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CHAPTER 6: HISTORIC ENVIRONMENT
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6.1
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Introduction
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| 6.1.1 |
The whole of Wolverhampton is an historic landscape, which
has gradually evolved over time. People began to influence that evolution
around 6,000 years ago, in prehistoric times. Buildings and other standing
structures provide tangible evidence of human occupation since Saxon times
(449 - 1066 A.D 1,000
years ago). Over the years, new buildings have been erected, sometimes
on the same sites as old ones, preserving the old street pattern for generations.
Preserved below and within these streets are archaeological remains of earlier
times which only come to light during redevelopment. |
| 6.1.2 |
In addition to built up areas, many of Wolverhampton's open
spaces also have a long history, containing woodlands and hedgerows which
are evidence of management by farmers and landowners for hundreds of years.
There are also remains of parks, gardens and green open spaces provided
for the enjoyment of individuals or local people. The growth and prosperity
of Wolverhampton and its industry began in the later years of the eighteenth
century and has continued to the present century. Whilst this has destroyed
much evidence of earlier times, it has also created a wealth of new buildings
and structures which are now some of Wolverhampton's greatest heritage assets. |
| 6.1.3 |
Parts of the historic environment, such as Listed Buildings,
Conservation Areas, Scheduled Ancient Monuments and Registered Parks and
Gardens, are protected by designations. Laws exist to protect some of these
sites and buildings from alterations which would harm their historic character
and special features. In addition to statutory protection, many valuable
features of the historic environment are protected through the planning
system. Conditions can be attached to planning permissions and special agreements
can be made with developers to protect and enhance historic sites and buildings. |
| 6.1.4 |
As part of the creation of a City of Communities and Neighbourhoods
and a Green City, the Wolverhampton Community Plan aims to: |
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- Increase respect and care for the natural and built environment;
- Improve the quality of urban design of new buildings and spaces;
- Bring prominent empty and underused listed buildings into active
use, especially in the City Centre.
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| 6.1.5 |
The Government and English Heritage are currently reviewing
policies relating to England's historic environment. This will result in
a new statement of policy and the revision of Planning Policy Guidance Note
15 (PPG15): Planning and the Historic Environment and PPG16: Archaeology.
The review is in its early stages, but clear policy directions are emerging,
which are reflected in this Chapter. |
| 6.1.6 |
In particular, there is a move away from the idea of "heritage"
and the designation of sites of special historic value, and towards a broad
definition of the historic environment as all of the physical remains of
the past, including the typical and the ordinary. There is also a growing
recognition of the importance of the historic environment to sustainable
development and the need to treat historic, social, economic and cultural
issues as an integrated whole. |
| 6.1.7 |
The patterns of buildings and landscapes in Wolverhampton
have evolved over time and are unique, creating a local character and distinctiveness
which is constantly under pressure from the demands of modern development.
Not every part of the historic environment can or should be protected from
change. Conservation is a dynamic process of managing change to ensure that
those parts of the historic environment which are most valued and contribute
most to local distinctiveness are protected for future generations to experience
and learn from. A study of local historic character and distinctiveness
can help in the conservation of this broader historic environment, through
defining character areas and types and by involving local people. The Council
has begun to adopt this approach by identifying Areas of Special Character,
to protect historic landscapes, and starting to keep a list of locally important
and valued buildings and landscapes, assessing their value against a list
of criteria. |
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| 6.1.8 |
It is also important to ensure that the present generation's
contribution to local character is of a quality which will become valued
by the next. The policies in this Chapter should be read in conjunction
with policies in Chapter 4: Design. Further detailed guidance regarding
the Historic Environment will be provided in forthcoming Supplementary Planning
Guidance on the Historic Environment and SPG on Design. |
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6.2
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Local Character And Distinctiveness
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| Policy HE1: Preservation Of Local
Character And Distinctiveness (Part I) |
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| All development proposals should
take account of locally distinctive character types, respect
the positive attributes of character areas and retain physical
features which strongly and positively contribute to the local
character and distinctiveness of the City's landscape and townscape.
In particular, proposals should take account of the special
contribution of conservation areas, historic parks and gardens,
listed and local list buildings, the canal network, archaeological
sites and protected trees. |
| In exceptional cases where
the loss of such features is permitted, the following may be
required: |
- An appropriate level of survey and recording which may
involve archaeological excavation;
- Provision of replacement building(s) of comparable quality
and design, especially in respect of buildings of landmark
value;
- Where possible, the salvage of special features or elements
for re-use in the replacement development scheme;
- The use of road or building names in any new development
which reflect the historic origins of the area, maintaining
a link with the past.
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| 6.2.1 |
An appraisal of local character describes how and why one
area differs from another, in other words, its distinctiveness. It recognises
and describes the ways in which the present environment reflects how people
have used, changed and adapted to their physical environment through time.
