OFFICERS’ REPORTS TO
PLANNING POLICY & BUILT HERITAGE WORKING PARTY – 8 OCTOBER 2012
PUBLIC BUSINESS - ITEM FOR DECISION
1.
CROMER CONSERVATION AREA MANAGEMENT PLAN
The purpose of this report is to recommend that the Cromer Conservation Area
Management Plan be adopted for statutory planning purposes and become a
material consideration in the planning process.
1. Introduction
At its meeting on 12 September 2011 the Working Party gave approval for the Draft
Cromer Conservation Area Management Plan to be taken forward to public
consultation. This was subsequently undertaken in June and July. An Open Meeting
to discuss the document was held on 18 July 2012 and as a result the document has
been amended to accommodate many of the changes put forward by the public and
interested bodies.
The benefits of an adopted Conservation Area Management Plan are twofold:(a) An up to date Conservation Area Character Appraisal provides the backcloth,
together with the planning policies contained in the North Norfolk Local
Development Framework, to good decision-making, particularly in respect of
applications for development and the Development Management process.
(b) Experience has shown that the preparation of Conservation Area Appraisals
and Management Plans can offer a real and practical opportunity for local
communities to engage in the future management of their local environment
and as such contributes very positively to the ‘localism’ agenda.
Cromer has one of the District’s most outstanding Conservation Areas, where, as
well as there being a richness of built heritage resource, a substantial public and
private investment in terms of historic building repair and public realm enhancement
has taken place in recent years (Cromer underwent a programme of regeneration
through a Townscape Heritage Initiative (THI) and a wider regeneration programme
in the years 2002 -2006.)
There is a need to ensure that the investment made is safeguarded and the
achievements of the regeneration years are not wasted. For this reason Cromer is
very much a priority for consideration and review at this time. In essence the Cromer
Conservation Area Management Plan seeks to engender a coordinated management
approach to the protection and enhancement of the environment both within and
without the District Council.
Note: Copies of the latest version of the ‘Cromer Conservation Area Management
Plan’ document are available for inspection in the Members’ Room; copies can also
be produced on request.
2. Statutory Background
Conservation Areas are designated under the provisions of Section 69 of the
Planning (Listed Buildings and Conservation Areas) Act 1990. A Conservation Area
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is defined as ‘an area of special architectural or historic interest the character or
appearance of which it is desirable to preserve or enhance’.
Section 71 of the same Act requires local planning authorities to formulate and
publish proposals for the preservation and enhancement of these conservation
areas. Section 72 also specifies that, in making a decision on an application for
development within a Conservation Area, special attention must be paid to the
desirability of preserving or enhancing the character or appearance of that area.
The appraisal document now being considered conforms to current English Heritage
guidance. Additional government guidance regarding the management of historic
buildings and Conservation Areas is set out within the National Planning Policy
Framework. The District’s adopted Local Development Framework (LDF) and Core
Strategy provides the local planning policy context.
3. Purpose
The purpose of a Conservation Area Appraisal and associated Management
Proposals is to:
Define the special architectural or historic interest of the Conservation Area
and identify the issues which threaten its special qualities (Part 1: Character
Appraisal).
Identify revised policy or practical projects which can safeguard and/or
enhance the character of a Conservation Area (Part 2: Management
Proposals).
4. Public Consultation
Public consultation took place from 11 June – 23 July 2012 and included:A public exhibition at the Cromer Library.
An open meeting held at Cromer Community Centre, attended by 25
members of the public.
Leaflets available at various public locations within the town.
The appraisal document being made available on the Council website.
A press release.
Posters displayed throughout the Town.
35 written responses were received from the public. Cromer Town Council also
responded (See Appendix 1).
5. Management Proposals
5.1 Boundary Review
It is recommended that two alterations be made to the Conservation Area boundary:that the Morrison’s Supermarket and associated car park area be removed
from the Conservation Area. This area makes little contribution to the historic
environment and the setting of the Conservation Area.
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that an area at The Croft is removed from the Conservation Area. The
housing and development in this part of the town does not directly relate or
reinforce the architectural or historic character of the Conservation Area.
5.2 Article 4 Directions
Recent years have witnessed the serious erosion of architectural character through
incremental change. Throughout the Conservation Area there has been significant
loss of original architectural detailing such as timber sash windows, doors and
chimneys. Front enclosures on private dwellings have been lost owing to permitted
development rights being exercised and parking spaces formed. Many satellite
dishes and now solar panels are being installed in inappropriate locations. This is
often because planning permission is not needed for these changes.
