CHAPTER 6: Historic Environment

Page 81

Para		Page

6.1	Introduction	82

6.2	Local Character and Distinctiveness	83
	Policy HE1: Preservation of Local Character and Distinctiveness (Part I)	83
	Policy HE2: Historic Resources and Enabling Development	84

6.3	Conservation Areas	85
	Policy HE3: Preservation and Enhancement of Conservation Areas	85
	Policy HE4: Proposals Affecting a Conservation Area	86
	Policy HE5: Control of Development in a Conservation Area	86
	Policy HE6: Demolition of Buildings or Structures in a Conservation Area	87
	Policy HE7: Underused Buildings and Structures in a Conservation Area	87
	Policy HE8: Encouragement of Appropriate Redevelopment in Conservation Areas	88
	Policy HE9: Relaxation of Normal Standards in a Conservation Area	88
	Policy HE10: Removal of Permitted Development Rights in a Conservation Area	88
	Policy HE11: Shop Fronts and Advertisements in Conservation Areas	88

6.4	Listed Buildings	89
	Policy HE12: Preservation and Active Use of Listed Buildings	89
	Policy HE13: Development Affecting a Listed Building	89
	Policy HE14: Alterations and Extensions to a Listed Building	90
	Policy HE15: Change of Use of a Listed Building	91
	Policy HE16: Demolition of a Listed Building	91
	Policy HE17: Development Affecting the Setting of a Listed Building	92

6.5	Local List Buildings and Sites	92
	Policy HE18: Preservation and Enhancement of Local List Buildings & Sites	92
	Policy HE19: Development Affecting a Local List Building or Site	92
	Policy HE20: Demolition of a Local List Building or Site	92

6.6	Historic Parks and Gardens	93
	Policy HE21: Historic Parks and Gardens	93

6.7	Canals	94
	Policy HE22: Protection and Enhancement of the Canal Network	94
	Policy HE23: Bradley Arm of the Birmingham Canal	95

6.8	Archaeology	95
	Policy HE24: Management and Protection of Archaeological Sites	95
	Policy HE25: Sites and Monuments Record	96
	Policy HE26: Requirement for Archaeological Evaluation	96
	Policy HE27: Development Affecting a Monument of National Importance	96
	Policy HE28: Development Affecting Other Archaeological Sites	96

Page 82

Top of chapter

Return to contents

6.1 Introduction

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.). 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:

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.

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 are 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.

Page 83

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 SPD on the Protection of Heritage and the Historic Environment and SPD on Design.

Top of chapter

Return to contents

6.2 Local Character and Distinctiveness

Policy HE1: Preservation of Local Character and Distinctiveness (Part I)

All development proposals should take account of the character of the area in which they are to be sited, including its historic character, and should respect its positive attributes. Physical features which strongly and positively contribute to the local character and distinctiveness of the City’s landscape and townscape should be retained. 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.

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 SPD.

Page 84

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 SPD on Design.

Top of chapter

Return to contents

Policy HE2: Historic Resources and Enabling Development

Enabling development proposed to secure the future of an historic resource will not be permitted unless it meets all of the following criteria:

The enabling development will secure the long term future of the resource and, where applicable, its continued use for a sympathetic purpose;
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;
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;
Sufficient financial assistance is not available from any other source;
The proposal avoids detrimental fragmentation of management of the resource;
The enabling development will not materially detract from the archaeological, architectural, historic, landscape or biodiversity interest of the asset, or materially harm its setting; and
The value or benefit of the survival or enhancement of the heritage asset outweighs the long-term cost to the community of providing the enabling development.

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 building 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.

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 an 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)

6.2.5

Historic resources are any component of the man-made historic environment including any building, structure, object, area or site that is significant in the history, architecture, archaeology or culture of the City. They may include statutorily listed or locally listed buildings (individually or in association) of architectural or historic significance; areas such as parks, gardens or other designated historic landscapes including conservation areas; and archaeological remains including scheduled monuments.

Page 85

Top of chapter

Return to contents

6.3 Conservation Areas

Policy HE3: Preservation and Enhancement of Conservation Areas

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;
Seek to ensure that proposals for the preservation and enhancement of conservation areas are designed to provide safe and convenient access for people with disabilities.

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. Thirty conservation areas have been designated to date in Wolverhampton, as shown on the Proposals Map. 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:

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.

6.3.3

Local Authorities are encouraged to publish a character appraisal for each conservation area, giving the reasons for designation. A phased programme of conservation area appraisals is currently being undertaken 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.

Page 86

6.3.4

In particular, proposals may include:

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.

Top of chapter

Return to contents

Policy HE4: Proposals Affecting a Conservation Area

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.

Top of chapter

Return to contents

Policy HE5: Control of Development in a Conservation Area

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 or 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;
Architectural details, materials and colours used should be appropriate to the area and in keeping with surrounding buildings.