It seeks to explain the development of the historic environment and its
relationship with other valued assets, such as wildlife habitats and species.
It is closely associated with local identity and offers scope for involving
local communities. Defining character does not indicate value, but can form
the basis of decision-making about change. |
| 6.2.2 |
The Council will seek to carry out a study of local character
and distinctiveness in Wolverhampton during the lifetime of the Plan. The
study will identify broad, geographic "Character Areas" and a range of landscape
and townscape "Character Types". The study will help to ensure that all
new development conserves and enhances positive features of local character
and distinctiveness. The study results and further guidance will be adopted
as Supplementary Planning Guidance. Areas of Special Character have already
been defined in Wolverhampton, to protect important historic landscapes
(see Policy G6). |
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| 6.2.3 |
In the absence of such a study, local character and distinctiveness
should still be a major factor in assessing good design. As part of the
Design Statement required for every development proposal (see Policy D2),
applicants should analyse and take into account the positive elements of
character and distinctiveness relating to the site and its locality and
seek to address negative elements, in accordance with Policy D6: Townscape
and Landscape and forthcoming Supplementary Planning Guidance on Design. |
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| Policy HE2: Historic Resources
And Enabling Development |
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| Enabling development which
may otherwise adversely affect a historic resource will not
be permitted unless it meets all of the following criteria: |
| 1. |
The development is the only effective
means to secure the long term future of the resource and, where
applicable, its continued use for a sympathetic purpose; |
| 2. |
It is demonstrated that the amount of
development is the minimum necessary to secure the future of
the resource, and that its form minimises disbenefits; |
| 3. |
The justification for the development
arises from the inherent needs of the resource, rather than
the circumstances of the present owner or the purchase price
paid; |
| 4. |
Financial assistance is not available
from any other source; |
| 5. |
The proposal avoids detrimental fragmentation
of management of the resource. |
| 6. |
The enabling development will not detract
from the archaeological, architectural, historic, landscape
or biodiversity interest of the asset, or materially harm its
setting; and |
| 7. |
The value or
benefit of the survival or enhancement of the heritage asset
out weighs the long-term cost to the community of providing
the enabling development. (2)
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| Where a scheme meets these
criteria, planning permission will only be granted if: |
- The impact of the development is precisely defined at
the outset, normally through granting of full rather than
outline planning permission, and any related listed buildings
or conservation area consents;
- The achievement of value or benefit is securely and enforceably
linked to the impact of the development, preferably by means
of a legal agreement; and
- The feature is repaired to an agreed standard, and the
funds to do so made available, as early as possible in the
course of the development and before completion or occupation.
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| 6.2.4 |
Many planning applications affect the historic environment,
in its widest sense. Most either enhance, or are not materially damaging
to, the historic environment and conform with other UDP policies. On occasion,
however, 'enabling development' is proposed which, whilst it would achieve
significant benefit to a particular historic resource (such as a listed
building), would normally be rejected as clearly contrary to other UDP policies.
Such proposals are put forward on the basis that the benefit to the community
of conserving the resource would outweigh the harm to other material interests.
'Enabling development' is an established and useful planning tool by which
a community may be able to secure the future of a historic resource, which
would otherwise be lost or deteriorate. However, strict criteria must be
applied to such development to ensure that the long-term benefits to the
community outweigh any harm which may be caused. Further
guidance on this issue is contained in the English Heritage policy statement
entitled 'Enabling development and the conservation of heritage assets'
(June 2001). (2) |
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6.3
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Conservation Areas
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| Policy HE3: Preservation
and Enhancement of Conservation Areas |
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| Preservation and enhancement
of the character and appearance of designated conservation areas
will be promoted. |
| The Council will: |
- Continue to review existing conservation areas and make
new designations or extend existing ones during the life
of the UDP;
- Produce an up-to-date character appraisal and proposal
for preservation and enhancement for each conservation area.
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| 6.3.1 |
The Council has a duty under the Planning (Listed Buildings
and Conservation Areas) Act 1990, to designate, protect and enhance conservation
areas. A conservation area is an area of special architectural or historic
interest the character or appearance of which it is desirable to preserve
or enhance. 25 28
conservation areas have been designated to date in Wolverhampton, as shown
on the Proposals Map. (3) [Maps
6/1, 15/4, 15/14]
These cover a wide variety of environments, including town and village centres,
industrial buildings, manor houses, residential areas, parks, canal and
railway corridors and farmland. |
| 6.3.2 |
Further conservation area designations may be made during
the life of the Plan and these will be subject to the same Plan policies.
Conservation areas will be designated on the basis of a thorough assessment
of the following factors: |
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- Location and population
- Origins and development
- Topography and historic layout of property boundaries and thoroughfares
- Prevailing and former uses and the influence of these on plan form
and building type
- The quality and relationship of buildings and the contribution of
key unlisted buildings
- Prevalent and traditional building materials, textures and colours
- Archaeological significance and potential
- Character and relationship of open spaces
- Contribution made by green spaces, trees, hedges and other natural
or cultivated elements
- Local details
- Setting in relationship with the surrounding area.
