17 Historic environment

17 Historic environment

17.1 The borough contains a wealth of heritage assets of international, national and local significance including the walled city of Chester with its unique Row buildings, market towns and villages with the area’s distinctive “black and white” architecture, as well as Georgian, Victorian and modern development.

17.2 Local Plan (Part One) policy ENV 5 defines heritage assets as as a building, monument, site, place, structure, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage assets are irreplaceable. All development should therefore have regard to the effect on heritage assets and their setting.

17.3 Decisions involving the protection and enhancement of historic assets should ensure that their special interest is sustained for future generations to value and enjoy. The policies in this section seek to ensure that all elements of the historic environment are considered and that there is an informed analysis of any proposals that will impact on them.

DM 46 - Development in conservation areas

Policy DM 46

In line with Local Plan (Part One) policy ENV 5, development within or affecting the setting of conservation areas, as identified on the policies map, will be expected to  pay special attention to the desirability of preserving or enhancing the character or appearance of that area, taking account of the significance of heritage assets.

Where applicable, development proposals should take into consideration:

  1. topography, landscape setting and natural features;
  2. existing townscapes, local landmarks, views and skylines;
  3. the architecture of surrounding buildings;
  4. the quality and nature of materials, both traditional and modern;
  5. the established layout and spatial character of building plots, the existing alignments and widths of historic routes and street hierarchy (where physically and historically evident);
  6. the contribution that open areas make to the special character and appearance of the conservation area;
  7. the scale, height, bulk and massing of adjacent townscape;
  8. architectural, historical and archaeological features and their settings;
  9. the need to retain historic boundary and surface treatments;
  10. the local dominant building materials, the building typology that best reflects the special character and appearance of the area and features and detailing; and
  11. minimising and mitigating the loss of hedgerows, trees and other landscape features.

Development proposals which will not be supported include the following:

  1. demolition of non-listed buildings which make a positive contribution to the character or appearance of conservation areas, other than in exceptional circumstances;
  2. the erection of buildings and structures which are unsympathetic in design, scale, mass and use of materials;
  3. alterations and extensions which are unsympathetic in design, scale, mass and use of materials;
  4. the erection or extension of buildings and structures which will obstruct important views within, or views in or out of conservation areas.

Where consent for demolition is granted, conditions will be attached to ensure no demolition shall take place until a scheme for redevelopment has been approved and a contract for the works has been made. Where appropriate and on a case by case basis, where permission is granted for the demolition of non-listed buildings, they should be appropriately recorded before demolition.

Applicants will be expected to submit a Heritage Impact Assessment for all applications which affect heritage assets, including as a minimum, a description of their significance and the impact which proposals may have upon this.

Explanation

17.4 Local Plan (Part One) policy ENV 5, seeks to protect the borough's unique and significant heritage assets and seeks to safeguard or enhance the character and setting of areas of acknowledged significance such as conservation areas.

17.5 The boundaries of existing conservation areas will continue to be reviewed and the Council will consider the designation of new conservation areas in accordance with consistent standards. Designation should be accompanied by an assessment which clearly identifies the character of the area and its special architectural or historic interest. The reasons for designating a conservation area are key to the future protection and enhancement of the area.

17.6 Conservation Area Appraisals and Management Plans will continue to be produced to define the significance of the conservation areas and set out best practice for the management of these areas. In addition, the use of Article 4 (2) Directions will be reviewed to provide additional conservation management.

17.7 The Council will, as appropriate, seek support and funding from all available sources e.g. Townscape Heritage Initiatives etc, for the repair and improvement of the historic environment.

DM 47 - Listed buildings

Policy DM 47

In line with Local Plan (Part One) policy ENV 5, development proposals or works, including alterations, extensions and changes of use  shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Where relevant, development proposals or works will only be supported which would:

  1. conserve the significance of a listed building and its setting, securing its optimum viable use;
  2. preserve or enhance a listed building or structure, and any curtilage listed structures or features of special architectural or historic landscape interest.

Development proposals or works within or affecting the setting of listed buildings will be expected to achieve a high quality of design, making a positive relationship between the proposed and existing context by taking account of:

  1. topography, landscape setting and natural features;
  2. existing townscapes, local landmarks, views and skylines;
  3. the architecture of surrounding buildings;
  4. the need to retain trees;
  5. the quality and nature of materials, both traditional and modern;
  6. established layout and spatial character;
  7. the scale, height, bulk and massing of adjacent townscape;
  8. architectural, historical and archaeological features and their settings; and
  9. the need to retain historic boundary and surface treatments

In the rare event that permission for demolition is granted, conditions will be attached to ensure no demolition shall take place until a scheme for redevelopment has been approved and a contract for the works has been made. This will also apply to any curtilage buildings of the listed building or structures.

