Heritage Statement Valley Centre Shopping Precinct November 2011

Contents

Contents ...... 2

List of Figures ...... 3

1.0 Introduction ...... 4

2.0 Understanding the Place ...... 4

2.1 The Valley Centre ...... 4

2.2 Conservation Area ...... 4

3.0 Relevant national, regional and local policies and guidance ...... 9

3.1 Planning Policy Statement 5 ...... 10

3.2 Conservation Principles ...... 10

3.3 The North West of England Plan (Regional Strategy) to 2021 ...... 11

3.4 From East to West: Making Rossendale the Best – Core Strategy Development Plan Document: The Way Forward (2011-2026) ...... 12

4.0 Assessment of Significance ...... 12

5.0 Summary of Current Proposals ...... 13

6.0 Impact Assessment ...... 13

6.1 Demolition ...... 13

6.2 The effect of the proposals on the setting of the Rawtenstall Conservation Area ...... 14

7.0 Conclusion ...... 15

References ...... 16

2 List of Figures

Figure 1 – Detail from O/S of 1983 1:2,500

Figure 2 – Detail from O/S of 1911 1:2,500

Figure 3 – Detail from O/S of 1962 - 1963 1:2,500

Figure 4 – Detail from O/S of 1970 - 1975 1:1,250

Figure 5 – NatWest Bank and view northeast along Bank Street

Figure 6 – Hollymount Tower and Old Folds Garden

Figure 7 – Baptist Chapel, Kay Street

Figure 8 – Internal view of Valley Centre

Figure 9 – Valley Centre, east access point off Kay Street

3 1.0 Introduction

This Heritage Statement was prepared by Rossendale Borough Council in October 2011 in connection with the demolition of the Valley Centre and proposed interim public events space and associated realm in Rawtenstall Town Centre to the designs of the architects Campbell Driver Partnership. The interim public events space and associated realm would occupy the whole of the site presently occupied by the Valley Centre shopping precinct located within the Rawtenstall Conservation Area. This report considers the significance of the demolition of the redundant Valley Centre and the impact of the proposed interim land use on the existing built heritage around Rawtenstall Town Centre and assessment of the impact on the historical place setting from this proposal. The report was prepared by Rossendale Borough Council.

2.0 Understanding the Place

2.1 The Valley Centre

The area proposed for demolition and redevelopment as a public events space comprises the buildings identified as the Valley Centre, including the Council owned Astoria, centred on National Grid Reference SD 381 422. The total proposed development area occupies approximately 0.5ha and is at a level of approximately 167m AOD. The boundaries of the interim development are formed by Bank Street to the north, Kay Street to the east, Lord Street and Lord Street car park with associated public realm to the south and James Street and ancillary service yard to the Valley Centre to the west.

The original Valley Centre buildings (built c.1965 - 1970) creates a hostile and unattractive town centre environment that no longer meets modern commercial requirements. The building while contemporary in its original design has been poorly maintained over the years and has fallen into a state of decay through ongoing neglect and use, partly driven by the poor design and layout of the building and associated public realm. The service yard to the west of the building is currently used by a number of businesses and Council staff as an informal carpark. At the present time all the elements of the original design of the Valley Centre shopping centre are still present.

2.2 Rawtenstall Conservation Area

The Rawtenstall Conservation Area was designated by Rossendale Borough Council in December 1990. Rawtenstall is a medium-sized town located on the eastern boundary of between and at the intersection of two rivers – the Limy Water and the Irwell. The town is enclosed by hills and moorland, providing a dramatic setting and a large number of notable views across and out of the Conservation Area. From modest beginnings as a small agricultural settlement, Rawtenstall developed as a centre for the textile industry in the 19th and early 20th centuries, and although many of the mills have been demolished, Ilex Mill to the southeast of the Valley Centre has been successfully converted into apartments.

Prior to the shopping precinct development the site formed the last examples of back-to-back workers‟ housing in Rawtenstall, and the effect of Lord Street on the precinct is still identified through a defined public right of way which intersects the shopping centre from north to south (Figures 1 – 4). Around the time of the Valley Centre construction a new dual carriageway was built through the town (the A682) which is now dominated by the Asda Supermarket, on the site of Lower Mill (located to the north of the site).