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| 6.3.3 |
Local Authorities are encouraged to publish a character appraisal
for each conservation area, giving the reasons for designation. Such documents
have the status of Supplementary Planning Guidance. Appraisals have been
undertaken for a number of conservation areas in Wolverhampton. Improvements
to conservation areas can be achieved by a combination of voluntary co-operation,
development control and grant aid, where appropriate. The Council is committed
to undertake appraisals for all conservation areas, to formulate and publish
proposals for their preservation and enhancement and to seek resources,
in partnership with English Heritage and other agencies, to facilitate repairs
and improvements. |
| 6.3.4 |
In particular, proposals may include: |
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- Offering, within any financial constraints, financial assistance
to owners and occupiers to improve buildings and features within conservation
areas and their setting;
- Carrying out improvements to the street scene including re-paving,
improved street furniture and landscaping;
- Landscaping for a temporary period on vacant sites pending redevelopment
- Preventing deterioration of disused buildings and structures and encouraging
them back into viable use.
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| Policy HE4: Proposals Affecting
a Conservation Area |
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| Where a proposal for development
may affect a conservation area or its setting, a full planning
application should be submitted, giving sufficient detail, within
the plans and the design statement accompanying the application,
to fully assess the impact of the proposal on the special architectural
or historic character of the conservation area and its setting. |
| Such proposals should pay
particular attention to, and precisely define the impact of
the development on the scale, proportions, character, materials
and detailing of the conservation area and its setting. |
| Where appropriate, the
submission of a general historic survey and impact assessment
with the proposal, including documentary research information
and an archaeological evaluation, may also be required. |
| Where development is permitted
which may harm or destroy any important feature of a conservation
area, conditions may be imposed to ensure that: |
- Such features are investigated and recorded to an appropriate
level prior to or during works;
- Where possible, such features are preserved either in
situ or off site;
- Provision is made for any records to be deposited with
the archive service.
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| Policy HE5: Control Of
Development In A Conservation Area |
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| Proposals for new build,
change of use, alterations, extensions or redevelopment within
or affecting the setting of a conservation area will be permitted
only if they comply with all of the following criteria: |
- The development should preserve and,
where possible, or (4)
enhance all features which contribute positively to the
area's character or appearance, including archaeological
sites and remains, trees, hedges and landscape features;
- The development should not adversely affect the historic
street patterns and morphology, roofscape, skyline and setting
of the conservation area, important open spaces or significant
views into, out of and within the area;
- The positioning and mass of the development should be
in scale and in harmony with surrounding buildings and open
spaces;
- The proportions of different parts of the development
and of individual buildings should be in scale with each
other and relate well to adjoining buildings;
- The development should not result in amalgamation or redrawing
of boundaries between traditional buildings and plots, or
demolition and redevelopment behind retained facades;
- Architectural details, materials and colours used should
be appropriate to the area and in keeping with surrounding
buildings.
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| 6.3.5 |
Due to the sensitive nature of the character and appearance
of conservation areas, strong design controls will be exercised over any
proposals for new development affecting a conservation area, including those
affecting unlisted buildings and spaces. The design of any new development
should respect and enhance the existing character and appearance of the
area and pay special regard to scale, materials, colour and design. For
this reason, full planning applications only will be accepted. |
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| 6.3.6 |
Policies in Chapter 4: Design and forthcoming Supplementary
Planning Guidance on the Historic Environment and on Design provide further
guidance on appropriate development in a conservation area. Special guidance
on development affecting places of worship in conservation areas is given
in the Supplementary Planning Guidance on Places of Worship. Supplementary
Planning Guidance on Access and Facilities for People with Disabilities
gives advice on access improvements to buildings in a conservation area.
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| Policy HE6: Demolition
Of Buildings Or Structures In A Conservation Area |
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| The demolition of buildings
or structures in a conservation area which contribute to the
special architectural or historic character or appearance of
the area will not be permitted, unless: |
- All other alternatives have been pursued and it can be
demonstrated that the building or structure is dangerous
or incapable of repair; and
- Detailed plans for redevelopment, which will preserve
and enhance the conservation area in accordance with Policy
HE5, have been approved and the contract for redevelopment
let prior to demolition.
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| 6.3.7 |
The arrangement of a group of buildings and spaces in a conservation
area is often what gives it a distinctive character. Such areas are sensitive
to the demolition of even one building. Therefore, the Council will require
a separate application for Conservation Area Consent to demolish any building
or structure in a conservation area. |
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| Policy HE7: Underused Buildings
And Structures In A Conservation Area |
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| Wholly or partially disused
buildings or structures in conservation areas should be brought
back into appropriate use and not deliberately allowed to deteriorate.
