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PUBLIC BUSINESS – ITEM FOR DECISION
5.
FAKENHAM CONSERVATION AREA: ADOPTION OF CHARACTER APPRAISAL
AND MANAGEMENT PROPOSALS
Recommend to Cabinet that the Fakenham Conservation Area Character Appraisal
and Management Proposals be adopted for statutory planning purposes and as
such become a material consideration in the planning process.
1.0
BACKGROUND
The preparation of Conservation Area Appraisals and Management Proposals has
been seen as a key objective of the Council and central to its efforts to safeguard the
historic built heritage of the District.
An ‘up to date’ Conservation Area Appraisal and Management Plan provides the
context, together with the planning policies contained in the North Norfolk Local
Development Framework, to good decision-making, particularly in respect of
applications for development. However all good Local Planning Authorities should
ensure that not only is the character and setting of Conservation Areas maintained
but that it is also enhanced.
At its meeting on 25th June 2009 Development Control (West) Committee gave
approval for the Draft Conservation Area Character Appraisal and Management
Proposals for Fakenham so they could be taken forward for public consultation.
Subsequently consultation was undertaken in August 2010. An open meeting to
discuss the document was held on 2nd August 2010. As a result the Draft Appraisal
document has now been amended to accommodate changes put forward during the
consultation period and there afterwards.
Note: Copies of the latest version of the ‘Fakenham Conservation Area: Character
Appraisal & Management Proposals’ document are available for inspection in the
Members’ Room; copies can also be produced on request.
2.0
PUBLIC CONSULTATION
Public consultation took place from 8th July to 2nd August 2010 and included:•
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A public exhibition on display in the Fakenham Library.
An open meeting held at Fakenham High School, attended by 15 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.
25 written responses were received from the public. Fakenham Town Council also
responded. The issues raised primarily revolved around the proposed revision to the
boundary of the Conservation Area, the condition of the public realm, traffic
management and matters of factual accuracy.
3.0
OVERALL ASSESSMENT
The centre of Fakenham was designated a Conservation Area in February 1975. It
includes the historic core of the town, which itself is centred on the Market Place and
The Market Square which are fine and impressive public spaces. In 1995, a
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regeneration strategy was commissioned for Fakenham. As part of this, a
Conservation Area Partnership Scheme was undertaken by the District Council,
resulting in the repair of 34 buildings and award winning enhancement works in the
‘public realm’, notably the Market Place.
Today, Fakenham is an attractive market town which still attracts many people to its
weekly market and auctions; in addition to the market it has also retained a range of
small independent shops, as well as benefiting from several substantial convenience
stores close to the town centre.
3.1
Key Characteristics
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The Conservation Area has two key axes in terms of settlement pattern. The
North-South course of the original main road through Fakenham, and to a lesser
extent, the roads leading away from the Market Place on a West-East alignment.
It includes the commercial centre of the town.
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Fakenham’s growth has been constrained by the River Wensum and wetlands to
the south and west.
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Due to substantial later 20th century development, the Conservation Area is now
a smaller part of the town.
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Agriculture and agricultural markets were historically the main source of
Fakenham’s income. Their importance is reflected by the large buildings that
surround an impressive Market Place and Square.
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Few buildings are earlier than the Georgian period. Most early buildings were lost
during town fires.
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Many small independent shops.
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In townscape terms there is a sharp division between the streets and open fields
on the west side.
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Interesting and intriguing vistas through the town and important focal points such
as the former corn exchange.
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A high quality and award winning ‘public realm’ enhancement scheme in the
Market Square and Market Place.
3.2
Key Issues
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Need to review the Conservation Area boundary.
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Permitted development resulting in the loss of architectural detail and alterations
and extensions which are detrimental to the character of the area.
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Adoption of local list of Buildings of Special Architectural or Historic Interest.
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Poor modern shop front and signage design.
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Need for better maintenance of the public realm and buildings.
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•
Review of traffic management and controls.
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Indifferent quality of road surfaces/street furniture outside the Market Place and
Square.
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Need to improve further the quality of design for new development.
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Need to re-invest in ‘public realm’ enhancement works (circa 1998-2001) which
are now in need of significant maintenance and repair.
4.0
MANAGEMENT PROPOSALS
4.1
Boundary Review
Following public consultation it is proposed that the following five areas be included
within the Conservation Area boundary:•
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The Queen's Street Cemetery.
The Grade II Listed historic bridge over the Wensum.
The former gasworks (which is an interesting and rare example of industrial
architecture).
Wells Road area incorporating, St Anthony's Catholic Church, Summerhill House
and Fakenham High School.
Norwich Road and Holt Road area incorporating three Listed Buildings and two
locally listed buildings (and a prominent entrance into the town).
