Station Street & Borough Road Burton upon Trent Conservation Area Appraisal July 2015 CONTENTS 1 INTRODUCTION.................................................. 2 2 PLANNING POLICY CONTEXT ............................. 4 3 DEFINITION OF SPECIAL INTEREST ..................... 6 4 LOCATION & SETTING ........................................ 7 5 HISTORICAL DEVELOPMENT ............................ 10 6 TRADITIONAL SHOPFRONTS ............................ 17 7 TOWNSCAPE ASSESSMENT .............................. 18 8 LANDSCAPE & PUBLIC REALM ASSESSMENT ... 30 9 HERITAGE ASSETS ............................................ 31 10 CAPACITY TO ACCOMODATE CHANGE ............ 36 11 MANAGEMENT RECOMMENDATION .............. 37 12 DESIGN GUIDANCE .......................................... 38 Document: 5895 FIN Station Street & APPENDIX I REFERENCES & SOURCES ...................... 39 IBI Taylor Young Borough Road Conservation Area Appraisal APPENDIX II HISTORIC ENVIRONMENT RECORD ..... 40 Compiled by: LW Chadsworth House FIGURES Reviewed by: AC Wilmslow Road Date: July 2015 Handforth 1 HERITAGE ASSETS .................... ......................... 3 Cheshire SK9 3HP 2 CONSERVATION AREA CONTEXT ....................... 9 Tel: 01625 542200 Fax: 01625 542250 3 HISTORICAL DEVELOPMENT............................15 E mail: [email protected] 4 -8 HISTORICAL DEVELOPMENT ............................ 16 9 TOWNSCAPE ANALYSIS .................................... 29 Page 1 Station Street & Borough Road Conservation Area Appraisal 1 INTRODUCTION 1.6 The appraisal identifies key positive and negative impacts, erosion of Background character, potential threats and considers the appropriateness of the boundary. It makes recommendations for future actions by the Council to 1.1 This conservation area appraisal has been prepared by IBI Taylor Young on preserve and enhance the areas significance as a conservation area. behalf of East Staffordshire Borough Council following a full review of the conservation area appraisals across the Borough by the Planning Advisory Service in January 2012. 1.2 The appraisal is undertaken in accordance with best practice guidance as prepared by English Heritage in the publication Understanding Place: Conservation Area Designation, Appraisal and Management (March, 2011). This is currently under review following the publication of the National Planning Policy Framework (2012). 1.3 The Station Street and Borough Road Conservation Area was originally designated by East Staffordshire District Council on 21st January 1999. The conservation area boundary is shown in Figure 1. This appraisal is the first The Guild Hall, Station Street review of the area since designation. 1.4 The conservation area includes all of Borough Road, most of Station street and a small number of buildings fronting Cross Street, Milton Street, Mosley Street and Curzon Street. It is bounded by Wellington Street to the north west. 1.5 This appraisal provides an assessment of the Station Street and Borough Road conservation area. It aims to analyse the historical context, built form, setting and spatial characteristics to demonstrate the special interest as a conservation area and therefore its designation, therefore ensuring its accordance with current the policy framework. Page 2 Station Street & Borough Road Conservation Area Appraisal Figure 1: Heritage Assets within the Station Street & Borough Road Conservation Area, including the area boundary Page 3 Station Street & Borough Road Conservation Area Appraisal 2 PLANNING POLICY CONTEXT local planning authorities are responsible under the Planning (Listed Buildings and Conservation Areas) Act 1990. Conservation Area Designation 2.5 Under the NPPF there is a requirement for planning authorities to "set out in their Local Plan a positive strategy for the conservation and enjoyment 2.1 A conservation area is an area of "special architectural or historic interest of the historic environment" (paragraph 126). the character or appearance of which it is desirable to preserve or 2.6 The text implies that regular review is required stating that on considering enhance”, as cited under Section 69 of the Town and Country Planning designation the area justifies such status, and that "the concept of (Listed Buildings and Conservation Areas) Act 1990. Local Authorities are conservation is not devalued through the designation of areas that lack able to designate such areas and to use their legal powers to ensure that special interest" (paragraph 127). the areas are protected and that changes within these areas are positively 2.7 The NPPF is also supportive of retaining or increasing the quality of managed. Designation brings with it certain controls over the demolition conservation areas by encouraging Local