In such cases, the Council will consider taking appropriate
action to secure their continued preservation. |
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| 6.3.8 |
Buildings and structures in a conservation area which suffer
from disuse can detract from its character. The fabric of such buildings
and structures can be allowed to deteriorate to such an extent that the
damage is prohibitively expensive to repair. The Council has powers to prevent
this from happening, including the use of urgent works and repairs notices. |
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| Policy HE8: Encouragement
Of Appropriate Redevelopment In Conservation Areas |
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| Favourable consideration
will be given to appropriate redevelopment of sites within or
affecting the setting of a conservation area which currently
detract from the character or appearance of the area. |
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| 6.3.9 |
In some cases, conservation areas are blighted by inappropriate
or derelict buildings and sites. It is important to take opportunities to
bring these sites back into appropriate use and improve their appearance
and character. |
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| Policy HE9: Relaxation
Of Normal Standards In A Conservation Area |
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| The Council will consider
relaxing normal highway, parking and amenity standards in conservation
areas where it can be demonstrated that: |
- Their rigid application would result in designs which
fail to respect and integrate with the character and form
of the area; and
- Health and safety would not be unacceptably prejudiced.
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| 6.3.10 |
It is recognised that certain standards required for modern
developments can be inappropriate to the complex and sensitive nature of
historic environments. In order to successfully integrate new development
into conservation areas and preserve their special character and form, it
may be necessary to relax certain standards. This can often be achieved
within the bounds of safety and practicality without compromising the intention
of the standards. |
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| Policy HE10: Removal Of
Permitted Development Rights In A Conservation Area |
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| Where appropriate, control
will be exercised over detailed features of all or part of a
conservation area by the making of directions under Article
4 of the Town and Country Planning (General Permitted Development)
Order, 1995 or the use of planning conditions. |
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| 6.3.11 |
Sometimes the character of a conservation area can be adversely
affected by small alterations or extensions, which normally constitute permitted
development and do not require a planning application. In these cases, Article
4 directions can be used to remove permitted development rights. |
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| Policy HE11: Shop Fronts
And Advertisements In Conservation Areas |
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| Within a conservation area,
changes to shop fronts and new shop fronts will only be permitted
if the design will not adversely affect the character and appearance
of the conservation area and, specifically will: |
- Retain or restore any original or period features; Relate
well in scale, height, proportions, materials and detailing
to other parts of the building, adjoining shop fronts and
to the street scene generally;
- Not involve a single shop front spanning two or more frontages;
- Not involve the use of inappropriate modern shop front
features, such as plastic canopies, large plate glass display
windows and roller shutters.
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| Display of advertisements
in a conservation area which are of an inappropriate scale,
illumination or materials, lead to clutter or obstruct or detract
from the character or appearance of the conservation area or
the architectural features of the buildings on which they are
displayed will not be permitted. Discontinuance action will
be taken to remove posters and other material considered to
be harmful to the character or appearance of the conservation
area. |
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| 6.3.12 |
An increase in the number of standardised style shop fronts
and projecting signs can harm the appearance of the street scene, particularly
in a conservation area. Similarly, an increase in the number of advertisements
and their size and visibility can harm the appearance of a conservation
area. Shop fronts, particularly those which are original or are of period
character, provide interest and detail for passers-by and form an important
part of the overall street scene. Sensitive renovation of such shop fronts
and quality design of new shop fronts can enhance the historic and architectural
quality of the street scene and improve the shopping environment. |
| 6.3.13 |
The Council's general policy on control of advertisements
and signs is Policy EP19. SPG on Outdoor Advertisements and Signs (which
will be updated and revised) gives specific guidance relating to advertisements
and signs in conservation areas and relating to listed buildings. Supplementary
Planning Guidance on Shopfront Design provides a clear and explicit design
framework for the sympathetic renovation of older shopfronts and design
of new and modern shopfronts in the City. |
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6.4
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Listed Buildings
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| Policy HE12: Preservation
And Active Use Of Listed Buildings |
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| The full, active and proper
use and effective and sensitive upkeep of listed buildings will
be promoted. |
| The Council will seek to
ensure that listed buildings are not allowed to deteriorate
and will consider taking appropriate action to secure their
continued preservation, including use of urgent works and repairs
notices. |
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| 6.4.1 |
Listed buildings are buildings and structures of recognised
special architectural or historic importance which have been included in
a list compiled by the Department of Culture, Media and Sport. There are
currently over 500 individual listed properties and structures in Wolverhampton,
including farm buildings, churches, canal bridges, public houses and industrial
and railway buildings. Details of listed buildings within the City are available
from the Regeneration and Transportation Group. Additions may be made to
the list during the lifetime of the Plan. |
| 6.4.2 |
Listed buildings are valuable resources in themselves and
also often make a major contribution to local historic character and distinctiveness.
