Part 1 (Open to
the public)
ITEM NO.
REPORT OF THE DIRECTOR OF DEVELOPMENT SERVICES
To the: Environmental Scrutiny Committee
On:
Monday, 20 September, 2004
TITLE: Protection of the historic environment in Salford
RECOMMENDATIONS:
1.That the report is noted by Members and
2.that consideration is given to the establishment of a fund for the protection of the
historic environment.
EXECUTIVE SUMMARY:
Report to the Environmental Scrutiny Panel on Conservation in Salford
Introduction
The purpose of this report is to:
1.
Outline the Council’s responsibility in relation to the built historic
environment, and
2.
Identify the current resourcing of the service.
Background
A conservation is described under Section 69 of the Planning (Listed Buildings and
Conservation Areas) Act 1990 as follows:
“Every local planning authority:–
(a)
shall from time to time determine which parts of their area are areas of special
architectural or historic interest the character or appearance of which it is desirable to
preserve or enhance…”
From the guidance note “Conservation Area Appraisals” by English Heritage
character is defined as follows:
The distinctiveness of a place may come from much more than its appearance. It may
draw on other senses and experiences, such as sounds, smells, local environmental
conditions or historical associations. For example those connected with particular
crafts or famous people. The qualities of a place might change from daytime to night.
Such elements of character can be identified, but not directly protected or controlled.
By defining and protecting the tangible, such as buildings and the spaces formed
between them (streets, squares, paths, yards, and gardens), the activities and uses that
make up the special character of a place can be sustained. Effective physical
conservation measures should be rooted in firm land use policies in an adopted
development plan.
Most of the buildings within a conservation area will help to shape its character in one
way or another. The extent to which their contribution is a positive one depends not
just on their public face, but on their integrity as historic structures and the impact
they have in three dimensions, perhaps in an interesting roof-scape or skyline. Back
elevations can be important as can side views from alleys and yards.
In a large conservation area, or one where its development spans a considerable
period, the character may vary greatly within its boundary. For example, a small
market town may have a medieval core, focused on a market place or church, then a
Georgian phase of development of grander houses and formal streets, followed by the
arrival of the railway, and eventually by modern housing at the edges and on gap
sites. Where the character is composite in this way and the phases of growth are clear,
it will often be worth analysing them separately. Elsewhere, rebuilding may have
taken place many times aver the same sites, resulting in overlays of building forms
and styles which are often contained within an ancient framework. The richness of an
area today may thereby reflect the build-up of successive historic forms.
Salford Conservation Policy
There are Policies within the “Adopted and Replacement Draft Unitary Development
Plan” that seek to protect the built historic environment.
These policies relate to the protection of listed buildings where there are proposals for
alteration, extension or part demolition. Policies are also in place for planning
applications that may affect the setting or character of listed buildings.
In the case of conservation areas policies are in place to ensure that more detailed
control is exercised over alterations and extensions to existing buildings and to new
buildings. There is additional control over the demolition of buildings within
conservation areas; this seeks to ensure that there is justification for the removal of the
building and that any replacement building is of exceptional design quality. Building
will only be permitted where they would preserve or enhance the character and
features of special architectural or historic interest that contribute to the reasons for its
listing.
A change of use from the original use of a listed building will only be permitted
where it is not practical or economically feasible to continue that original use, or a
new use is required to secure the long-term future of the listed building.
Conservation Area enhancement
The main resource for the enhancement of conservation areas is the advice,
experience and input by the Conservation Officer. This provision is supplemented by
the consideration and determination of planning and other applications in
conservation areas. Conditions can be imposed on planning applications for
extensions, alterations and proposed new buildings within conservation areas. Control
is exercised over materials used for the siting, design and appearance of new buildings
within the building plots, taking into account the proximity and style of the adjacent
buildings.
On occasions Central Government operate financial initiatives to encourage
enhancement of conservation areas for example Conservation Area Partnership
schemes, Heritage Townscape Initiative Schemes and Heritage Economic
Regeneration Schemes.
Planning Policy Guidance 15 (Planning and the Historic Environment) and the
Planning(Listed Buildings and Conservation Areas) Act 1990 provides guidance on
the control and maintenance of the built historic environment, and amongst other
subjects includes including Conservation Areas. The guidance informs on best
practice when determining planning, listed building consent and conservation area
consent applications.
The Council has adopted guidance on the use of properties secured through planning
obligations Section 106 (of the Town and Country Planning Act 1990) in the Chapel
Street area. Such monies can be used for conservation area enhancement eg streetscape works, paving, lighting etc. It is proposed to produce the type of guidance (to be
called Supplementary Planning Document for Section 106 Agreements) on a City
wide basis. This again could include enhancement works to development in the
conservation areas and to finance conservation area appraisals which assess the
current condition of conservation areas with a view to highlighting areas for
improvement and enhancement. This work will be subject to consultation in due
course. to finance conservation area appraisals which assess the current condition of
conservation areas with a view to highlighting areas for improvement and
enhancement. Another method used to improve derelict properties within
conservation areas can be Compulsory Purchase Orders where derelict properties are
acquired by the Local Authority and then offered to favourable developers for
redevelopment.
The aim of all conservation policies is to protect, enhance and secure the built historic
environment for the benefit of future generations.
Conclusion
The sole resource for this service is the Conservation Officer post. The service can be
improved significantly by the introduction of a policy, referred to in the previous
section, to secure planning gain from development taking place in conservation areas
to provide environmental improvement. A further significant improvement in the
service would be the identification of a budget to enable the Council to intervene
where land or buildings were seriously detracting from the need to preserve and
enhance the conservation area. This budget would need to be sufficient to acquire land
and buildings, these would be restored, enhanced and sold - the proceeds reinvested in
the conservation areas. This is an issue for discussion.
BACKGROUND DOCUMENTS:
None
ASSESSMENT OF RISK:
Low
THE SOURCE OF FUNDING IS:
N/A
LEGAL ADVICE OBTAINED:
Yes
FINANCIAL ADVICE OBTAINED:
Yes
CONTACT OFFICER:
Joe Martin
WARD(S) TO WHICH REPORT RELATES:
ALL WARDS
KEY COUNCIL POLICIES:
Best Value;
DETAILS: