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Conservation Area May 2010

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Conservation Area May 2010 DRAFT Development Brief Site within “The Old Town Hall, Chadderton” Conservation Area May 2010 1 Introduction 1.1 Oldham Council and Greater Manchester Police have prepared this brief to promote a key site within Chadderton Town Centre. The site comprises the former library, Police Station and swimming pool/sports centre. The buildings occupy a primary frontage along Middleton Road and within Chadderton Town Centre. They also form key elements within the Old Town Hall Chadderton Conservation Area, which represents an important symbol of the town’s significance at the turn of the 20th Century. 1.2 An earlier feasibility study has identified the library of outstanding quality both internally and externally. It is important both historically and architecturally and makes a positive contribution to the Conservation Area. The police station’s Victoria Street elevation is of good architectural quality, though the interior is of low architectural interest. Nevertheless, the building provides a positive contribution to the conservation area and complements the adjacent library. With its aesthetic and constructional qualities, as well as its social and historical interest, its retention, at least in part, is a key consideration. The swimming pool is built in an art deco style and is significant insofar as its interior remains intact. Externally, apart from the entrance, the architectural composition and character of the building is poor. The building therefore makes a neutral contribution to the conservation area. It also has serious structural problems. If an appropriate use cannot be identified, redevelopment of the site may be a consideration. 1.3 Against this background, the aim of the brief is to identify a developer or consortium of developers, able to deliver a high quality mixed use development, which contributes to the mix and vitality of the town centre and takes full account of the historic value of the buildings, the strong potential for their re-use and the contribution that they make to the conservation area, historically, socially and architecturally. 1.4 The condition, significance and future of this group of buildings is integral to the health of the Conservation Area. Its decline in recent years following the vacating of the properties has been a concern and the urgency of attracting viable uses that secure the continuing contribution of these buildings, wholly or in part, cannot be understated, particularly following the recent national survey by English Heritage of conservation areas, which identifies the Chadderton Town Hall Conservation Area as one that is at risk." 1.5 This document is not exhaustive and is considered purely as guidance for developers to illustrate what will be required to meet the aspirations of the council and GMP and in accordance with Government guidelines. 1.6 The objectives of the brief are: . To ensure that a viable and sustainable mix of uses is incorporated into the scheme, that also removes risk to the heritage asset and supports its long term conservation; . To ensure that proposals respect and enhance the heritage value and benefits of the buildings and the contribution they make to the historic environment and setting of the conservation area; . To ensure that proposals are of an appropriate design relative to the historic context of the site and make a positive contribution to the appearance, character, quality and local distinctiveness of the historic environment; . To complement the other initiatives in the ChaddertonTown Centre; and . To promote the wider town centre through high quality urban design and architecture. To ensure that any proposals for the site develop strong linkages to the wider area and strengthen its connection to neighbouring facilities, such as the shopping precinct, key elevations and features. 2. Site Location 2.1. Oldham covers an area of 55 square miles on the north east side of Greater Manchester conurbation, stretching from the boundaries of the City of Manchester on the west to the watershed of the Pennines in the east. It is an area of contrasting landscapes. The western side is an urban area much of it developed during the 19th century cotton boom with many examples of magnificent mill architecture, whilst the eastern side of the borough has the moorland scenery of Saddleworth and the Peak District National Park. 2.2 Chadderton is a town within Oldham, 1 mile west of Oldham Town Centre, 4.5 miles south of Rochdale and 6miles northeast of Manchester city centre. The site is located on Middleton Rd, which is the main transport route through Chadderton town centre. Middleton Road is a high volume bus route between Oldham town centre and Middleton, Rochdale. Chadderton is well connected to the M60 and M62 via Broadway (A663) 2.3 The development site is located within the “Old Town Hall Chadderton” Conservation Area” which is the old civic centre of the town and includes the former swimming pool, library, police station, former town hall and two short terraces of houses on Middleton Rd and Victoria St. The site contains a listed memorial monument but no listed buildings, although the library and police station in particular act as a cohesive group. They are in relatively good condition and are positive features that add to the character and appearance of the conservation area. The library retains most of its original features; the police station has been significantly altered internally but retains the original elevation to Victoria St; and locally the swimming pool is an important example of art deco style. 3. Key site characteristics 3.1 The site is located within the Old Town Hall Conservation Area (see Plan 3), which runs parallel to Middleton Rd and includes the town hall, three terraced cottages and a short terrace on Victoria St. 3.2 The site contains three key buildings plus a leisure services gym and a piece of open space. The following descriptions are summarised from a heritage assessment and options appraisal undertaken during 2008. Named the Chadderton Feasibility Study 2008, this document confirmed the townscape and group value of the buildings within the site. 3.3 The police station on Victoria St was built around 1901 in Jacobean Revival style, red brick with sandstone dressing under pitched Welsh slate roofs. The Victoria St frontage has strong architectural value and the feasibility study recommended that the building be retained, at least in part, in any future development proposals. Behind the Victoria Street frontage the building is of less interest, a number of buildings and extensions have been built on the rear which are not deemed worth retaining. The internal layout of the building has undergone many phases of alteration and does not merit being retained. 3.4 The library is on the corner of Middleton Rd and Victoria St. It was built in 1904/5 in Jacobean Revival style, similar to the police station. It is described in the feasibility study as being of outstanding architectural quality, both internally and externally, easily equalling the Town Hall. Featuring leaded windows, rhythmic gables, cast iron downpipes, flamboyant carvings, mosaic floors, original staircase, barrel vaulted ceiling and all original timber doors and architraves it is remarkably intact, and is historically valuable having retained its use as a library since its opening in 1905. It has significant townscape value in its positive contribution to the Conservation Area. The report strongly recommends that it is retained, repaired and sensitively redeveloped. 3.5 The swimming baths are located on Middleton Rd and were built around 1935. It is built in art deco style from Accrington brick with sandstone and concrete dressings. Although there are decorative elements of faience work around the entrance, the overall composition and calibre of the buildings exterior is not considered to be of high calibre therefore its only significance is the interior. It retains its original Art Deco wall tiles, and the balconies, barrel vault roof and central roof light give a strong architectural presence. The building closed to the public in 2006 because of major structural problems. The feasibility study looked at both options for demolishing the building and retaining it. We would like your submission to consider whether the building or part of it could be retained and also whether another use may achieve more development potential for the site. 4. Recent Activity on Site 4.1 Chadderton Library closed to the public early 2010. Its library function has been replaced within the newly developed Wellbeing Centre. The library also provided accommodation for a number of local community groups including the Chadderton Historical Society. The Society were interested in occupying the building and developing it as a heritage/community facility, hiring out space and providing a café function however the proposal was declined by the council. The Society is still looking for local premises. 4.2 Chadderton Swimming Pool closed to the public in 2006 because of significant structural, mechanical and electrical problems that made the building unsafe. A detailed condition survey has been completed which highlights the problems and identifies the remedies and costs. The cost of dealing with the defects was prohibitive and a replacement pool has been constructed within the new well-being centre, on Burnley Street, Chadderton (See Plan 3). The internal fittings and fixtures are the most interesting part of the building and these are being recorded through a photography project. Locally it is an important example of art deco style, with the entrance being of particular importance to the local historical society. 4.3 Chadderton Police Station has been empty since March 2009. A new neighbourhood policing unit will operate from the new well-being centre. OMBC and Greater Manchester Police (GMP) are working together to find the best solution for the whole site and maximise its potential development value.
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