The Council will seek to ensure the preservation and active use of listed
buildings and encourage enhancement and high standards of maintenance and
repair. This will be achieved through the development control process and
by making advice and, in some cases, grant aid available to owners and occupiers.
In order to safeguard Wolverhampton's stock of historic buildings, the Council
undertakes a buildings at risk survey every two years. Where a historic
building shows significant signs of neglect, the Council will act as soon
as possible to prevent further deterioration whilst a long-term solution
is found. Such action will usually involve the use of powers under the Planning
(Listed Buildings and Conservation Areas) Act 1990 to carry out urgent works
or serve repairs notices. |
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| Policy HE13: Development
Affecting A Listed Building |
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| Where a proposal for development
may affect a listed building or its setting, a full planning
application will be required, giving sufficient detail, within
the plans and the design statement accompanying the application,
to fully assess the impact of the proposal on the special architectural
or historic interest of the listed building and its setting.
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| Such proposals should pay
particular attention to, and precisely define the impact of
the development on, the scale, proportions, character, materials
and detailing of the listed building and its setting. |
| Where appropriate, the
submission of a general historic survey and impact assessment
with the proposal, including documentary research information
and an archaeological evaluation, may also be required. |
| Where development is permitted
which may harm or destroy any important feature of a listed
building, conditions may be imposed to ensure that: |
- Such features are investigated and recorded to an appropriate
level prior to or during works;
- Where possible, such features are preserved either in
situ or off site;
- Provision is made for any records to be deposited with
the archive service.
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| 6.4.3 |
Due to the sensitive nature of listed buildings and their
settings, the Council will exercise strong design controls over any proposals
for new development which may affect them. Any such proposal should respect
and enhance the special architectural and historic interest of the listed
building and pay special regard to scale, materials, colour and design.
For this reason, the Council will require comprehensive information about
the possible effects of any works before considering an application. Applicants
are encouraged to discuss proposals at an early stage with development control
and conservation officers. |
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| Policy HE14: Alterations
And Extensions To A Listed Building |
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| Development involving: |
- external or internal alteration to a listed building;
or
- the erection of extensions or new structures within the
curtilage of a listed building
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where it can be clearly demonstrated that the special architectural
or historic interest of the listed building, including its setting,
will not be adversely affected. |
| Applicants should include
sufficient information, within the plans and the design statement
accompanying the application, to demonstrate how the proposal
will contribute to the conservation of the listed building,
whilst preserving or enhancing its architectural or historic
interest. |
| Alterations to shop fronts
and fixing of advertisements to a listed building will only
be permitted where they complement the special architectural
or historic interest of the building, as per criteria listed
in HE11. Appropriate adverts will
be of a modest nature and relate to the use of the building. |
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| 6.4.4 |
As well as the external appearance of listed buildings, their
internal fabric and features, such as panelling and fire surrounds, are
often also of value. Listed Building Consent must be obtained from the Council
for demolition or any works of alteration or extension, even minor ones,
which would affect the special architectural or historic interest of a listed
building. Applicants must demonstrate why such works are necessary and how
they will contribute towards the conservation and enhancement of the listed
building. Regarding shop fronts and advertisements, the criteria listed
in Policy HE11 for conservation areas should also be applied to listed buildings. |
| 6.4.5 |
Some places of worship are exempt from Listed Building Consent
requirements, as explained in Supplementary Planning Guidance on Places
of Worship, but are still subject to normal requirements for planning permission.
Supplementary Planning Guidance on Access and Facilities for People with
Disabilities gives advice on access improvements to listed buildings, which
should be carried out sensitively. Supplementary Planning Guidance on Shopfront
Design provides a clear design framework for the sympathetic renovation
of older shop fronts. SPG on Outdoor Advertisements and Signs gives specific
guidance on advertisements and signs relating to listed buildings. |
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| Policy HE16
HE15: Change Of Use Of A Listed
Building |
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| Change of use of a listed
building will be discouraged unless it can be demonstrated that
it is essential to secure the long term future of the building
or will help to meet other major UDP objectives. In such cases,
only alternative uses which can be accommodated without harming
the interest, fabric or features of the building will be considered. |
| Applications for change
of use to a listed building which provide insufficient information
to assess the impact of associated alterations will not be accepted. |
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| Policy HE15
HE16: Demolition Of A Listed Building |
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| Total demolition of a listed
building will not be permitted, except in very special circumstances,
where the benefits of redevelopment substantially outweigh the
special architectural and historic value of the listed building. |
| Planning permission for redevelopment
and related applications for listed building consent for the
demolition or substantial demolition of a listed building will
only be granted in exceptional circumstances. Consideration
will be given to: |
- The importance of the building in terms of its architectural
and historic interest;
- Its setting and contribution to the local scene;
- Its condition and the cost of repair and maintenance in
relation to its importance and the value derived from its
continued use;
- The adequacy of the efforts to sustain existing uses or
find viable new uses, or where appropriate, to achieve its
preservation in some form of charitable or community ownership;
- The merits of alternative proposals, including the benefits
for the community that would decisively outweigh the loss
resulting from demolition.
