DEVELOPMENT CONTROL COMMITTEE (WEST) – 19 JUNE 2008
PUBLIC BUSINESS – ITEM FOR DECISION
MELTON CONSTABLE CONSERVATION AREA: ADOPTION OF CHARACTER
APPRAISAL AND MANAGEMENT PLANS
Agreement is sought for the adoption of the Melton Constable Conservation Area
Character Appraisal and Management Proposals (June 2008) for statutory planning
purposes and as a material consideration in the planning process.
1.0 BACKGROUND
In July 2005, the Government set Local Planning Authorities a specific Best Value
Performance Indicator (BVPI) 219 requiring that Conservation Areas have up to date
appraisals of their character followed by published management proposals.
Within North Norfolk District Council it is a corporate priority to have 40% coverage of
the District’s Conservation Areas by 2011. The District has 81 Conservation Areas.
At the Development Control Committee on 19th July 2007, Members gave approval
for the ‘Draft Conservation Area Character Appraisal and Management Proposals for
Melton Constable’ (July 2007) to be taken forward for public consultation.
A six week period of consultation was undertaken from December 2007 culminating
in a public meeting to discuss the Appraisal document on
10th Jan 2008 (see 5.0 for more details on the consultation).
The Draft Appraisal document has been amended to take account of the views
expressed by the community of Melton Constable and Council officers (see attached
table summarising public and officer response).
It is now brought to Committee for final adoption and incorporation into the planning
process and specifically for development control and management purposes.
Note: A copy of ‘Melton Constable Conservation Area: Character Appraisal &
Management Proposals’ (June 2008) is available for inspection in the Members
Room
and
is
available
on
the
Council’s
website
(http://www.northnorfolk.org/council/5467_6245.asp)
2.0 OVERALL ASSESSMENT
In the context of North Norfolk, Melton Constable is a unique village. It developed
during a period of rapid economic and social growth in the late 1880’s. The village
and its infrastructure became a key junction in the North Norfolk railway system. The
built fabric intrinsically reflects this period, with the specifically designed artisan
dwelling houses and the various community buildings, such as the school and the
former railway institute.
Moreover, Melton Constable’s architecture and overall physical character is wholly
representative of its very special social and economic past and present.
3.0 KEY CHARACTERISTICS OF THE CONSERVATION AREA
• Terraces of original railway housing constructed in red brick with slate roofs
• Later terraces of red brick housing
• Key municipal buildings e.g. former school, railway institute and pub
• A busy main arterial road with constant through traffic and quieter streets of
terraced housing leading off the main road
• Streets dominated by parked vehicles
• Minimal front enclosures to terraced housing
• Linear rear gardens with a network of informal routes between the terraces
• Scant evidence of the former impressive railway station
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•
•
Substantial erosion of building character due to permitted development
An attractive and undulating rural landscape setting
4.0 KEY ISSUES
A number of key issues affecting the Conservation Area were identified in the
Appraisal:
4.1 Boundary review
The recent Plantation Hill housing development in the south east is considered to
make little contribution to special character of the Conservation Area.
4.2 Serious erosion of architectural character through incremental change and
the inadequacy of current planning controls
This refers to the extent of erosion of original architectural detailing such as timber
sash windows and doors and loss of coherence in terms of front enclosures on
private dwellings due to permitted development rights.
4.3 Protection of buildings of local architectural and historical interest
There is a need for protection of the few remaining municipal railway buildings and it
is proposed that these be added to a Local Listing in accordance with LDF Policy
EN4 which advocates the establishment of ‘local lists’ in order to preserve and
enhance buildings of local architectural or historical interest.
4.4 Traffic Management
The degree of through traffic on the main road and on-street parking throughout the
village is having a negative impact on the Conservation Area in terms of general
environment and overall functionality.
4.5 Public Realm Issues
Areas within the public realm identified for enhancement include approaches into the
village, shop fronts, the prevalence of overhead wiring and areas to the rear of
terraced properties.
4.6 Landscape Issues
Maintenance and protection of significant trees within the Conservation Area is
identified, along with under-used green areas that would benefit from enhancement.
It is also important to ensure that the ‘landscape context’ of the village and its setting
is respected.
5.0 PUBLIC CONSULTATION
A six week consultation period was undertaken from Nov 26th 2007 – 7th Jan 2008.
This included:
• A public exhibition on display in Grove Road Medical Centre
• Leaflets delivered to every property within the Conservation Area containing a
questionnaire.
• The appraisal document was made available to the public on the Council website
15 written responses were received.
At the end of the consultation period, a public meeting was held on 10th Jan 2008 to
discuss the draft Appraisal. 24 members of the public attended.
Other consultees included local Parish Councils, Holt Area Partnership, Norfolk
County Council, English Heritage, North Norfolk Railway, M & GN Circle, The
Victorian Society and CPRE.
6.0 SUMMARY OF CHANGES MADE TO THE DRAFT APPRAISAL DOCUMENT
TO INCORPORATE PUBLIC & OFFICER COMMENT
The attached table Appendix 1 (Analysis of Public & Officer Response to the Draft
Document published in Dec 2007) itemises comments received through the
consultation process from both members of the public and Council officers and
shows how they have been taken into account in the revised document.
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7.0 SUMMARY OF KEY RECOMMENDATIONS
7.1
The Conservation Area boundary is reviewed to exclude Plantation Hill
housing development.
7.2
NNDC considers the introduction of Article 4 (2) directions which would apply
to dwellings in Melton Street, Colville Road, Grove Road, Astley Terrace and
the south side of Grove Road.
7.3
A local list of buildings of architectural and historical interest is compiled.
7.4
Apply to English Heritage for formal listing of the cast iron water tower on the
industrial estate.
7.5
Prepare a programme of improvements to the front enclosures of dwellings.
7.6
In partnership with other bodies, NNDC will work towards mitigation of the
effects of through traffic and street parking.
7.7
NNDC will work in partnership with other bodies to improve the public realm:
replace lamp posts, approaches into the village.
7.8
Prepare schemes of enhancement for identified areas of open land.
8.0 BUDGETARY IMPLICATIONS
There are no immediate additional costs in regard to the adoption of the
Management Proposals but some of the proposals will require additional resources in
order to be implemented. Specific budgetary implications will therefore need to be
assessed and agreed during the Council’s budgetary cycle for 2009/10 and beyond
in order to deliver these proposals.
RECOMMENDATIONS:1) That ‘Melton Constable Conservation Area: Character Appraisal &
Management Proposals’ (June 2008) be formally adopted by the Council for
statutory planning purposes and as such be a ‘material consideration’ in
the planning process.
2) That the proposed boundary changes as recommended in the draft
Appraisal document be adopted and publicised in accordance with the
Planning (Listed Buildings & Conservation Areas) Act 1990.
3) That further reports be brought before the Committee relating to specific
proposals contained in the above document e.g. introduction of Article 4 (2)
directions.
4) That Officers prepare improvement programmes in respect of the above
recommendation as appropriate and seek budgetary provision for their
implementation.
Source: (C Batchelar, Extn 6155 - File Reference Melton CAA)
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