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Zenith Planning and Design Consultants Zenith Planning and Design Consultants Creative solutions for sustainable development HERITAGE STATEMENT February 2021 Address: 604 Adams Hill Wollaton Nottingham Applicant: M H Butt Proposal: Erection of rear extension to create annexe to existing dwelling Zenith Planning and Design 38 Greenhills Road Eastwood Nottingham NG16 3DG Alison Dudley Dip. Town Planning Tel 01773 770553 email [email protected] CONTENTS Introduction Legislative Background Policy Background Statutory Designations Site Description and Context Historical Background and Assessment of Significance of Heritage Assets including Statutory Designations Description of Proposal and Impact of the Proposed Works on the significance of any Heritage Assets and the Wollaton Park Conservation Area Conclusion Appendix 1 – Historic Maps Appendix 2 – Listing Description for Wollaton Hall Park and the boundary wall on Adams Hill Zenith Planning and Design 38 Greenhills Road Eastwood Nottingham NG16 3DG Alison Dudley Dip. Town Planning Tel 01773 770553 email [email protected] Introduction This Heritage Asset Statement has been prepared on behalf of Mr Butt to inform and support proposals for the erection of an extension to 604 Adams Hill, Derby Road which lies within the Wollaton Park Conservation Area. The report seeks to identify the significance of the existing building as a heritage asset and to assess the likely impact of the proposed development. Legislative Background The primary legislation relating to historic buildings and conservation areas is the Planning (Listed Buildings and Conservation Areas) Act 1990. This requires Councils to have special regard to the desirability of preserving a listed building or its setting or any features of special architectural or historic interest which it possesses (sections 16 & 66) and to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas (section 72). Policy Background National Planning Policy The NPPF states in paragraph I89 “In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes, or has the potential to include, heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation” and in paragraph 197 Zenith Planning and Design 38 Greenhills Road Eastwood Nottingham NG16 3DG Alison Dudley Dip. Town Planning Tel 01773 770553 email [email protected] “The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect 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”. 604 Adams Hill is not a listed building, nor has it been included on the LA’s Local Interest List. In fact, none of the houses within the Conservation Area have been included on the Local Interest List to date. Local Planning Policy The adopted Local Plan comprises the Greater Nottingham Aligned Core Strategy adopted September 2014 and the Local Plan Part 2 – the LAPP- adopted January 2019. Aligned Core Strategy The relevant policies relating to heritage assets are :- Policy 10 Design and Enhancing Local Identity which states that all new development should be designed to a) Make a positive contribution to the public realm and sense of place b) Create an attractive , safe, inclusive and healthy environment c) Reinforce valued local characteristics d) Be adaptable to meet evolving demands and the effects of climate change, and e) Reflect the need to reduce the dominance of motor vehicles. The policy identifies a number of elements which will be assessed in any development including density; massing, scale and proportion; materials, architectural style and detailing; impact on the amenity of nearby residents or occupiers; the promotion of safer living environments; impact on important views / vistas / townscape and the potential to create new views; and the setting of heritage assets. Zenith Planning and Design 38 Greenhills Road Eastwood Nottingham NG16 3DG Alison Dudley Dip. Town Planning Tel 01773 770553 email [email protected] Policy 11 Historic Environment which states that proposals will be supported where the historic environment and heritage assets and their settings are conserved and/or enhanced in line with their interest and significance. Local Plan Part 2 (LAPP) January 2019 Policy HE1: Proposals Affecting Designated and Non-Designated Heritage Assets 1. Development proposals affecting heritage assets and/or their settings will be supported where they conserve or enhance the historic environment in line with their interest and significance. 2. Where proposals could affect a heritage asset and/or its setting, the applicant will be expected to describe the asset’s significance (including the contribution made by its setting) in a proportionate level of detail to the asset’s significance that allows the impact of the proposals on its significance to be sufficiently understood. Designated Heritage Assets 3. Planning permission will be refused where development proposals lead to substantial harm to or total loss of significance of a designated heritage asset, unless it can be demonstrated that the substantial harm or loss* is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply: a) no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and b) the nature of the heritage asset prevents all reasonable uses of the site; and c) conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and d) the harm or loss is outweighed by the benefit of bringing the site back into use. (*substantial harm or loss to Grade II listed buildings or Grade II registered parks or gardens should be exceptional and wholly exceptional to assets of the highest significance). 4. Where a development proposal would result in less than substantial harm, permission will only be granted where the public benefits, including securing its optimum viable use, outweigh the harm. Zenith Planning and Design 38 Greenhills Road Eastwood Nottingham NG16 3DG Alison Dudley Dip. Town Planning Tel 01773 770553 email [email protected] Non-Designated Heritage Assets 5. Where development affects a non-designated heritage asset or would result in its demolition or loss, a balanced judgment on the acceptability of the proposal will be made, having regard to the scale of any harm (substantial or less than substantial) or loss and the significance of the heritage asset. All Heritage Assets 6. Proposals affecting any heritage asset and/or its setting will be considered against the following criteria, where relevant: a) the significance of the asset; b) whether the proposals would be sympathetic to the character and appearance of the asset and any feature of special historic, architectural, artistic and archaeological interest that it possesses; c) whether the proposals would preserve and, where possible, enhance the character or appearance of a heritage asset by virtue of siting, scale, urban grain, building form, massing, height, materials and quality of detail; d) whether the proposals would respect their relationship with the historic street pattern, topography, urban spaces, gardens, landscape, views and landmarks; e) whether the proposals would demonstrate high standards of design appropriate to the historic environment; f) whether the proposals would contribute to the long-term maintenance and management of the asset; g) whether the proposals would appropriately provide for ‘in-situ’ preservation, or investigation and recording of archaeology, based upon significance; h) whether the proposals would bring a vacant heritage asset back into use and to what degree the proposed use would be viable and compatible with the significance of the asset; and i) whether it can be demonstrated that the new development will proceed after the loss has occurred. Site Description and Context The application relates to a site of 970 sq metres on the north side of Adams Hill, which is a quiet cul- de- sac running parallel to Derby Road to the west of the junction with Middleton Boulevard. The site contains a two-storey detached house believed to date from just before Zenith Planning and Design 38 Greenhills Road Eastwood Nottingham NG16 3DG Alison Dudley Dip. Town Planning Tel 01773 770553 email [email protected] the Second World War. The historic grounds of Wollaton Park lie to the west and north of the houses on Adams Hill and the golf course lies immediately to the rear of 604. The houses on each side of 604 are two of the finest houses within the Conservation Area and are slightly earlier in date. 604
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