All applications for development proposals or works to listed buildings must be accompanied by a Heritage Impact Assessment which clearly identifies, as a minimum, the significance of the building; the proposed works of alteration; any loss of historic fabric; and the effect on the character and appearance which the proposed works will have. A copy of this statement should also be submitted to the Local Authority's Historic Environment Record.

Explanation

17.8 Local Plan (Part One) policy ENV 5 seeks to ensure that development proposals or works protect, preserve and wherever possible enhance designated listed buildings. Development proposals or works will be required to respect and respond positively to designated heritage assets and their setting, avoiding loss or harm to their significance.

17.9 Heritage assets are irreplaceable. All development proposals or works should therefore have regard to the effect on heritage assets and their setting. The setting of a listed building will often include adjacent development and the wider surroundings. This may relate to landscaping, trees, open spaces and other features which add to the significance of the site or structure.

17.10 Alterations to improve disabled accessibility to properties may be allowed where they are located and designed to minimise impacts on features of historic or architectural interest.

DM 48 - Non-designated heritage assets

Policy DM 48

In line with Local Plan (Part Two) policy ENV 5, development proposals will be encouraged and supported where they are designed to preserve or enhance the significance of non-designated heritage assets.

The significance of non-designated heritage assets and their setting should be assessed in development proposals or works, against the following criteria, namely the:

  1. special qualities of architectural and historic interest;
  2. features of interest and the setting of the non-designated historic asset;
  3. contribution the non-designated historic asset makes to local distinctiveness; local townscape; or rural character; and
  4. conservation of interesting or unusual features; architectural detail; materials; construction; or historic interest.

Development which would remove, harm or undermine the significance of such non-designated heritage assets, or their contribution to the character of a place, will only be permitted where the benefits of the development outweigh the harm having regard to the scale of the harm and significance of the non-designated heritage asset.

Prior to the loss of the non-designated heritage asset, an appropriate level of survey and recording will be expected including where appropriate archaeological investigation. The results of which should be deposited on the Historic Environment Record.

It is recognised that not all buildings, structures or landscapes of significance are captured on either the national lists or local lists and these are termed undesignated heritage assets. Where the significance of these buildings, structures or landscapes can be demonstrated, the above policy consideration should be applied.

Explanation

17.11 Local Plan (Part One) policy ENV 5, seeks to protect the borough's unique and significant heritage assets, both designated and non-designated and their settings. Non-designated heritage assets are buildings, monuments, sites, places, areas or landscapes identified as having a degree of significance meriting consideration in planning decisions but which are not formally designated heritage assets.

17.12 The presumption is for the retention of non-designated heritage assets. An assessment of the non-designated heritage asset will be required to consider the asset's architectural and aesthetic quality and its unique contribution to the remaining architectural, historic and townscape and landscape interest of the area.

17.13 Often neighbourhood plans and village design statements identify local heritage assets as the communities who prepare these documents are best placed to understand the local features of heritage value and the special character which makes their village or town distinctive.

17.14 Some buildings, structures and landscapes within the borough, whilst not of national significance, are valued for their contribution to the local scene; as good examples of local architectural styles; or for their local historic association. The Council will seek to identify such assets on a Local List. The Local List for Cheshire West and Chester is held on the Historic Environment Record and will be reviewed from time to time. These buildings, structures and landscapes are usually considered ‘non-designated heritage assets’ under the NPPF. The inclusion of a building structure or landscape on the list is a material consideration in the determination of planning applications.

DM 49 - Registered Parks and Gardens and Battlefields

Policy DM 49

Registered Parks and Gardens
In line with Local Plan (Part One) policy ENV 5 development proposals affecting landscapes identified on the Register of Historic Parks and Gardens of special historic interest in England (Registered Parks and Gardens) as identified on the policies map will only be supported where it has been demonstrated that:

  1. great weight is given to the asset's conservation and  significance, taking into consideration the appearance, historic characteristics, integrity of the landscape, setting and key views.

In considering proposals which may affect those historic landscapes identified as Registered Parks and Gardens and their settings, regard will also be given to:

  1. the prevention of sub-division of the landscape;
  2. the conservation of features of architectural, archaeological and historic interest and the requirement to record such features on the Historic Environment Record.

Development proposals which enhance and better reveal the significance of a Registered Park and Garden will be encouraged. Any new development should avoid, minimise and mitigate impact on the landscape and should be balanced against the sustainable development objective of conserving significance and the need for change.

Registered Battlefields
In line with Local Plan (Part One) policy ENV 5, development proposals will only be supported which would not adversely affect the historic significance, appearance, integrity and setting of a battlefield recorded on the Register of Historic Battlefields (a Registered Battlefield) as identified on the policies map.