It is recommended that the use of Article 4 Directions be investigated for selected
streets and Locally Listed buildings within the Conservation Area, where removal of
permitted development rights will help to safeguard the character and appearance of
buildings and the Conservation Area as a whole. A further report on this matter will
be brought to the Working Party in due course.
5.3 Buildings of Local Interest
Cromer contains a numerous historic buildings that are unlisted, but which make a
positive contribution to the character of the Conservation Area. This is either due to
their age, materials, relation to surrounding historic buildings, architectural detailing,
and ‘townscape’ value or a combination of these factors. National planning legislation
still permits local authorities to identify non-designated heritage assets and to
prepare ‘Local Lists’ of important buildings which make ‘a valuable contribution to the
local scene or local history’.
The buildings listed below are proposed to be included on the Local List. However as
a result of the public consultation process Cromer Preservation Society has put
forward a number of further buildings for consideration. These will be given detailed
consideration and assessment in accordance with the Council’s adopted criteria for
Local Listing and a further report brought back with recommendations for inclusion on
the Local List as appropriate. In the meantime the following buildings are
recommended for inclusion:Red Lion Hotel, Brook Street
Cambridge House Hotel, East Cliff
14-16 Brook Street
1 Chapel Street
3 Chapel Street
11 Chapel Street
14-18 Chapel Street
8 Church Street
9-11 Church Street
10 Church Street
12 Church Street
21-25 Church Street
29 Church Street
34 Church Street
35 Church Street
37-39 Church Street
41-43 Church Street
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45 Church Street
37-45 Church Street
71-73 Church Street
Henry Blogg Lifeboat Museum (Rocket House)
Marine View, The Promenade
Bath House, The Promenade
The Old Lookout
Old Lifeboat House, The Gangway
Merchant’s Court
1-3 Hamilton Road
2 Mount Street
10-12 Mount Street
13 Mount Street
1-5 Brunswick Terrace
6-10 West Street
1-3 Garden Street
8 Garden Street
36 Garden Street
Fairfax (Peele) House, Tucker Street
13 Bond Street
35-39 Prince of Wales Road
Eversley Court, Prince of Wales Road
Library, Prince of Wales Road
3 Cabbell Road
Cromer Methodist Church, Holt Road
Meadow Road
North Lodge and South Lodge, Hall Road
Old telephone exchange, Louden Road
The Old Court House and Police Station
North Norfolk Information Centre, Louden Road
Old Free School, 13 Overstrand Road
Guys Cliff, 7 Norwich Road
11 Norwich Road
Cliff House, Overstrand Road
Bracondale Court, Overstrand Road
Wood Dene, 12 Cliff Avenue
5.4 New Development
The inherent building styles and types characteristic of Cromer are a strength and
should be reflected in new development. The scale and siting of new development
should also be considered with particular care, as should the architectural quality and
detail. It is recommended that all new development conforms to the advice in this
Appraisal, as well as to the adopted North Norfolk Design Guide.
5.5 Public Realm Issues
The District Council needs to work with other agencies, residents and land owners to
ensure that the public realm and open spaces continue to be maintained and
enhanced. Two key sites have been identified which would benefit from
enhancement in particular - North Lodge Park and the West Promenade area.
There is further scope to improve the appearance of other public spaces, including
car parks. Softening these areas with landscaping and the introduction of more trees
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should be considered. Where Victorian lamp posts remain these should be replaced
on a 'like for like' basis.
Particular attention needs to be paid to shopfronts, which play a large part in shaping
visitors' perceptions and make a significant impact on ‘streetscape’ in the Town
Centre. Inappropriate colour schemes, fascia boards and lighting can all harm the
appearance of the Conservation Area
6. Budgetary Implications
There are no immediate budgetary implications. Of more significance are the
management proposals and the need to review comprehensively the way in which
the District Council’s services are delivered within the Conservation Area in
conjunction with external bodies, agencies and statutory undertakers, including the
County Council.
7. Conclusion
Cromer and its Conservation Area have seen substantial physical, economic and
social changes since 1975, but its inherent architectural quality remains intact. The
historic environment provides both the backcloth and essential ingredient in ensuring
the future prosperity of the town. Maintaining the character of Cromer’s built heritage
helps to promote the town as a tourist destination and retain the quality of life for
people who live and work in the town.
However urgent actions are needed now to:(a) Arrest the gradual erosion of architectural character
(b) Identify opportunities for co-operating with other agencies and bodies in delivering
further environmental improvements and enhancements.