4

Figure 1 - Detail from O/S of 1893 1:2,500

Figure 2 - Detail from O/S of 1911 1:2,500

5

Figure 3 - Detail from O/S of 1962 - 1963 1:2,500

Figure 4 - Detail from O/S of 1970 - 1975 1:1,250

6 Rawtenstall provides a range of mainly family-owned shops and a market which operates twice weekly from permanent premises off Newchurch Road. There are a number of listed buildings, mainly dating to the early or mid-19th century, most of which are connected in some way or another with the families who owned the large textile mills in the area. In addition, there are a substantial number of „positive‟ unlisted buildings within the Conservation Area, in both commercial and residential uses. The Council‟s own consulted and awaiting adoption character appraisal and management proposals plan for the Rawtenstall Conservation Area; highlights the much-needed redevelopment of the Valley Shopping Centre, the control of traffic and the improvement of pedestrian facilities, the regeneration of the shopping area in general predominantly around Bank Street, and the improvement of the historic housing stock.

The Rawtenstall Conservation Area‟s most important features are considered to be:  Attractive location in the Pennine hills between Manchester to the south and to the north historic Lancashire mill town located in a valley at the junction of two rivers, the Limy Water, which flows southwards down a long valley leading from the moorland towards Burnley, and the , which flows in an east-west direction.  Historic core of mainly 19th century commercial, institutional, and industrial buildings.  Areas of former mill workers‟ terraced housing scattered around the edges of the town.  Bank Street a long, curving road which forms the commercial town centre.  Large areas of historic paving.  Several important open green spaces with mature trees.

There are 21 listed buildings or structures within the Rawtenstall Conservation Area, and from this central location five are adversely effected by the existing Valley Centre:  Ilex Mill, now sensitively converted into apartments, which is the most significant local landmark with the town centre. The mill was built in 1856 for Peter Whitehead in coursed squared rough-faced sandstone. It is mainly five storeys high with uniform nine-pane windows. The tall chimney is a prominent local landmark.  Longholme Methodist Church, grade II listed along with its gates and railings, and its former parsonage at No. 2 Bacup Road. This Wesleyan Methodist Chapel was built in 1841-2 to the designs of James Simpson of Leeds in sandstone ashlar, with a low pitched slate roof. Its most dominant feature is the Greek Revival frontage with an Ionic portico with pediment. Chunky cast iron railings with posts with acorn finials to south, west and part of north and east sides of churchyard compliment the listing while the Figure 5 – NatWest Bank and view north east Parsonage dates to c.1840 and was along Bank Street constructed using watershot sandstone, and may predate the adjoining church.  The National Westminster Bank, Bank Street grade II listed, located to the north of the site. The bank was built c.1880 using sandstone ashlar blocks in the Renaissance style, with a corner turret which is an important focal point within the area.  Holly Mount, grade II listed, now the centrepiece of a new housing development but as yet not restored This symmetrically arranged Georgian house was built as a terrace of three for the

7 Whitehead brothers in 1835, and is constructed using sandstone ashlar blocks with a low pitched slate roof.  Hollymount tower within Folds Garden The tower is all that is left of the school erected by the Whitehead brothers in 1839 next to their Lower Mill. The sandstone structure is Gothic in style with four pinnacles.

Unlisted buildings of note within the spatial setting of the Valley Centre include:  The Town Hall, dating to the late 19th century.  Baptist Chapel and Sunday School, Kay Street.

Other important townscape features include:  More trees and open spaces associated with the area behind the former United Methodist Chapel, Haslingden Road.  The trees, gardens and churchyard around the Public Library, War Memorial and St Mary‟s Church.  The Worswick Memorial Cricket Ground off Bacup Road.  The long curve of Bank Street and its traditional paving.  The many commercial premises in the town centre, including shops, banks, public houses, hotels, and Rawtenstall Market.  The glimpses and the more obvious views over the three water courses.  The contrast between the large scale of the surviving mills and the small scale of the terraced houses which once provided the mill workers‟ housing.  Areas of tightly packed terraced housing, often retaining historic paving.  Long views out of the town towards the surrounding hills and moorland.

The Rawtenstall Character Appraisal and Management Proposals Plan discusses focal points, building, views and vistas within the Conservation Area and states that there are no civic squares or other planned urban spaces in the Conservation Area, other than the most visible, accessible and open spaces located within the Library Garden, St Mary‟s Churchyard and Old Folds Garden (to the north of the Valley Centre).

It further states that “Otherwise, focal points where they exist, are created by the meeting of various roads, both historic and modern. Bank Street retains the character of a historic high street which is enhanced by the removal of through traffic from the late 1960s onwards. However, it does not contain any sitting-out space or indeed any space where public events Figure 6 – Hollymount Tower and Old Folds could be based, apart from two small Garden landscaped areas at its northern end, which appear to have been refurbished in 2002 to commemorate the twinning of Rawtenstall with Bocholt in Germany. A small square in the Valley Shopping Centre may once have fulfilled this function but is now surrounded by derelict buildings and is awaiting redevelopment.”

8 The Character Appraisal and Management Proposals Plan identifies that the most obvious focal points in the Conservation Area are predominantly the informal places where busy roads or pedestrian routes meet such as:  The crossroads where Burnley Road, Newchurch Road, Bacup Road and St Mary‟s Way meet over the bridge crossing the Limy Water.  The junction of Bank Street with St Mary‟s Way – a particularly busy pedestrian route.  The roundabout at the junction of St Mary‟s Way with Haslingden Road, Bury Road and Bacup Road.

Key focal buildings in Rawtenstall tend to be in non-residential uses and in the main were built in the 19th century. Many of them were clearly designed to impress, although some, such as the mills, were primarily functional. These larger buildings contrast with the small domestic scale of the surrounding 19th century terraced houses. In respect of the Valley Centre these are:  Holly Mount House.  1901 Baptist Chapel, Kay Street.  Natwest Bank, Bank Street. Figure 7 – Baptist Chapel, Kay Street  Longholme Methodist Chapel, Bacup Road.  Ilex Mill, Bacup Road (the most important focal building in the whole of the town, particularly because of its tall chimney).

Views and vistas are also a key point of the Rawtenstall Conservation Plan. Rawtenstall‟s location in the narrow valley of the Limy Water, which opens out into the wider valley of the River Irwell, means that there are steep hills to the immediate east, north and west of the town. To the south, the land flattens then rises to the more distant hills towards Ramsbottom and Bury. This undulating topography provides many views across and out of the town which are terminated by the high skyline of the enclosing moorland with its gently curving and uninterrupted skyline. There is little obvious vegetation or trees, although further down the slopes are more fertile and enclosed fields with some former farmsteads and other lesser buildings. Whilst there are many more views of almost equal significance, within the periphery of the Valley Centre these are considered to be the most important within the Character Appraisal and Management Plan:  Along St Mary‟s Way in both directions.  Along Bank Street from either end.  From Bacup Road focusing on the Ilex Mill (which features in many other views from across the town).

3.0 Relevant national, regional and local policies and guidance

In considering any planning application for the demolition of the Valley Centre and interim land use, Rossendale Borough Council will be mindful of the policy framework set by government guidance, in this instance Planning Policy Statement 5: Planning for the Historic Environment (PPS 5), English Heritage‟s Conservation Principles, current regional and local Development Plan policies. The following section assesses the policy implications relating to the statutory historic built environment designations identified in association with the proposed demolition and interim landuse.

9 3.1 Planning Policy Statement 5

PPS3 (Paragraph HE3.1) relates to regional and local planning approaches and indicates that the Local Development Framework (LDF) should set out a positive, proactive strategy for the conservation and enjoyment through management plans. This is further reiterated in HE3.4 which states “Plans at a local level are likely to consider investment in and enhancement of historic places, including the public realm, in more detail.”

PPS5 Paragraphs HE9.1 – 9.4 and 10 discuss the impact of development of heritage assets to conservation areas or where there will be a harmful impact on a heritage asset. Paragraph HE9.5 states “Not all elements of a World Heritage Site or Conservation Area will not necessarily contribute towards its significance. The polices in HE9.1 to HE9.4 and HE10 apply to those elements that do contribute to the significance. When considering proposals, local planning authorities should take into account the relative significance of the element affected and its contribution to the significance of the World Heritage Site or Conservation Area as a whole. Where an element does not positively contribute to significance, local planning authorities should take into account the desirability of enhancing or better revealing the significance of the World Heritage Site or Conservation Area, including, where appropriate, through development of that element. This should be seen as part of the process of place shaping.” The demolition of the Valley Centre and interim public events space will not only enhance the economic offer on Bank Street and will better reveal the significance of the conservation area.

