Within the historic core of Newark, applications for planning permission will be required to include an archaeological evaluation of the site. This evaluation should define the archaeological potential of the site and the means of accommodating, or overcoming, archaeological constraints during the development process.  This will enable the full archaeological potential of the site to be assessed at an early stage and avoid any undue delay in the development.

Justification

There are numerous sites of archaeological interest throughout the District, many of which are not Scheduled.  These sites may have features worthy of preservation, and it is therefore essential that the full archaeological potential of any site is understood, before an application for development is determined.  An archaeological evaluation will normally comprise a preliminary investigation of the potential importance of a site and may include trial excavations.

Justification

The District Council may consider that damage to archaeological remains is justifiable, because of the benefits brought about by particular proposals.  In such circumstances, the Council will work closely with developers, to ensure that appropriate arrangements are made for archaeological works.  Where a watching brief or extensive archaeological investigation is required, the Council will withhold planning permission until satisfactory agreement is reached, with the developer, on how this is to be implemented.  The District Council considers that the bulk of the responsibility for funding this work should lie with the developer.  However, the Council has a limited budget for archaeological work and grant aid may be available for detailed archaeological excavations.

Interpretation of Archaeological Remains