Page 87

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.

6.3.6

Policies in Chapter 4: Design and forthcoming SPD on Protection of Heritage and 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.

Top of chapter

Return to contents

Policy HE6: Demolition of Buildings or Structures in a Conservation Area

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.

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.

Top of chapter

Return to contents

Policy HE7: Underused Buildings and Structures in a Conservation Area

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.

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.

Top of chapter

Return to contents

Policy HE8: Encouragement of Appropriate Redevelopment in Conservation Areas

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.

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.

Page 88

Top of chapter

Return to contents

Policy HE9: Relaxation of Normal Standards in a Conservation Area

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.

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.

Top of chapter

Return to contents

Policy HE10: Removal of Permitted Development Rights in a Conservation Area

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.

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.

Top of chapter

Return to contents

Policy HE11: Shop Fronts and Advertisements in Conservation Areas

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;
Improve access for people with disabilities, wherever possible and compatible with the other requirements detailed above.

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.

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.

Page 89

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.

Top of chapter

Return to contents

6.4 Listed Buildings

Policy HE12: Preservation and Active Use of Listed Buildings

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.

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 Council. 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.

Top of chapter

Return to contents

Policy HE13: Development Affecting a Listed Building

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.

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 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.

Page 90

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 Council officers.

Top of chapter

Return to contents

Policy HE14: Alterations and Extensions to a Listed Building

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

will only be permitted 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.

Where it is possible to do so without having adverse effects on the special interest of the listed building and its setting, proposals should be designed to provide safe and convenient access for people with disabilities.

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.

Page 91

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.

Top of chapter

Return to contents

Policy HE15: Change of Use of a Listed Building

Proposals for change of use of Listed Buildings will be permitted provided that the new use can be accommodated without harming the special architectural or historic interest of the building or its setting.

Applications for change of use to a listed building which provide insufficient information to assess the impact of associated alterations will not be accepted.

Top of chapter

Return to contents

Policy HE16: Demolition of a 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.

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 all cases, demolition will not be permitted until there are approved detailed plans for redevelopment and the contract for redevelopment has been let.

6.4.6

Listed buildings are an irreplaceable national asset and demolition or destruction of important features will only be permitted in exceptional circumstances, as clarified in PPG15: Planning and the Historic Environment and forthcoming SPD on the Protection of Heritage and 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.

Page 92

Top of chapter

Return to contents

Policy HE17: Development Affecting the Setting of a Listed Building

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.

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.

Top of chapter

Return to contents

6.5 Local List Buildings and Sites

Policy HE18: Preservation and Enhancement of Local List Buildings and Sites

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.

Buildings and other features included on the Local List will not enjoy the full protection of statutory listing.

Top of chapter

Return to contents

Policy HE19: Development Affecting a Local List Building or Site

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

Unless it can be demonstrated that:

The proposed development is essential to the success of a scheme which would provide other, overriding, planning benefits; and
All reasonable alternatives which would avoid the adverse effects have been investigated and proved not to be feasible.

Top of chapter

Return to contents

Policy HE20: Demolition of a Local List Building or Site

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; and
All reasonable alternatives to demolition have been investigated and proved not to be feasible.

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.

Planning permission involving the total or partial demolition of a local list building may be granted subject to a condition that the building shall not be demolished before a contract for the carrying out of works of redevelopment of the site has been made, and there are detailed plans for redevelopment.

Page 93

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 from the Council.

Top of chapter

Return to contents

6.6 Historic Parks and Gardens

Policy HE21: Historic Parks and Gardens

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 an historic park or garden or adversely affect its special historic character or appearance; or
impair views into, out of or within an historic park or garden and its wider landscape setting

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.

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.

Page 94

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.

Top of chapter

Return to contents

6.7 Canals

Policy HE22: Protection and Enhancement of the Canal Network

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.

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 positive 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).

Page 95

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.

Top of chapter

Return to contents

Policy HE23: Bradley Arm of the Birmingham Canal

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.

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.

Top of chapter

Return to contents

6.8 Archaeology

Policy HE24: Management and Protection of Archaeological Sites

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.

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.

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.

Page 96

6.8.3

Top of chapter

Return to contents

Policy HE25: Sites and Monuments Record

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.

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.

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.

Top of chapter

Return to contents

Policy HE26: Requirement for Archaeological Evaluation

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.

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.

Top of chapter

Return to contents

Policy HE27: Development Affecting a Monument of National Importance

Any development which would adversely affect a monument of national importance, whether scheduled or not, or its setting, will not be permitted.

Top of chapter

Return to contents

Policy HE28: Development Affecting Other Archaeological Sites

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.

Page 97

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.

Top of chapter

Return to contents