Paragraph HE10.2 proposes that “Local planning authorities should identify opportunities for changes in the setting to enhance or better reveal the significance of a heritage asset. Taking such opportunities should be seen as a public benefit and part of the process of place shaping.”

3.2 Conservation Principles

Conservation Principles - Policies and Guidance for the Sustainable Management of the Historic Environment was published by English Heritage in 2008 to act primarily as a guide to assist English Heritage and Local Authorities in assessing applications that impact on the historic environment through six identified principles of conservation.

Principle 4: Significant places should be managed to sustain their values states within section 4.5 that “Intervention may be justified if it increases understanding of the past, reveals or reinforces particular heritage values of a place, or is necessary to sustain those values for present and future generations, so long as any resulting harm is decisively outweighed by the benefits.” The Valley Centre is a negative aspect within the heritage values and characteristics of the Rawtenstall Conservation Area, demolition will allow future development of the site to be based around a sustained long-term future reflecting Rawtenstall heritage values.

The guidance document recommends that there are four elements to Understanding Heritage Values (value being an aspect of worth or importance, here attached by people to qualities of places. This value is assessed through Evidential, Historical, Aesthetic and Communal evidence. Section 53 within Aesthetic Value states that “while aesthetic values may be related to the age of a place, they may also (apart from artistic value) be amenable to restoration and enhancement.” The demolition of this negative aspect within the conservation area would lead to the enhancement of the historic place.

10 The Conservation Polices and Guidance goes on to propose within section 138 part b that “New work or alteration to a significant place should normally be acceptable if: b. the proposal would not materially harm the values of the place, which, where appropriate, would be reinforced or further revealed;”. The demolition of the Valley Centre as an alteration to the conservation area would be a positive reinforcement of the historical place values.

The Conservation Principles also recommend that an assessment of Heritage Significance should be undertaken in order to assist in evaluating applications

3.3 The North West of England Plan (Regional Strategy) to 2021

The general advice contained in PPS5 is reflected in Policies DP7 and EM1 of the North West of England Plan (September 2008). Policy DP7 promotes environmental quality and states that it should be protected and enhanced, especially by „the protection and enhancement of the historic environment‟. Policy EM1 relates to the integrated enhancement and protection of the region‟s environmental assets stating that: “The Region’s environmental assets should be identified, protected, enhanced and managed. Plans, strategies, proposals and schemes should deliver an integrated approach to conserving and enhancing the (…) historic environment (…) of the region. Plans and strategies should define spatial objectives and priorities for conservation, restoration and enhancement as appropriate, and provide area-based guidelines to direct decisions and target resources. These will be founded on a sound understanding of the diversity, distinctiveness, significance and sensitivity of the region’s environmental assets, and informed by sub-regional environmental frameworks. Special consideration will be given to the impacts of climate change and adaptation measures. Priority should be given to conserving and enhancing areas, sites, features and species of international, national, regional and local landscape, natural environment and historic environment importance. Where proposals and schemes affect the region’s (…) historic environment (…) assets, prospective developers and/or local authorities should first avoid loss of or damage to the assets, then mitigate any unavoidable damage and compensate for loss or damage through offsetting actions with a foundation of no net loss in resources as a minimum requirement.” The Valley Centre is not of regional significance and is a negative influence on the historic environment.

Policy EM1 (C): Historic Environment states that: “Plans, strategies, proposals and schemes should protect, conserve and enhance the historic environment supporting conservation-led regeneration in areas rich in historic interest, and in particular exploiting the regeneration potential of:  the maritime heritage of the North West coast including docks and waterspaces, and coastal resorts and piers;  the Pennine textile mill-town heritage that exists in East Lancashire and Greater Manchester; and the textile mill-town heritage of East Cheshire;  Victorian and Edwardian commercial developments in Liverpool and Manchester city centres;  the traditional architecture of rural villages and market towns of Cumbria, Cheshire and Lancashire;  the historic Cities of Carlisle, Chester and Lancaster; and the Lake District Cultural Landscape.”