Authorities to look for of buildings within the area, and gives special protection to trees within "opportunities for new development within Conservation Areas and World the area. Heritage Sites and within the setting of heritage assets to enhance or 2.2 Further controls over minor developments may also be put in place under better reveal their significance" (paragraph 137). Article 4 of The Town and Country Planning (General Permitted 2.8 The NPPF goes onto note (paragraph 138) that "not all elements of a Development) Order 1995 (as amended), commonly known as Article 4 Conservation Area will necessarily contribute to its significance. Loss of a Directions. building (or other element) which makes a positive contribution to the 2.3 There is a duty on all Local Authorities to review their designated significance of the Conservation Area ... should be treated either as conservation areas under Section 69(2) of the Act, and Section 71 requires substantial harm under paragraph 133 or less than substantial harm under the formulation and publication of proposals for the preservation or paragraph 134, as appropriate, taking into account the relative significance enhancement of conservation areas. of the element affected and its contribution to the significance of the Conservation Area." National Planning Policy 2.4 The National Planning Policy Framework (NPPF) sets out the principles and policies which support the designation of conservation areas for which Page 4 Station Street & Borough Road Conservation Area Appraisal Local Policy 2.9 East Staffordshire’s new Local Plan is emerging, and is covered within Policies SP25, DP5 and DP6. Presently, the NPPF provides the policy framework for the historic environment conservation. Designated Heritage Assets 2.10 The conservation area is based very close to the town centre situated slightly to the north west as illustrated in Figure 1. This plan also shows the following designations in the Burton Station Street and Borough Road Area: No. 107 Station Street & Molson Coors Brewery site Thirteen listings for Grade II buildings and structures. There are none of Grade II* or Grade I status. There are no Article 4 directions directly in the Station Street & Borough Road area at present, however, the area bounds the King Edward Place Conservation Area which is presently subject to an Article 4. Further recommendations are made with regards to these in Section 10. Page 5 Station Street & Borough Road Conservation Area Appraisal 3 DEFINITION OF SPECIAL INTEREST The rapid development of Burton upon Trent following the mid 19th century arrival of the railway and influence of the breweries on the town centre. 3.1 Station Street and Borough Road Conservation Area is characterised by the The cluster of statutory listed buildings and high quality buildings linear corridor these streets form through an area that has been crucial to, of local historical relevance, relating to the development of and a central part, the historical economic growth of Burton upon Trent, Burton’s brewing industry, for which is what it is most famous. being home to both the railway that dissects the area, the passenger rail The similarly aged buildings of varied form, scale and function, station, and a number of active brewery sites that straddle the corridor. ranging from large volume brewery buildings that contrast in 3.2 The juxtaposition of the large scaled brewery building, at times tightly scale with smaller shops and offices. arranged to front the street and the smaller commercial properties that The hard urban environment, enclosed by development of a grew up around the railway station provide a distinctive character to the notable scale, volume and footprint. area t that cannot be easily replicated. The homogenous materials that The overriding red brick and slate primary building materials for dominate the area, predominantly the red brick and slate roof tile, also the area, with occasional variation. lend the area its distinctive and attractive vernacular character. Retention of historic details such as a number of shop frontages, fenestration and doorways. 3.3 The area’s growth and wealth supported by the arrival of the railway and the thriving breweries was at its peak in the mid to late 19th century. The historic plans shows the intensive growth of the town and the impact of the large brewery sites that dominated the town centre at this time. The buildings that line the linear corridor demonstrate the growing importance of this street within the town centre. The buildings represent a number eclectic building styles, alongside the brewery architecture of this important period. 3.4 The general features that provide Station Street and Borough Road with its locally distinctive character and the special