OUR VIEW BORNE OUT BY ENGLISH HERITAGE: English Heritage is concerned by the proposed loss of the former boys home and objects to the application for the following reasons; The former boys home, although not sufficiently intact or unaltered as to be granted listed status, is still clearly of local architectural and historic interest and as such we consider it to be an undesignated heritage asset in its own right. The building occupies a prominent site on Bath Street set back from the road, with its fine square cupola appearing in central view upon turning from the A438 into Bath Street. Its mixture of roof lines, gabled windows, dormers and brickwork detailing, provides an aesthetically pleasing architectural landmark to Bath Street and to this part of the city beyond the medieval city walls which in no doubt forms part of the townscape making a positive contribution to this part of the conservation area. The applicant provides no information or evidence of the building having been openly marketed and we are not aware of any attempt to try and secure a suitable alternative use for the building that will enable its conservation. It is our view that the building is capable of sensitive adaption to a variety of uses that could secure the buildings future and see it retained with the potential to enhance the appearance of the conservation area. Whist we are sympathetic to and understand that there are valid practical and functional reasons that determine a fire station’s appearance. We do not however accept that the proposed building either preserves or enhances the character or appearance of the conservation area and we therefore believe this demonstrates the former boys home is not the most suitable site for the proposed new fire station. We are also unconvinced that the search for alternative sites within the city and surrounding area has been exhaustive and we urge the applicant to undertake further investigations, in consultation with the local authority, to identify and re-evaluate possible locations for a new fire station. As the application affects a conservation area, the statutory requirement to pay special attention to the desirability of preserving or enhancing the character or appearance of the conservation area (s.72, 1990 Act) must be taken into account by your authority when making its decision. Under the NPPF it is a core planning principle to conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations (para.17 NPPF). When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification (para.132, NPPF). The onus is therefore on you to rigorously test the necessity of any harmful works. The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighting applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset (para.135 NPPF). Loss of a building (or other element) which makes a positive contribution to the significance of a conservation area should be treated either as substantial harm or less than substantial harm under paragraphs 133 and 134 of the NPPF as appropriate, taking into account the relative significance of the element affected and its contribution to the significance of the Conservation Area as a whole (para.138 NPPF). Permission should be refused because of concerns about incompatibility of development with an existing townscape, where the concern relates to a designated heritage asset and the impact would cause material harm to the asset or its setting which is not outweighed by the proposal’s economic, social and environmental benefits (para.65 NPPF). Recommendation English Heritage objects to this application as it would see the total loss of an undesignated heritage asset, a building which makes a positive contribution to the significance of the conservation area. The loss of this building would cause harm to the significance of this part of the conservation area. We remain unconvinced that a clear and convincing justification has been put forward to warrant the proposals and it is our view that an alternative site would be able to provide the public benefits as proposed by the applicant. English Heritage therefore recommends that the application is refused and encourages the council to market the site in order to find a suitable alternative use that will enable the retention of a building of local architectural and historic interest. ~ Ross Brazier Assistant Inspector of Historic Buildings and Areas.
Posted on: Fri, 03 Oct 2014 20:54:55 +0000
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