Paragraph 9.5 states that this policy aims to encourage a more integrated approach to the management of the landscape and the natural environment, within both rural and urban areas. The demolition of the Valley Centre would allow for better management of the heritage landscape within the conservation area forming part of the urban landscape for Rawtenstall.

11 3.4 From East to West: Making Rossendale the Best – Core Strategy Development Plan Document: The Way Forward (2011-2026)

Upon its Adoption, the Core Strategy Development Plan Document will shortly replace the current Local Plan (Saved Policies). It presents the Council‟s preferred approach to future development and growth in Rossendale up to 2026.

There are several polices within the newly adopted plan that relate to managing the historical environment. Policy 1 recommends that the overall development approach by the Council will be to make the best use of under-used, vacant and derelict land and buildings as well as contributing to maintaining and creating sustainable and inclusive communities. The demolition of the redundant, derelict Valley Centre and the proposed interim land use is the best use of the site at the current time due to the depressed economic market. This will have a positive effect on the businesses and residents who live in and round the Valley Centre and the community groups who will utilise the public events space during the interim land use leading to inclusive communities.

Policy 12 relates specifically to the regeneration of the Valley Centre and adjacent buildings. Identifying these as strategic importance for the Council and the borough. The demolition and interim land use is the start of this regeneration aim allowing a sufficient time period to allow a quality master plan-led design approach for the site which is reflective of the heritage and economic values of the area.

Policy 16: Preserving and Enhancing Rossendale‟s Built Environment the policy states that “The Council will protect, conserve, preserve and enhance Rossendale’s historic built environment.” Monitoring of this policy will be through adopted Character Appraisal and Management Proposals Plan for each individual Conservation Area. Recommendations within the soon to be adopted Character Appraisal and Management Proposals Plan for Rawtenstall identify the Valley Centre as a key element for regeneration in Rawtenstall - demolition of the Valley Centre due to its negative influence on the heritage characteristics of Rawtenstall will meet this recommendation.

4.0 Assessment of Significance

The Valley Centre directly impacts on Character Area 2: Town Centre - Bank Street and St Mary‟s Way within the Character Appraisal and Management Proposals Plan and indirectly impacts on Character Area 5: Haslingden Road and Bury Road.

Character Area 2 was the site of the earliest development in Rawtenstall with evidence in 1565 for a small nucleated settlement based in the Fold to the south of a bridge over the Limy Water. By 1786 there was further ribbon development along the Burnley Road further development was brought about through the turnpiking of the roads in the late 18th century and Bank Street was built c.1795. Many of the commercial properties were added to Bank Street during the mid to late 19th century when cotton and woollen mills were being built and large areas of workers‟ housing were provided. The construction of St Mary‟s Way in the 1960s required the demolition of Rawtenstall Lower Mill and the clearance of the old back street properties between the river and Bank Street this led to the Valley Shopping Centre being built in the late 1960s.

12

The character appraisal identifies a number of key positive features such as the curve of Bank Street, paved in sandstone setts with more recently installed sandstone paving, several „positive‟ historic buildings such as the Nat West Bank (No. 36 Bank Street), the early 20th century HSBC Bank (No. 17 Bank Street) and Victoria Jubilee Buildings, dated 1887.

However, it also identifies a number of negative features which impact on the area including the Valley Shopping Centre which the proposal plan state “is in urgent need of redevelopment”. Figure 8 – Internal view of Valley Centre

5.0 Summary of Current Proposals

The current proposals by the architects Campbell Carr Partnership and the Borough Council for the Valley Centre will form part of an interim planning use application that will compliment this application for Conservation Area Consent. It is proposed that the scheme will comprise an interim land use which will comprise a public events space with associated public realm comprising areas of defined landscaping existing carparking and service routes to adjoining buildings, currently provided within the service yard of the Valley Centre.