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| Partial demolition within
the curtilage of a listed building will only be permitted: |
- In order to remove later modern additions of no historic
or architectural importance; or
- Where it forms an essential part of redevelopment that
is necessary to preserve or enhance the listed building
and its setting. In such cases, demolition will not be permitted
until there are approved detailed plans for redevelopment
and the contract for redevelopment has been let.
In all cases, demolition will not be permitted
until there are approved detailed plans for redevelopment
and the contract for redevelopment has been let.
(5) (6)
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| 6.4.6 |
Listed buildings are an irreplaceable national asset and
demolition or destruction of important features will not
be permitted, except in special only be permitted
in exceptional (5) circumstances,
as detailed in PPG15: Historic Buildings and Conservation Areas and forthcoming
SPG on the Historic Environment. In such exceptional circumstances, it is
important for local heritage that any features to be lost or harmed are
properly investigated and recorded and, if possible, preserved in some way. |
| 6.4.7 |
Much of the quality and character of listed buildings derives
from their continuing use for their original purpose. However, vacant or
part vacant listed buildings can present special problems. Encouragement
will be given to bringing these buildings back into use, but care will be
taken in the choice of any alternative use and the details of any alterations
to be made. |
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| Policy HE17: Development
Affecting The Setting Of A Listed Building |
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| Development affecting the
setting of a listed building will only be permitted if it respects
and enhances the special architectural and historic interest
of the listed building, paying special regard to scale, materials,
colour and design. |
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| 6.4.8 |
Unsuitable development in the vicinity of a listed building
can seriously detract from its special architectural or historic interest.
This may include work affecting the public realm, for example, the use of
paving materials. |
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6.5
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Local List Buildings And Sites
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| Policy HE18: Preservation
And Enhancement Of Local List Buildings And Sites |
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| The Council will produce
and regularly review a list of locally important historic buildings,
structures, landscapes and archaeological sites on the basis
of their age, special character, design or historic interest,
to be referred to as the local list. |
| The conservation of locally
listed structures and sites through their retention, proper
maintenance, sympathetic use and, where appropriate, restoration,
will be encouraged. |
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| Policy HE19: Development
Affecting A Local List Building Or Site |
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| Development affecting local
list buildings or sites will not be permitted if it involves: |
- Alterations, extensions or change of use which would
have an adverse effect on features of special character
or historic interest;
- Any adverse effect on the setting of a local list building
or structure;
- Fixing of advertisements to local list buildings, unless
they are of modest nature and complementary to the special
character or historic interest of the building.
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| Policy HE20: Demolition
Of A Local List Building Or Site |
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| Development which involves
the total demolition of a local list building or site, or partial
demolition which would result in the loss of features of special
character or historic interest, will not be permitted unless
it can be clearly demonstrated that: |
- The proposed demolition is essential to the success of
a scheme which would provide other, overriding, planning
benefits;
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| And |
- All reasonable alternatives to demolition have been investigated
and proved not to be feasible.
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| In such cases, the following
may be required: |
- An appropriate level of survey and recording which may
involve archaeological excavation;
- Provision of replacement building(s) of comparable quality
and design, especially in respect of buildings of landmark
value;
- Where possible, the salvage of special features or elements
for re-use in the replacement development scheme;
- The use of road or building names in any new development
which reflect the historic origins of the area, maintaining
a link with the past.
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| Total or partial demolition
will not be permitted until there are approved detailed plans
for redevelopment and the contract for redevelopment has been
let. |
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| 6.5.1 |
There are many historic buildings, landscapes and sites in
Wolverhampton which do not currently meet national criteria for statutory
or special protection but are nonetheless valued by residents as part of
their local heritage. Local authorities can protect such sites through the
system of planning control and by the adoption of local lists. The Council
has produced and will regularly review a local list for Wolverhampton, subject
to consultation. Any sites added to the list during the lifetime of the
Plan will be subject to the same policies. Details of sites currently on
the local list and selection criteria are available
on request included in SPG for the 'Local List'
and will be incorporated into forthcoming SPG on the Historic Environment.
(1) |
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6.6
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Historic Parks and Gardens
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| Policy HE21: Historic Parks
And Gardens |
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| Development which preserves
and enhances the historic landscape, features and architectural
elements which together give historic parks and gardens their
special character, will be encouraged. Historic parks and gardens
are defined as those on the national register or the local list. |
| Development which would: |
- result in the loss or substantial redevelopment of a
historic park or garden or adversely affect its special
historic character or appearance; or
- impair views into, out of or within a historic park or
garden and its wider landscape setting
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| will not be permitted,
unless it can be clearly demonstrated that: |
- the development is essential to the success of a scheme
which would provide other, overriding, planning benefits;
- all reasonable alternatives have been investigated and
proved not to be feasible; and
- opportunities have been taken to conserve and, where appropriate,
restore important landscape design features and architectural
elements.
