East Lindsey Local Plan 2001 - 2021

CHAPTER 3
Environment

CHAPTER 4: CONSERVATION

• To conserve and enhance buildings and areas of architectural or historic interest, including archaeological sites.
• To encourage a high standard of design in new development.
• To achieve an acceptable balance between the needs of conservation and the demand of development and land uses.

CONSERVATION

• Policy C1 - Development Within a Conservation Area
• Policy C2 - Development Affecting the Setting of a Conservation Area
• Policy C3 - Demolition of Unlisted Buildings in Conservation Areas
• Policy C4 - Advertisements and Signage in Conservation Areas
• Policy C5 - Extensions and Alterations to Listed Buildings
• Policy C6 - Demolition of Listed Buildings
• Policy C7 - Setting of Listed Buildings
• Policy C8 - Historic Buildings of Local Importance
• Policy C9 - Recording of Historic Buildings
• Policy C10 - Archaeology
• Policy C11 - Historic Landscapes

4.1 East Lindsey has a historic and cultural environment characterised by richness and diversity. Historic market towns, architecture of national and international significance, parks, gardens and designed landscapes, and a wide range of archaeological sites from all periods can all be found within East Lindsey.

4.2 The environment should be valued for its own sake and there is a widespread acceptance of the importance of the ‘familiar and cherished local scene’. It is a source of local identity and pride, reinforces community confidence, and enhances quality of life for the residents of the District.

4.3 The protection and enhancement of the environment also makes good economic sense. High quality environments play a significant role in attracting visitors and investment. Empty buildings are a wasted asset. Carefully conserved old buildings can help revitalize run-down areas, creating more good homes, job opportunities and a better living environment all round

4.4 High quality, environmentally sensitive development should be the aim for the entire District. There are, however, some areas whose special qualities and character have been formally recognized and which warrant more particular protection from inappropriate development. These include:-

• Conservation Areas
• Listed Buildings
• Scheduled Ancient Monuments and some other archaeological sites
• Historic Parks and Gardens, and Battlefields

4.5 The conservation policies of this section have been shaped by the following objectives:-

• To conserve and enhance buildings and areas of architectural or historic interest, including archaeological sites.
• To encourage a high standard of design in new development.
• To achieve an acceptable balance between the needs of conservation and the demand of development and land uses.

CONSERVATION AREAS

4.6 Conservation Areas are places that have a special architectural or historic interest, which should be protected and improved. The District Council has a duty to identify such areas and currently has designated 17 Conservation Areas in the District – Alford, Binbrook, Burgh-le-Marsh, Horncastle, Hundleby, Louth, North Thoresby, Old Bolingbroke, Raithby, Revesby, South Willingham, Spilsby, Tattershall, Thimbleby, Wainfleet, Woodhall Spa, and Wragby. The Council also has a duty to periodically review the boundaries of the existing Conservation Areas and consider the possibility of designating new Conservation Areas.

4.7 Each historic town and village has a distinctive character of its own. The particular identity of a place is the result of a fusion of landscape/topography, building materials, building traditions and economic activity. The unmistakable local character gives people a sense of belonging and community. The conservation of historic areas is not about restrictions on personal liberty but rather is concerned primarily with encouraging a local appreciation of the fabric, history and character of the area and above all of what makes it special.

4.8 Conservation Areas are intended not only to protect individual buildings but also to retain and develop the general character of the area. Building uses, materials of construction, scale of buildings, street furniture, surfacing, spaces between buildings and traffic impact are all strategic area-wide issues which may be addressed by the Council or local amenity and residents groups.

4.9 Trees can also play an important role in the quality of an area and consequently trees within Conservation Areas receive protection similar to that provided by Tree Preservation Orders.

4.10 Designation as a Conservation Area does not commit an area, museum-like, to a fixed point in time but rather it enthusiastically embraces change. It brings some extra controls and the Council can offer advice on the need for permission to anyone planning works in a Conservation Area.

4.11 A number of the Conservation Areas within the District have Article 4 Directions which bring other works within the ambit of the planning system. At present there are four such Directions – covering Horncastle, Louth, Old Bolingbroke, and Wainfleet All Saints – but a rolling programme extending the coverage to all the District’s Conservation Areas is planned.