6.0 Impact Assessment

The interim development of the site would entail the demolition of the existing Valley Centre shopping precinct. The demolition of this building and the interim land use would affect the setting of the Rawtenstall Conservation Area, neighbouring listed buildings, local significant focal points and buildings, as well as significant views and vistas. The demolition and interim landuse will have a positive effect on these settings.

6.1 Demolition

The proposed interim scheme would entail the demolition of all the shopping precinct, Astoria access stairwells. None of these structures or layouts are characteristic of the historical conservation area and would be classified as of low architectural merit. The removal of this derelict, shopping precinct would be a positive enhancement to the Town Centre.

At present this redundant, dilapidated site is detrimental to the Conservation Area and the settings of the neighbouring listed buildings, local significant focal points and buildings, as well as significant views and vistas in the area.

13 6.2 The effect of the proposals on the setting of the Rawtenstall Conservation Area

While the Valley Centre is within the Rawtenstall Conservation Area and directly impacts on the character areas 2 and 5 within the Management Proposals Plan it is not a listed building, a building of historical significance or even of local priority. Numerous reports including the Council‟s own Core Strategy and soon to be adopted Character Appraisal and Management Proposals Plan highlight the need for regeneration of this site as a catalyst for the wider regeneration of Rawtenstall Town Centre to safeguard economic development along Bank Street.

Local forums including online discussion boards provide a general consensus that this regeneration should be through demolition and redevelopment of the area; and peer agencies such as LCC and Civic Trust would agree that this development in its current state is detrimental to the long-term economic future of Rawtenstall and the Valley.

The demolition of this derelict, shopping precinct will have an affirmative impact on the setting of the Conservation Area and the listed buildings and local significant buildings and features that surround the Valley Centre. The demolition of this site and the development of an interim public events and realm space will have a positive effect on the Conservation Area. By opening the space up the listed buildings, focal points and local priority buildings identified within the Rawtenstall character appraisal will be enhanced further and form a natural heritage boundary framing public events square. This will ultimately have a positive impact on the vistas and views identified within the Character Appraisal and Management Proposals Plan as well as acting as a catalyst contributing to the regeneration of Bank Street and Rawtenstall.

Removal of this eyesore will also allow for greater conservation control in the future as it will provide a defined, historical backdrop from the enhanced historical boundaries for the long-term development of the site post the interim proposal.

The interim public events space and landscaped public realm will be visible from Bank Street, Kay Street, Hollymount, Ilex Mill and Worswick Crescent. This proposed public realm Figure 9 - Valley Centre from east access point off scheme will not look unduly out of place Kay Street on the street frontage and will enhance the surrounding area by providing a defined focal point within the Conservation Area. It is proposed that views onto the events space will be softened by tree planting, defined hard and soft landscaping and changes in level which will break up the space, leaving a visually pleasing area which will harmonise with the surrounding buildings and focal points.

14 7.0 Conclusion

The demolition of the Valley Centre and interim development of a public event space and associated realm will have a positive impact on the Rawtenstall Conservation Area and the setting of the adjoin listed building Nat West and locally significant buildings and focal points that are within the periphery of this derelict, dilapidated eyesore. It will open up the area and provide a defined public space that will harmonise the surrounding buildings and act as a catalysts for the long-term economic development of Bank Street and Rawtenstall. It will actively contribute to the recommendations in the Rawtenstall Character Appraisal and Management Plan; Rossendale Borough Council‟s Core Strategy; and regeneration aims for Rawtenstall and ultimately the Valley.

The Conservation Area Consent application is in conformance with PPS 5 and the emerging Core Strategy polices.

15 References

1. 2005 Rawtenstall Report: Lancashire Historic Towns Initiative. Lancashire County Council.

2. Rawtenstall Character Appraisal and Management Proposals Plan 2011. Rossendale Borough Council.

3. From East to West: Making Rossendale the Best – Core Strategy Development Plan Document: The Way Forward (2011-2026). Rossendale Borough Council

4. Planning Application 2007/317 - Redevelopment of Valley Centre - Heritage Statement.

5. Planning Policy Statement 5: Planning for the Historic Environment. Department of Communities and Local Government.

6. Conservation Principles – Policies and Guidance for the Sustainable Management of the Historic Environment. English Heritage.

7. The North West of England Plan (Regional Strategy) to 2021. Government Office North West.

16