4.2
Alterations to unlisted buildings and Article 4 Directions
Recent years have witnessed the serious erosion of architectural character through
incremental change. Throughout the Conservation Area there has been a significant
loss of original architectural detailing such as timber sash windows, doors and
general coherence. Front enclosures on private dwellings have been lost owing to
permitted development rights being exercised and parking spaces formed. This is
often because planning permission is not needed for these changes.
It is recommended that Article 4(2) Directions be used for selected main streets in the
town where removal of permitted development rights is considered to be a valuable
option. A further report on this matter will be brought to the Working Party in due
course.
4.3
Protection of buildings of local architectural and historical interest
Fakenham contains a number of 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 to a combination of these factors. The government’s
Planning Policy Statement 5: Planning for the Historic Environment, makes provision
for local authorities to draw up lists of locally important buildings which make a
valuable contribution to the local scene or local history.
The following buildings are proposed to be included on the local list:
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41 Bridge Street
30 Bridge Street
5 Cattle Market Street
16 Cattle Market Street
Hexagonal Kiosk, Cattle Market Street
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1,3,5 & 7 Hall Staithe
The Maltings Hall Staithe
31-33 Market Place
36 Market Place
1 Nelson Road
4 Nelson Road
9 & 11 Nelson Road
16 Nelson Road
14 Norwich Road
37 Norwich Road
6-10 Norwich Street
11 Norwich Street
21 & 23 Norwich Street
24 Norwich Street
25-27 Norwich Street
29 Norwich Street
37 Norwich Street
12 & 14 Oak Street
Methodist Church, Oak Street
31 Oak Street
37-39 Oak Street
1 Queens Road
Fakenham Junior School, Queens Road
Summerhill House, Sculthorpe Road
St Anthony's Catholic Church, 29 Wells Road
Locally Listed Buildings do not receive statutory protection but become a material
consideration when development proposals are received.
4.4
New Development
The benefit of ‘hindsight’ suggests that some developments in the Conservation Area
are now considered to be out of character with the area due to their inappropriate
design, siting, scale, or materials. The inherent building styles and types
characteristic of Fakenham are a strength and ideally 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.
4.5
Public Realm Issues
The Council needs to work with other agencies, residents and land owners to ensure
the public spaces in the town centre are maintained and enhanced.
It is recommended that a maintenance regime be established in conjunction with
Norfolk County Council, Fakenham Town Council, statutory undertakers and other
Council services, to make sure that street surfaces are properly repaired and
cleaned, that street furniture is kept in good order and that street lighting is installed
in a manner that complements the character of Fakenham.
5.0
BUDGETARY IMPLICATIONS
The next stage in this process is to produce a programme for delivery of the agreed
management proposals and any related enhancement schemes. For the latter
specific budgetary implications will need to be re-visited and agreed. Implementation
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of any management scheme in the ‘public realm’ will of course be subject to the
availability of resources. However much can be achieved through more effective and
integrated use of current budgets at all levels within the Council and with partners at
the County and Town Councils, as well as the statutory undertakers. In the meantime
any change in planning controls should be possible within the constraints of existing
staff resources.
6.0
CONCLUSION
The historic built environment is one of Fakenham’s strongest assets and underpins
the town's sense of place and special character. It helps to reinforce civic pride as
well as attracting inward investment and tourists.
By preparing this conservation area character appraisal the Local Planning Authority
is seeking to identify what makes Fakenham so special and what are the most
significant factors that define the town's architectural character and significance.
Indeed the management proposals to be found in the second part of the document
are intended to help secure the future of these heritage assets. However, just as
Conservation Area designation should not be seen as an end in itself, neither should
the preparation of a Conservation Area Appraisal. It should be regarded as the first
step in a dynamic process, the aim of which is to preserve and enhance the
character of the town for future generations to enjoy. A review of the Conservation
Area and this Appraisal should therefore be undertaken on a regular basis (every five
years is advised).
7.0
RECOMMENDATIONS
That Cabinet is recommended:7.1
To adopt the Fakenham Conservation Area. Character Appraisal and
Management Plan for statutory planning purposes and as such be a
‘material consideration’ in the planning process.
7.2
To adopt the proposed boundary changes as recommended in the draft
Appraisal document and that they be publicised in accordance with the
Planning (Listed Buildings & Conservation Areas) Act 1990.
7.3
To endorse the preparation of a programme of enhancement and
improvement schemes for the Conservation Area and that appropriate
budgetary provision be sought and that an accompanying management
regime be formulated.
7.4
To endorse the preparation of a further report relating to the
introduction of Article 4 Directions as necessary
(Source: (Philip Godwin & Paul Rhymes, Ext 6131/6367 – File Reference: Fakenham
CAA))
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