Stuart Bailey – Chairman 48 Meadow Avenue Loughborough LE11 1JT
Tel: 01509 266818 [email protected] www.leicestercivicsociety.org.
Founded 1971 Patron: Olwen Hughes MBE M.Phil. Dip.Ed. FRSA Registered Charity No. 502932
Mr. William Josey Planning & Economic Development City Hall LEICESTER LE1 1FZ 17th September 2017
Dear Mr. Josey
20171396: GARDEN STREET ISLAND - 122 to 132 BELGRAVE GATE and 1 GARDEN STREET: DEMOLITION OF EXISTING BUILDINGS and ERECTION OF RESIDENTIAL BLOCK WITH RETAIL UNITS. Leicester Civic Society objects to the above application. The block now known as Garden Street Island consists of early 19th Century courtyard cottages and shops that were originally earmarked for slum clearance in 1931 as part of the programme of clearance between Belgrave Gate and Archdeacon Lane (now St. Margaret’s Way) but by an apparent oversight they were not demolished. The island includes two courtyards and No.1 Garden Street, which appears to be the only remaining one-up-one-down house in Leicester not protected as such. What were slums in 1931 are, due to their rarity, now a part of the city’s heritage 86 years later.
In February 2015, the owner served notice of intent to demolish. As you will be aware, at this point Leicester City Council placed an Article 4 Direction on the properties, presumably to allow retention to be encouraged as an option, together with a proper assessment to be made of any redevelopment proposals in light of the rarity and historic importance of these buildings.
We call on the City Council to recognise the above and now include Garden Street Island as an un-designated heritage asset on the Local Heritage Asset Register. Elsewhere we note that similar properties on Milton Street have been included in the Arboretum Conservation Area in Nottingham, and sensitively restored, provide a reflection of the industrial revolution and its impact on the urban environment of that city. Similarly, the Birmingham “Back-to-Backs” have been restored and are now recognised as nationally significant in the same respect.
In light of the rarity and historic importance of these buildings the proposed development is counter to Leicester City Council Core Strategy Policy CS18 “Historic Environment”, which states:
1 “The Council will protect and seek opportunities to enhance the historic environment including the character and setting of important historic buildings, spaces and places. This includes Scheduled Monuments, Listed Buildings (both statutory and locally listed), registered and locally listed parks and gardens, Conservation Areas and archaeological remains.
We will support the sensitive reuse of high quality historic buildings, promote the integration of old and new buildings to create attractive spaces and places, encourage contemporary design rather than pastiche replicas, and seek the retention of historic shop fronts and the historic public realm. Within the regeneration areas particular importance will be given to the integration of the historic environment with new development.
The Council will work with local communities to protect and enhance the quality and diversity of Leicester’s historic environment. The City Council will also monitor historic buildings at risk and take action where necessary to secure and improve those buildings deemed at most risk.”
It is therefore also counter to the spirit and intention of paragraphs 129 and 131 of the National Planning Policy Framework, which state:
129. Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
131. In determining planning applications, local planning authorities should take account of: the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness.
Furthermore, the proposed replacement is of no architectural merit whatsoever and is therefore counter to Leicester City Council Core Strategy Policy CS03 “Designing Quality Places”, which states:
Good quality design is central to the creation of attractive, successful and sustainable places. We expect high quality, well designed developments that contribute positively to the character and appearance of the local natural and built environment.
Development must respond positively to the surroundings, be appropriate to the local setting and context and take into account Leicester’s history and heritage. To achieve this new development should promote the image of Leicester as an exciting modern city, acknowledging its archaeological, landscape, historic and cultural heritage and the need to improve the quality of life of the City’s residents. New development should achieve the following urban design objectives:
2 Contribute positively to an areas character and appearance in terms of scale, height, density, layout, urban form, high quality architecture, massing and materials.
Create a sense of identity and legibility by using landmarks and incorporating key views within, into and out of new development.
Create buildings and spaces that are fit for purpose yet are innovative, adaptable and flexible to respond to changing social, technological and economic conditions.
Preserve and enhance the historic built environment and support the sensitive reuse of quality historic buildings.
It is therefore also counter to the spirit and intention of paragraphs 56, 61 and 64 of the National Planning Policy Framework, which state:
56. The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.
61. Although visual appearance and the architecture of individual buildings are very important factors, securing high quality and inclusive design goes beyond aesthetic considerations. Therefore, planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment.
64. Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.
In view of the above we call on Leicester City Council to refuse consent for this application.
Yours sincerely
Stuart Bailey Chairman.
Copies: Cllr Adam Clarke, Assistant City Mayor and Heritage Champion Justin Webber, Senior Buildings Conservation Officer, Leicester City Council
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