  Policy C1 - Development within a Conservation Area

4.13 In assessing the effect of proposed development, the Council will pay regard to:-

• The design of the proposed development, in both general form and in detail
• The proposed materials of construction
• The scale of the proposed development
• The massing and proportions of the proposed development
• The proposed boundary treatments
• The relationship of the proposed development with existing buildings
• The impact of the proposed development on open spaces within the Conservation Area
• The relationship of the proposed development to the historic street pattern and the historic grain of development.
• The impact of the proposed development on views into, out of, and within the Conservation Area
• The impact on the area’s special character or appearance.
• The impact of the proposals on trees and other landscape features

4.14 When submitting planning applications for sites and buildings within Conservation Areas, developers must show how they have addressed these issues.

4.15 The Council, in conjunction with the other Lincolnshire Districts, has published design advice in the Lincolnshire Design Guide for Residential Areas and this advice is commended to all those who are planning development within Conservation Areas. In particular, attention is drawn to Appendix B, which explains the requirements for development appraisals. The Residential Design Guide has been adopted by all District Councils within the County as Supplementary Planning Guidance and it is a material consideration when determining planning applications.

4.16 The requirement placed on the Council to assess the impact of development proposals upon the special character or appearance of the area means that full planning applications are normally required and outline applications will, therefore, only be accepted in exceptional circumstances.

  Policy C2 - Development affecting the setting of a Conservation Area

4.18 In considering the impact of development on the setting of a Conservation Area, the

Council will consider:-

• Views out from the Conservation Area;
• Views into the Conservation Area, particularly views from public areas;
• The manner in which the proposed development would be juxtaposed with important buildings and spaces in the Conservation Area;
• Approaches into the Conservation Area

  Policy C3 Demolition of Unlisted Buildings in Conservation Areas

a) The building or structure is of no architectural or historic merit and does not contribute to the special character of the Conservation Area; or

b) In the case of buildings which make a positive contribution to the special character or appearance of the area (or have the potential to do so), all reasonable efforts have been made to sustain existing uses or find viable new uses, and, when those efforts have failed, that preservation in some form of charitable or community ownership is not possible or suitable; and,

in every case, only where proposals for a replacement development have been approved and a valid contract has been let for the approved redevelopment.

4.20 In most cases, the demolition of unlisted buildings in Conservation Areas requires a permission known as Conservation Area Consent (CAC). PPG15 Planning and the Historic Environment sets out the issues to be taken into consideration when considering applications for CAC.

4.21 PPG 15 makes it clear that the presumption lies in favour of retaining any building that makes a positive contribution to the special character or appearance of the area. Where the building does make such a positive contribution, the Council will take into account :-

• The contribution (or potential contribution) made by the building to its environs and the wider Conservation Area,
• The condition of the building and the relevant costs of repair and maintenance in relation to its importance and to the value derived from its continued use,
• The efforts made to sustain the existing use or to secure an alternative viable use and, if those efforts have failed, that preservation in some form of charitable or community ownership is not possible or viable,
• The duration and location of any advertisements offering the building for sale and the purchase price in relation to prevailing market conditions (to assess the effort made to sustain the existing or secure an alternative use), and
• The relative merits of any alternative proposals – including redevelopment – weighed against the benefits of retaining the building. The responses received from the statutory consultees.

  Policy C4 - Advertisements and Signage in Conservation Areas

4.23 Poor signage is characterised by inappropriate use of garish primary colours, shiny plastic materials, oversized and out-of-scale signs and letters, and is often applied to buildings without consideration or reference to their architecture. In many cases, signs are illuminated, introducing unnecessary paraphernalia on to the building, when this is not necessary.

4.24 By contrast, well-designed and thoughtful signage can have a very positive impact. In most cases, sign-written painted timber signs using rich, dark colours for background and lighter colours for the lettering, are the most appropriate in a Conservation Area. Where illumination is justified, it can be incorporated discretely into the signage.