Proposals for new development should not fragment or erode historic landscapes. Where development is considered acceptable in or on the perimeter of these areas, it should be discrete in its form, massing and visibility.

Development proposals which will affect an historic landscape (registered or otherwise) must be in line with the relevant landscape policies in the development plan.

Explanation

17.15 Local Plan (Part One) policy ENV 5 seeks to protect the borough's unique and significant heritage assets which include Registered Parks and Gardens, and Registered Battlefields. Cheshire West and Chester has a number of designed landscapes, parks and gardens and important historic battlefields. Not only are these areas of significant historic importance but they also now provide the setting for a number of historic buildings and high quality open spaces. The effect of development on such sites or their setting will be a material consideration in the determination of any planning applications.

17.16 Reference documents including the Cheshire Historic Landscape Characterisation Report and Managing Historic Landscapes can be viewed on the Council’s Historic Environment Record: http://www.cheshirearchaeology.org.uk/?page_id=152

DM 50 - Archaeology

Policy DM 50

Development proposals affecting archaeological heritage assets which meet the requirements of Local Plan (Part One) policy ENV 5 will be supported.

Development proposals will need to take into account the significance of the heritage asset and their setting, and the scale of any loss or harm.

For sites of known or potential archaeological interest, applications must be accompanied by an appropriate archaeological assessment of the archaeological impact of the development. A field evaluation prior to determination of the planning application may also be required. Where remains are of national significance e.g. within a Primary Archaeological Zone as defined by the Chester Archaeological Plan, detailed agreement on ground impacts should be secured before planning permission is granted.

Where necessary to secure the protection of the heritage asset or a programme of archaeological mitigation, conditions will be attached to permissions. These may include requirements for detailed agreement on ground impacts and programmes of archaeological investigation, building recording, reporting and archiving.

For development proposals within Chester, the Chester Archaeological Plan must be consulted which defines Areas of Archaeological Significance and the Primary and Secondary Archaeological Character Zones.

Explanation

17.17 In line with Local Plan (Part One) policy ENV 5 which seeks to protect the borough's unique and significant heritage assets, this policy seeks to ensure that the damage to archaeological remains caused by development is minimised; well preserved remains of national significance are preserved in situ and development in Chester protects and enhances the city's unique archaeological and historic character.

17.18  In assessing development proposals affecting archaeological heritage assets, the Council will take into account the significance of the asset, the scale of any loss or harm and whether alternative means of delivering the development benefits could achieve a more sustainable result. Proposals will normally be refused where they would result in substantial harm to designated heritage assets such as Scheduled Monuments. This will also apply to non-designated assets of a similar significance, for example, remains within Primary Archaeological Character Zones identifed in the Chester Archaeological Plan. Where a development proposal would lead to less than substantial harm to these assets, the harm will be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use. Any harm or loss will require clear and convincing justification. Proposals which would cause harm to non-designated assets will be assessed in accordance with policy DM 48.  Prior to the loss of the asset, an appropriate level of survey and recording will be expected including where appropriate archaeological investigation. The results of which should be deposited with the Historic Environment Record.

17.19 Archaeological remains are a valuable but fragile part of our heritage, and once destroyed they can never be replaced. Such remains include not just finds but also traces of buildings, layers of soil and entire landscapes. Maintaining this resource is an important part of the Council's commitment to conservation.

17.20 Depending on the nature of the proposed development, it may be appropriate for pre-determination archaeological work to be carried out (such as desk based archaeological assessment or a programme of field evaluation) and the results submitted as a report in support of a planning application.

17.21 The report will assist in establishing the significance of any heritage assets and help define whether any further archaeological mitigation is required. Any further mitigation, which is likely to be secured by condition, may consist of detailed proposals to secure the preservation in situ of significant archaeological deposits or, if this is not possible further fieldwork. Further fieldwork may range from a formal programme of excavation in the case of significant deposits to a watching brief in the case of remains of lesser importance.

17.22 The Cheshire Archaeology Planning Advisory Service (APAS) can provide specifications for archaeological work, monitor archaeological fieldwork and post-excavation programmes and advise on the discharge of archaeological conditions.

17.23 The Chester Archaeological Plan which forms part of the evidence base for the Local Plan (Part One) summarises the approach that the Council will take in determining applications that may affect heritage assets in Chester. The significance of the archaeological resource in Chester is outlined and guidance is provided for developers and applicants on the role of archaeology in the planning and development management process. The Chester Archaeological Plan is based on data in the Chester Urban Archaeological Database Project which includes the identification of the Chester Archaeological Character Zones. These zones are defined by their predominant archaeological character and are identified on an interactive map. The plan and mapping can be found at: http://www.cheshirearchaeology.org.uk/?page_id=165