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Glossop Planning and Heritage Statement FINAL05.07.13

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ST CHRISTOPHER’S TRUST REDEVELOPMENT OF LAND AT HOLLIN CROSS LANE GLOSSOP FOR CARE HOME AND RESIDENTIAL DEVELOPMENT Planning and Heritage Statement Job Name St Christopher’s Trust Job Number LEPL239629 Revision Date Prepared By Approved By Draft 10/06/2013 N Rowland N Rowland Final 05/07/2013 N Rowland N Rowland Savills UK Ltd, City Point, 29 King Street, Leeds, LS1 2HL T: +44 (0) 113 244 0100 F: +44 (0) 113 244 0104 St Christopher’s Trust Glossop proposed care home and residential development Contents Page 1.0 INTRODUCTION ........................................................................................ 3 2.0 THE PROPOSED DEVELOPMENT ........................................................... 4 3.0 HERITAGE ASSETS..................................................................................5 4.0 RELEVANT PLANNING HISTORY .......................................................... 13 5.0 PLANNING POLICY CONSIDERATIONS ................................................ 14 6.0 PLANNING ASSESSMENT ...................................................................... 23 7 SUMMARY AND CONCLUSIONS ........................................................... 32 Appendices 1. Historic Environment Record Derbyshire 2. Records for Redcourt 3. Planning history records ______________________________________________________________________________________ Savills Planning and Regeneration Planning and Heritage Statement 2 St Christopher’s Trust Glossop proposed care home and residential development 1.0 INTRODUCTION 1.1 This Planning and Heritage Statement has been prepared on behalf of St Christopher’s Trust to accompany a planning application for the redevelopment of their site at Hollin Cross Lane in Glossop to provide a new care home and residential development. 1.2 This statement should be read alongside the various technical reports that accompany the submission together with the Design and Access Statement that explains the content of the scheme. A separate viability statement accompanies the application in respect of the Council’s affordable housing requirements. 1.3 This statement examines the planning policy considerations that are relevant to the consideration of this application lying within the St James conservation area and also seeks to address relevant policy within the National Planning Policy Framework (NPPF) in relation to ‘Conserving and enhancing the historic environment’, Section 12 Paragraphs 126-141. 1.4 In accordance with NPPF paragraph 128 this statement includes a Significance Assessment which analyses and presents the heritage value of the application site in respect of proximity to statutorily-listed heritage assets – St James Church and also lying within the Conservation Area. 1.5 Government advice is that the level of detail when considering planning applications should be ‘proportionate’ to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. In this case the specific buildings to be redeveloped are not Listed Buildings, nor do they lie within the curtilage of any Listed buildings nor are they identified on any non-statutory local list of heritage buildings. However, they do lie within the Conservation Area and as a ______________________________________________________________________________________ Savills Planning and Regeneration Planning and Heritage Statement 3 St Christopher’s Trust Glossop proposed care home and residential development designated heritage asset an assessment of the impact of the proposals on this asset is therefore required. 2.0 THE PROPOSED DEVELOPMENT Background to the proposals 2.1 St. Christopher’s Trust is a registered charity (reference 527036) that provides care, accommodation and support to people with learning difficulties. The Trust has operated from its base at Hollin Cross Lane since 1954 and today offers, domiciliary care, supported living and residential care. 2.2 The Trust provides residential care to adults at Hollin Cross Lane and it provides domiciliary care for its service users in 8 houses within the community in the Glossop and Buxton areas. The Trust also provides rented housing for adults with learning difficulties. 2.3 The philosophy is to ensure that all residents and service users should receive the necessary care, guidance, support and training to enable them to reach their full potential and to lead as normal a life as possible. 2.4 The Trust is committed to providing the best possible care and support so as to achieve optimum outcomes for its residents and service users. The Trust is constantly working to raise standards and improve quality. 2.5 The Trust’s mission is; ‘To provide accommodation and person centred support to adults with learning disabilities, enabling each individual to exercise choice, to actively participate in the community and lead fulfilling lives.’ The proposal ______________________________________________________________________________________ Savills Planning and Regeneration Planning and Heritage Statement 4 St Christopher’s Trust Glossop proposed care home and residential development 2.6 The existing buildings at Hollin Cross Lane are increasingly outdated and there are increasing costs of providing care for the Trust’s residents in multiple buildings that are of an age, that no longer offer the space and the facilities that people and care organisations expect today. The Trust wants to stay at Hollin Cross Lane and in order to do so they need to build a new facility to relocate their existing residents with room to provide room for expansion to allow them to take new residents in the future. 2.7 This proposal therefore involves the redevelopment of all buildings within the site in order to construct a new care home with modern facilities with associated parking and offices for the Trust. In order to deliver the care home, market housing is also included within the proposal and a total of 21 dwellings are proposed. 2.8 The details of the development are set out in detail in the Design and Access Statement, but in summary, the following are relevant considerations in the assessment of the impact of this development both in planning policy terms and on heritage assets; Ø In planning terms the site constitutes a previously developed site lying within the defined urban area of Glossop where the principle of residential development is acceptable. Ø The majority of the buildings on site date from the 1950’s and 1960’s with the exception of Redcourt (also known as Devonshire House) Ø Redcourt was constructed in the period between 1899 and 1921. Ø Redcourt has been extended since its construction and has been the subject of significant alterations as it was adapted for its residents from the 1950’s onwards. Ø Redcourt is not subject to any formal statutory or non-statutory designations. Ø The St James Conservation Area was designated in 1994 and the boundary includes the extent of the application site, with its southern boundary being formed by the river Long Clough Brook. Ø The site is covered by a group Tree Preservation Order (TP061) The impact of the proposed development on trees and on the ecological interests are assessed separately in the tree surveys and ecological reports that accompany this application. 2.9 This application has been the subject of extensive pre-application discussions with planning and conservation officers of High Peak Borough Council over the last 12 months ______________________________________________________________________________________ Savills Planning and Regeneration Planning and Heritage Statement 5 St Christopher’s Trust Glossop proposed care home and residential development as well as local community consultation undertaken in April 2013. The details of which are set out in the Statement of Community Involvement that accompanies this application. 2.10 The pre-application discussions with officers have highlighted the following; Ø The principle of retaining St Christopher’s Trust and the services it provides at Hollin Cross Lane is widely supported. Ø The proposal to provide a care home with residential development is also supported, subject to addressing the following matters; Ø The demolition of buildings within a conservation area and providing a reasoned justification for the removal of Redcourt as an important building within it. Ø Affordable housing provision is required, or in the absence of such provision a statement to explain why Council targets cannot be met. Ø The need to provide a suitable layout that takes on board the constraints of the trees on site and minimises tree removal. Ø Examines highway access issues. Ø Above all the layout must preserve or enhance the Conservation Area. ______________________________________________________________________________________ Savills Planning and Regeneration Planning and Heritage Statement 6 St Christopher’s Trust Glossop proposed care home and residential development 3.0 HERITAGE ASSETS 3.1 The Historic Environment Record for Derbyshire has been consulted and this is enclosed as Appendix 1. This confirms that the site lies within the boundary of the St James Conservation Area and that there are 3 statutory Listed Buildings within 250m of the the site. The HER also confirms the existence of a Roman Road running through Glossop within 500 metres although the route appears unconfirmed. History of the existing site 3.2 A review of the historical maps for the site indicate that the application site was a green field site until ‘Red Court’ appears on plans
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