4.25 Projecting signs are a traditional form of signage and they can often be used to introduce a note of humour and interest into the street scene by using shapes that reflect the products or services offered.

4.26 When applied to Listed Buildings, adverts and signs require Listed Building Consent and will be assessed against Policy C5 in addition to this policy. In other cases, permission is required under the Advertisement Regulation, when the only issues to be considered are the impact of the proposed signage upon the visual amenity of the area and public safety. The latter is not affected by Conservation Area status but visual amenity must be a more sensitive issue when the building is within a Conservation Area.

LISTED BUILDINGS

4.27 The list of buildings of Special Architectural or Historic Interest is a register of our built heritage and buildings on it are those recognized as having a special architectural or historic interest.

4.28 Listed Buildings are divided into three grades. Grade I buildings are those of ‘exceptional interest’ and, at the time of writing, there are 77 in East Lindsey: many are mediaeval churches but buildings such as Alford Windmill, Tattershall Castle, Gunby Hall, Harrington Hall and Bolingbroke Castle are also Grade I.

4.29 East Lindsey has 111 Grade II (starred) Listed Buildings which are of ‘more than special interest’. Once again a number are churches but also included are Alford Manor House, Tattershall College and Alvingham watermill.

4.30 The majority of listed buildings fall within Grade II, which are of special architectural or historic interest and there are currently 1221 buildings of this grade. This status does not reduce their importance or the need for protection.

4.31 Listing is not meant to fossilize a building. It is important to manage changes to Listed Buildings and listing ensures that its architectural and historic interest is carefully considered before any alterations are made. Preservation of any Listed Building is always the priority but buildings can evolve and develop their character over time. Change can often be accommodated if the special character of the building, which makes it worthy of listing, is respected.

4.32 The List entry for each building includes a description of the building to help in identifying it. However, the protection offered by listing includes not only all of the main building (inside and out), but also any object or structure attached to the main building and any building within its curtilage that was built before 1st July 1948.

4.33 Listing confers a significant degree of protection on a building. Listed Building Consent (LBC) is required for any alterations, extensions or demolition where the works will affect the character of the building as one of special architectural or historic interest. Extension and demolition are self explanatory but alterations can include many works that do not fall within the ambit of the planning system. In planning any work to a Listed Building, detailed advice on the need for Listed Building Consent should be sought from the District Council at the earliest possible opportunity.

  Policy C5 - Extensions and alterations to Listed Buildings

• the scale and proportions of the proposed extension in relation to the parent building
• the materials of the proposed extension and the parent building
• the location of the proposed extension in relation to the parent building
• the architectural detailing of the proposed extension in relation to the parent building
• the significance of any features affected to the special architectural or historic interest of the building

4.35 Central government has provided advice to Local Planning Authorities in the form of PPG15: Planning and the Historic Environment. Within this document, Annex C offers technical advice that should be consulted by anyone planning alterations to a Listed Building. The removal of important features from a Listed Building can be as harmful as demolition. Features such as windows, doors, shop fronts, chimney stacks, walling and roofing materials, and boundary walls or hedges are all fundamental to the importance of the building.

  Policy C6 - Demolition of Listed Buildings

a) The importance of the buildings in terms of its architectural and historic interest and rarity.

b) The features of the building which justify its listing.

c) The setting of the buildings and its contribution to the local scene.

d) The condition of the building and the cost of repair and maintenance in relation to its importance and to the value derived from its continued use

e) The adequacy of the efforts made to sustain existing uses or find viable new uses and, if those efforts have failed, that preservation in some form of charitable or community ownership is not possible or suitable.

f) The merits of alternative proposals for the site including to what extent any redevelopment would produce substantial benefits for the community which would decisively outweigh the loss resulting from demolition.

4.36 When considering applications for the demolition of a listed building, the Council is required to consult a number of national amenity bodies and, if minded to approve the application, refer it to the Secretary of State.

4.37 When deciding if the circumstances are wholly exceptional or exceptional as appropriate, the Council will take into account the issue identified in Policy C6 plus any responses received from the statutory consultees.