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| In such cases, a full planning
application should be submitted and an impact assessment, including
documentary research information and a comprehensive landscape
survey, may be required. Where such development is permitted,
the council will consider imposing conditions to ensure that: |
- Any features to be harmed or lost are investigated and
recorded to an appropriate level prior to or during works;
- Where possible, such features are preserved in situ or
off site;
- Provision is made for any records to be deposited with
the archive service.
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| 6.6.1 |
A register of parks and gardens of national importance for
their special historic interest was compiled by the Historic Buildings and
Monuments Commission in 1986. Parks and gardens are defined as all designed
open spaces, including sites such as village greens. West Park was included
on the original register and Wightwick Manor has since been added to the
register. Both sites are shown on the Proposals Map. Inclusion on the register
confers no statutory protection, but is an important planning consideration.
Further parks or gardens may be added to the register during the life of
the Plan. It is important, however, that all local sites of significant
historic and landscape value are protected. A number of such sites have
been added to the Local List to ensure that they are preserved and enhanced,
where possible. Such areas make a vital contribution to Wolverhampton's
heritage, local amenity and, in some case, nature conservation value. Parts
of these sites are also protected under policies in Chapter 7: Nature Conservation. |
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6.7
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Canals
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| Policy HE22: Protection
And Enhancement Of The Canal Network |
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| The Council will work with
partners to protect and enhance the historical, recreational
and nature conservation value of the canal network and increase
its attractiveness as both a local amenity and a tourist attraction. |
| Where development sites
are crossed, bounded by or readily visible from canal corridors,
proposals will be expected to make optimum use of their visual
and recreational potential. In particular, new development alongside
canals will be expected to: |
- Protect and take opportunities to enhance features of
the corridor which contribute to its historic, recreational
or nature conservation value;
- Demonstrate a high quality of design, including boundary
treatments;
- Contribute towards neighbourhood regeneration, where possible;
and
- Protect and enhance public access to the corridor.
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| 6.7.1 |
The canal network in Wolverhampton has many important functions.
Many parts of the network and associated features are of architectural,
archaeological and historical significance and some sections of canal corridor
are designated conservation areas because of their special historical character
and interest. The network is a key local and regional recreational resource,
catering for a wide variety of leisure interests ranging from boating and
angling to the study of nature, and forms part of the Greenway Network (see
Policy R6), with many shared use paths providing harmonious routeways for
pedestrians and cyclists. Canals are important wildlife corridors (see Policy
N5) and some parts are valuable wildlife habitats, increasingly so as water
quality improves. They can also be of value for environmental education
and tourism. |
| 6.7.2 |
Canal corridors, which include buildings adjacent to the
canal and towpath, have the potential to play a major postive role in regeneration
projects. The Canalside Quarter in Wolverhampton City Centre (see Policy
CC12) will provide many canal-related recreational, tourism and amenity
benefits. Bilston Urban Village will also provide opportunities to maximise
the potential of neglected buildings and sites alongside the Birmingham
Canal (see Chapter 16: Bilston Town Centre). |
| 6.7.3 |
The Council will seek to protect the canal network from harmful
development and will continue to work with British Waterways, the voluntary
sector, the local community and businesses to enhance existing facilities,
provide new facilities, improve water quality and increase access to the
network. The Council will also seek to stimulate appropriate canalside development
opportunities and encourage the positive use of canal corridors where they
cross or bound major development sites. A high standard of design will be
expected within canal corridors. Buildings should present active frontages
towards the canal and developments should incorporate elements of canalside
vernacular architecture, where possible. |
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| Policy HE23: Bradley Arm
Of The Birmingham Canal |
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| The line of the Bradley
Arm of the Birmingham Mainline Canal will be safeguarded from
any development which would prejudice its possible future reinstatement
as a canal link between the Birmingham Mainline and Walsall
Canals. |
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| 6.7.4 |
Reinstatement of the former Bradley Arm of the Birmingham
Canal Navigations at some time in the future may yield significant economic,
tourism and recreation benefits. It is important to ensure that the line
of this Canal is safeguarded to avoid prejudicing any future discussions
that may take place regarding the feasibility and viability of reinstating
the link. The link is shown on the Proposals Map. |
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6.8
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Archaeology
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| Policy HE24: Management
And Protection Of Archaeological Sites |
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| The Council will promote
the conservation, protection and enhancement of the archaeological
heritage of Wolverhampton and, where appropriate, its interpretation
and presentation to the public. |
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| 6.8.1 |
Although a primarily urban area, Wolverhampton retains a rich
variety of archaeological sites and remains, ranging from the Saxon cross
by St Peter's church, to the site of John Wilkinson's furnace, dating from
the 18th century. These remains provide a valuable link with the past and
help engender a sense of local identity in addition to providing a valuable
educational, leisure and tourist resource. |
| 6.8.2 |
Some of these sites and monuments are of national importance.