(c) Protect the investment made in the historic built heritage and ‘public realm’ made
during the years of regeneration and the THI
(d) Draw again to the attention of the people of Cromer the quality of Cromer’s built
heritage and the need for sensitivity when making alterations to properties (e.g.
through design guidance)
(d) Ensure that all District Council services are mindful of their impact on the
character and setting of the Conservation Area
(e) Review and update the boundary of the Conservation Area
8. Recommendations
That Cabinet is recommended:8.1
To adopt the Cromer Conservation Area Management Plan for
statutory planning purposes and for it to be a ‘material
consideration’ in the planning process.
8.2
To adopt the proposed boundary changes as recommended in
the draft Appraisal document and that they be publicised in
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accordance with the Planning (Listed Buildings & Conservation
Areas) Act 1990.
8.3
To endorse the preparation of a further report relating to the
introduction of Article 4 Directions as and where necessary.
8.4
That the buildings identified for Local Listing be formally
recognised and recorded.
8.5
That a further report on potential buildings to be added to the
Local List for Cromer be prepared.
(Source: Paul Rhymes, Conservation and Design Officer and Philip Godwin,
Conservation, Design & Landscape Manager (Tel. Ext. 6367 or 6131)
phil.godwin@north-norfolk.gov.uk)
PUBLIC BUSINESS – ITEM FOR DECISION
2.
WALSINGHAM
PROPOSALS
CONSERVATION
AREA
APPRAISAL
&
MANAGEMENT
Approval is sought to the Draft Walsingham Conservation Area Appraisal
(incorporating Management Proposals) and for it to form the basis for public
consultation.
1. Introduction
The District’s built heritage and natural environment significantly enhance the quality
of life for people living and working in the District as well as those visiting it or
investing in it. With 81 Conservation Areas, over 2,250 Listed Buildings and 83
Scheduled Ancient Monuments, the District’s built heritage plays a significant part in
defining its character and appeal.
To assist in the preservation and enhancement of Conservation Areas and their
settings, all Local Planning Authorities are required to review their Conservation
Areas from ‘time to time’. The preparation of Conservation Area Appraisals and
Management Proposals is a key element in this process. They play a central role in
the Council’s efforts to safeguard the historic built heritage of the district, which is one
of the stated priorities of the Council in its Corporate Plan: 2012-2015.
Walsingham’s Conservation Area has not been reviewed since its designation in
1974.
The benefits of a review of a Conservation Area are as follows:
(a) A fully adopted Appraisal and set of Management Proposals provides additional
support and guidance for decision-making through the Development Management
process, since they become, on adoption, a material consideration for the Local
Planning Authority when dealing with applications for development.
(a) An up to date Conservation Area Appraisal and Management Plan provides the
backcloth, together with the planning policies contained in the North Norfolk Local
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Development Framework, to good decision-making, particularly in respect of
applications for development.
(c) Experience has shown that the preparation of Conservation Area Appraisals and
Management Plans can offer a real and practical opportunity for local communities to
engage in the future management of their local environment and as such the process
contributes very positively to the emerging ‘localism’ agenda.
With its rich history and high proportion of Listed Buildings, the review of the
Walsingham Conservation Area has been indentified as a priority.
2. Statutory Background
Conservation Areas are designated under the provisions of Section 69 of the
Planning (Listed Buildings and Conservation Areas) Act 1990. A Conservation Area
is defined as ‘an area of special architectural or historic interest the character or
appearance of which it is desirable to preserve or enhance’.
Section 71 of the same Act requires local planning authorities to formulate and
publish proposals for the preservation and enhancement of these conservation
areas. Section 72 also specifies that, in making a decision on an application for
development within a Conservation Area, special attention must be paid to the
desirability of preserving or enhancing the character or appearance of that area.
The appraisal document now being considered conforms to current English Heritage
guidance. Additional government guidance regarding the management of historic
buildings and Conservation Areas is set out within the National Planning Policy
Framework (March 2012).The District’s adopted Local Development Framework
(LDF) provides the local planning policy context.
3. Purpose
In short, the purpose of a Conservation Area Appraisal and Management Plan is to:
Define the special architectural or historic interest of the Conservation Area and
identify the issues that threaten its special qualities (Part 1: Character Appraisal).
Provide guidelines to prevent erosion of character and achieve enhancement
(Part 2: Management Proposals).
4. Assessment of the Walsingham Conservation Area
Note: Copies of the draft Walsingham Conservation Area Management Plan are
available for inspection in the Members’ Room.