  Policy C7 Setting of Listed Buildings

4.39 The impact upon the setting of a Listed Building is an important material consideration when considering planning applications. In assessing this impact, the Council will take into account:-

• views out from the Listed Building and its curtilage into which the proposed development would intrude
• views from outside the curtilage which would encompass both the Listed Building and the proposed development.

  Policy C8 - Historic Buildings of Local Importance

4.41 The absence of statutory protection afforded by Listed Building or Conservation Area status may expose such buildings to unsympathetic development proposals. The Council will prepare a Local List of Historic Buildings that identifies such structure.

  Policy C9 - Recording of Historic Buildings

a) demolition, alteration or extension to Listed buildings; or

b) demolition, alteration or extension of buildings within Conservation Areas; or

c) Historic Parks and Gardens;

the Council will require the preparation and submission of a documentary archive of the building (in accordance with a specification agreed by the Local Planning Authority) .

4.43 The making of the archive will be required by condition on the approval.

4.44 A record can range from simple photographs to full measured survey and a judgement on the appropriate level of recording must be made in each case. Its archaeological advisers will again advise the Council in this respect.

4.45 The resultant archive will be deposited in the Sites and Monuments Record (SMR), maintained by the County Council (Built Environment Team, Planning and Conservation Group, Planning and Highways Directorate, Lincolnshire County Council, City Hall, Lincoln LN1 1DN), which is accessible to all.

ARCHAEOLOGY

  Policy C10 Archaeology

• a scheduled ancient monument;
• any unscheduled nationally important archaeological site or monument; or
• any locally important archaeological site deemed worthy of preservation in situ.

On other archaeological sites where preservation in situ is not warranted, development will be permitted provided:-

a) any disturbance is kept to a minimum or avoided altogether;

and

b) the developer makes satisfactory provision for the excavation, recording, archiving and publication of any archaeological remains which will be affected by the development.

4.47 In considering applications that affect archaeological sites, the Council will follow the advice offered in PPG16: Archaeology and Planning.

4.48 At present there are 104 Scheduled Ancient Monuments (SAMs) in East Lindsey. Works within the scheduled areas requires Scheduled Monument Consent (SMC), for which application is made to the Secretary of State. In addition to SAMs, PPG 16 recognizes ‘unscheduled monuments of national importance or of particular local importance’, which are worthy of preservation in situ, as well as other sites where ‘preservation by record’ (ie excavation) may be acceptable

4.49 The archaeological record is documented in the County’s Sites and Monument Record (SMR). It is constantly evolving with information on new and existing sites being added to the SMR.

4.50 In all cases, the Council will ensure that the archaeological effects of development proposals are fully assessed before planning applications are determined. To this end the Council will liaise closely with its archaeological advisors (currently Lincolnshire County Council) regarding the form and extent of a site evaluation as part of a planning application. The may, in the first instance, be a desk-based assessment using existing records and/or a field evaluation.

4.51 Developers are strongly encouraged to discuss their proposals with the Council’s archaeological advisors prior to submitting their planning application.

4.52 There will be a strong presumption against all development that harms the site or setting of Scheduled Ancient Monuments and Unscheduled Sites of National Importance or particular local importance.

4.53 In the case of other archaeological sites, Policy C10 aims to secure ‘preservation by record’ and the Council will negotiate with the Developer to achieve this. It may include full excavation or a watching brief during development operations. It will be secured through a planning condition attached to the planning permission or a legal (Section 106) agreement.

  Policy C11 - Historic Landscapes

a) The Parks and gardens of :

1) Gunby Hall

2) Hainton Hall

3) Harrington Hall

4) Revesby Abbey

5) Scrivelsby Court

6) Well Hall

b) Winceby Battlefield

4.55 The Winceby Battlefield is included in English Heritage's Battlefield Register and retains extensive remains of the original features and landforms that provided the location for the Civil War Battle of 1643. The Council will apply policy C11 so that its historical landscape value, topographical authenticity, visual amenity and archaeological integrity are protected.

4.56 The Council wants to protect their inherent qualities both as a reminder of their historical value and as a means of providing resources for the future. There are several other unregistered parklands of noteworthy character that will form a material consideration when dealing with development applications in the countryside under policy CP3.