Four monuments in Wolverhampton have been declared Scheduled Ancient Monuments,
as shown on the Proposals Map, and more are likely to be scheduled as the
national Monuments Protection Programme proceeds. In some cases, especially
for urban sites, central government believes the planning system to be a
more effective means of protection than scheduling. Other sites may be judged
as less important nationally but are nevertheless vital in telling us something
about the unique character and distinctiveness of Wolverhampton and the
wider region. Wolverhampton has a particularly rich heritage of industrial
remains, both above and below ground, which may be affected by the development
of brownfield land. Natural formations, such as old
stream channels, ponds, kettle holes and other waterlogged sites, may preserve
archaeological deposits of importance, particularly evidence of past environments.
These may be affected by drainage, decontamination activities and development.
(7) |
| 6.8.3 |
In certain cases it will be appropriate for the Council to
assist in the management and protection of archaeological sites in order
to ensure their preservation for this and future generations and, where
appropriate, their use as an educational, leisure and tourist resource |
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| Policy HE25: Sites And Monuments
Record |
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| The Council will maintain
and enhance a database of all known archaeological sites and
monuments within Wolverhampton as part of the Black Country
Sites and Monuments Record. |
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| 6.8.4 |
There are at present over 1,200 entries for Wolverhampton
on the Black Country Sites and Monuments Record. Many more archaeological
sites are likely to exist either buried below the ground or as surface features
unrecognised due to lack of documentary research or fieldwork. |
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| 6.8.5 |
In order to protect such sites, it is important that all
available evidence is collected and stored on a single computer database.
This has been achieved for Wolverhampton as part of the Black Country Sites
and Monuments Record. This record, however, needs constant maintenance and
updating as more information is discovered about existing sites, new sites
are discovered, and technological advances for storage and display of information
are made. Projects for enhancing the record in particular geographic areas
or for particular types of monuments are required. In some cases grants
for this type of enhancement work may be available. In addition, the record
is the main way of checking for archaeological sites in proposed development
areas and for recording management data. |
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| Policy HE26: Requirement
For Archaeological Evaluation |
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| Proposals for development
which may affect an archaeological site should be accompanied
by an evaluation report, comprising a desk-based assessment
and fieldwork and carried out by a suitably qualified archaeologist
or professional organisation. The report should include: |
- An evaluation of the archaeological resource;
- An assessment of the probable impacts of the proposal
upon it;
- A mitigation strategy designed to minimise damage to the
archaeological resource.
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| 6.8.6 |
Planning Policy Guidance Note 16 (PPG16) on Archaeology recommends
that where there is good reason to believe an archaeological site may be
affected by a development it is reasonable to require an archaeological
evaluation of the site and of the impact of the development proposals upon
it. The scope of the evaluation should normally be set out in a brief prepared
by the Council's archaeologist. A copy of any evaluation
report should be lodged with the Black Country Sites and Monuments Record.
(8) |
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| Policy HE27: Development
Affecting A Monument Of National Importance |
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| Any development which would
adversely affect a monument of national importance, whether
scheduled or not, or its setting, will not be permitted. |
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| Policy HE28: Development
Affecting Other Archaeological Sites |
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| Development which would
adversely affect an archaeological site of less than national
importance or its setting will not be permitted unless the benefits
of the development clearly outweigh the need for protection
of the archaeological site. |
| In such cases, development
will not be allowed to proceed until it has been demonstrated,
via the evaluation report, that the archaeological remains will
be preserved in situ or by record, as appropriate. Preservation
by record may comprise fieldwork before or during development
and will include the publication of a report upon the work.
A combination of preservation and recording may be required. |
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| 6.8.7 |
PPG16 makes it clear that archaeological sites are a material
consideration in the planning process and that there should be a presumption
against development which would adversely affect monuments of national importance
or their setting. Any works to a Scheduled Ancient Monument itself require
Scheduled Monument Consent, to be obtained from the Secretary of State.
Monuments of regional and local significance should be preserved wherever
possible unless there is an overriding benefit of another kind in the development
taking place. In this case archaeological sites should either be preserved
within the development area, or where this is not possible, recorded ahead
of destruction. Again, the scope of the work should be defined in a brief
written by the Council's archaeologist. |
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| REASONS FOR PROPOSED CHANGES |
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1.
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For clarification |
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2.
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In response to objection 182/861 |
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3.
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In response to updated information |
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4.
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In response to objection 154/94 |
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5.
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In response to objection 182/869 |
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6.
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In response to objection 182/870 |
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7.
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In response to objection 182/881 |
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8.
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In response to objection 182/883 |
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