The format of the Appraisal includes a summary of the location and context, the
planning policy context, an introduction, a summary of special interest, historic
development, topography and landscape, an analysis of the character and issues of
the main built character areas and recommendations to achieve enhancement of the
area and changes to the Conservation Area boundary.
It should be noted that no character appraisal can ever be completely comprehensive
and the omission of any particular building, feature or space should not be taken to
imply that it is of no interest.
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The Walsingham Conservation Area was designated in December 1974 to include
both Great Walsingham and Little Walsingham and their landscape settings. It covers
an area of 219.14 hectares. Little Walsingham is best known for its pilgrimages, its
medieval buildings, and for its magnificent setting within the North Norfolk
countryside.
4.1
Key Characteristics
Medium sized village with strong links to surrounding settlements and landscape;
identified as a key service village in the adopted spatial strategy for North Norfolk
(as specified in North Norfolk Local Development Framework’s Core Strategy).
Defined by the River Stiffkey, arable agricultural fields bordered by hedgerows
and areas of woodland;
Significant changes in topography extenuate long-distance views and vistas into
and out of the Conservation Area.
Well-preserved built-form of architectural and historic quality that respects the
local vernacular and adds to the character and appearance of the area;
High concentration of good quality listed buildings (circa 8.4% of all listed
buildings within the North Norfolk District Council administrative area are within
Walsingham);
Part developed on a grid system with strong evidence of the village evolution
evident in built form; interesting public spaces (Friday Market Place and Common
Place)
Strong and significant national historical interest as a result of the Vision of the
Virgin Mary by Richeldis de Faverches in 1061and ensuing pilgrimages and visits
by a number of kings and queens over the centuries and famously by Henry VIII.
4.2
Key Issues
Need to review the Conservation Area boundary;
General repair and maintenance of buildings, characteristic boundary walls and
cobbled edges lining some roads lessen the quality of the streetscene;
The condition of private land as viewed from public viewpoints;
Replacement of characteristic or traditional building features (particularly doors,
windows, chimneys and accesses;
Widespread on-street parking;
Need to improve and maintain the ‘public realm’, including footways and
carriageways: and also consider the enhancement of public spaces (Friday
Market Place and Common Place);
Need to consider the imposition of Article 4 Directions to withdraw permitted
development rights for some unlisted buildings and boundary treatments that are
characteristic to the area;
Need to ensure that future developments respect their context (in particular the
form, scale, materials, front building line and landscaping);
Need to preserve views/vistas into and out of the Conservation Area;
Need to indentify buildings suitable for ‘Local Listing’.
5. Conclusion
Much of the special interest of the Conservation Area lies in the quality and
significance of the built environment as a whole, which has retained much of its
unique and impressive architecture and a strong sense of place. The high proportion
of listed buildings within the Conservation Area extenuates its importance as a
historic village.
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The relationship of buildings and the spaces between is of particular significance
(see Friday Market Place and Common Place).
The Appraisal aims to describe the special interest of Walsingham’s Conservation
Area, identify the key issues and make recommendations for its management. A
successful management regime is considered vital. Only through positive and
thoughtful intervention, using relevant legislation can the character and the setting of
the Conservation Area be safeguarded for future generations to enjoy and benefit
from. In the meantime the economic significance and value of protecting the historic
built environment of Walsingham is not to be overlooked, given the substantial
number of visitors Walsingham continues to attract.
6. Timetable for public consultation and formal adoption
It is advised that a four-week public consultation period be undertaken. This would
include an exhibition and Open Meeting for local people. The document would be
placed on the Council’s Website and comments invited. It is anticipated that following
public consultation, an amended document would be brought to the Working Party for
approval and adoption by Cabinet by the end of March 2013.
7. Recommendations
1. That the Draft Character Appraisal and Management Proposals, as outlined
in the body of this report, be approved for public consultation purposes.
2. That following consultation, the amended Walsingham Conservation Area
Character Appraisal and Management Proposals be brought back to the
Working Party for consideration and subsequent adoption by Cabinet.
8. Budgetary Implications
There are no immediate budgetary implications. Adoption of some of the
Management Proposals may have financial implications and these will be assessed
as part of the adoption report to be prepared for the Working Party following the
public consultation period.
(Source: Martha Moore, Trainee Planning Officer (Tel Ext 6084); Paul Rhymes,
Conservation and Design Officer (Tel Ext 6263) & Philip Godwin, Conservation, Design &
Landscape Manager (Tel Ext 6131) )
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