Stourport Conservation Area No. 1 Appraisal and Management Recommendations

8.1          Introduction

A conservation area is ‘an area of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’ as set out in the Planning (Listed Buildings and Conservation Areas) Act 1990 (Section 69). When dealing with planning applications in conservation areas, Wyre Forest District Council is required to ensure that ‘special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area’ (Section 72). The Council has a duty ‘from time to time to formulate and publish proposals for the preservation and enhancement of any parts of their area which are conservation areas’ (Section 71).

The 1990 Act (as amended by the Enterprise and Regulatory Reform Act (2013)) prevents the demolition of buildings in conservation areas without planning permission. It also allows for the serving of Urgent Works Notices and Repairs Notices to be served to protect listed buildings. Under section 215 of the Town and Country Planning Act 1990 notices can be served on land (or buildings) which is in a poor state which harms the amenity of the conservation area. Under Article 4 of the Town and Country Planning Act 1990 ‘permitted development’ rights can be removed so that planning permission is then required for certain works which would normally not require planning permission.

It is important that this document is read in association with all relevant guidance and policy documents, including the Wyre Forest District Local Plan and the relevant supplementary planning guidance. Further advice on particular topics has been produced by Historic England and is listed below.

What follows is a list of management recommendations intended to ensure the character and appearance of the conservation area, its significance and special architectural and historic interest, is preserved and enhanced. These historic environment recommendations could inform the production of a wider and more detailed policy document for the management of the area.

8.2          Management Recommendations

8.2.1       Designation and Review

All the statutory duties under the Planning Acts resulting from conservation area designation need to be adhered to. Formal appraisal and management policies should be provided (it is intended that this report will form the basis of this) and reviewed regularly to ensure they remain useful and relevant.

The two existing Stourport conservation areas are clearly of special architectural and historic interest. Each area’s character and appearance are different. However, they are closely related geographically, historically, architecturally and have interrelated and overlapping settings. It is recommended that the two existing conservation areas are maintained as such. It is not considered that there would be benefit in amalgamating the conservation areas into one large conservation area, as it would probably be necessary to subdivide it into two sub-areas, which would reflect the existing conservation areas.

In terms of the conservation area boundary it is considered that this is generally appropriately drawn. However, the inclusion of New Street could be reconsidered. It may be more appropriate to make this part of the conservation area no.2, because of its geographical detachment from the basins, and its proximity to High Street.

A small change should be made to the eastern boundary with the removal of the small site on the east side of Severn Road, because the ‘Carpets of Worth’ office building which occupied this site has now been demolished as part of the new house development in Valley Close. [Plate 8.1].

8.2.2       Alterations and extensions

Any new development in the conservation area should be of high quality, in terms of design and materials used. Generally, all work to historic buildings, alterations and extensions, should positively respond to the original architectural style of the building and should enhance its traditional appearance, and also enhance the building’s contribution to the conservation area. In considering any proposals reference should be made to the Local Plan and the Supplementary Planning Document, ‘Design Guidance’ (2015).

Many of the buildings are listed and so listed building consent is required for works which would affect their special architectural and historic interest. Some buildings, in the Mart Lane area are unlisted buildings which are single family dwellings, and these may have permitted development rights which could mean that harmful alterations could be made without the need for planning permission. For example, traditional sash windows could be replaced with inappropriate modern windows.

However, many buildings in the conservation area are either listed or are not single family dwellings (for example, in Bridge Street and New Street). Therefore listed building consent and/or planning permission is required for the replacement of windows and doors.

Where there are inappropriate features, such as modern windows, these should be replaced with new traditional features which match the original pattern. There are plenty of good original features in the conservation area which can be copied. Where historic doors and windows survive these should be retained wherever possible. If they are in poor condition then they should be repaired rather than replaced. If they are beyond reasonable repair, then they should be replaced with new work which replicates the originals accurately.

Removal of paint from brick facades could enhance their appearance, provided that the brickwork is in good condition. If it is not, then removal of the paint may not be appropriate. The removal of render from original brickwork facades is unlikely to be possible without damage to those buildings. [Plate 8.2].

It is not just alterations to front facades which can have an impact on the conservation area. In several cases the rear facades of buildings are visible from the public realm, for example the buildings on the south side of York Street and the west side of Bridge Street, which are visible from the south and west respectively. Alterations at the rear need to be carefully designed to avoid harming the appearance of the buildings and their contribution to the conservation area. For example, extract ducts associated with restaurant uses should be clad in brickwork (or brick slips) or at the very least painted black, to minimise their visual impact. [Plate 8.3].

A large number of the buildings have their original roof forms and chimney stacks. These are important features of these buildings and the conservation area generally. The roofscape of the conservation area needs to be protected from inappropriate development and changes to the roofs should generally be resisted. Roof extensions or the addition of dormer windows would be generally harmful to the character and appearance of the conservation area. Existing chimney stacks should be retained, even if they are redundant.

Boundary walls and railings should be repaired with materials, pointing and details to match the existing. Reinstatement of original historic boundary treatments would be welcomed.

8.2.3       Changes of use

The current mix of uses is an important characteristic of the conservation area and should be maintained, although the reduction in the amount of car parking would be desirable. The planning brief for the Cheapside area envisages the industrial/ warehouse uses being replaced with residential development. The brief for Bridge Street also encourages further residential development, along with commercial retail and leisure uses. Such development would enhance the character and appearance of the conservation area. [Plate 8.4].

Bridge Street is an important commercial street and the reinforcement of the retail uses, in accordance with the planning brief for the east side, is desirable and loss of such uses should be resisted. Residential use of the upper floors should be encouraged.

Any proposals for the change of use of existing buildings would require careful consideration of the impact on the character and appearance of the conservation area, including any consequent changes to delivery access, parking, and external services, such as air source heat pumps, air-conditioning/condensing units, extract ducts and other plant.

8.2.4       Demolition and redevelopment

Most buildings in the conservation area are important positive contributors to its character and appearance. As stated above there are a few buildings which make a negative or neutral contribution to the special architectural and interest of the conservation area. There is a very strong presumption in favour of retaining the buildings identified as positive contributors, and demolition of any of them is highly unlikely to be acceptable. Where historic buildings have deteriorated, such as nos. 1 and 2 Cheapside, their poor condition does not mean that demolition will be acceptable; these buildings should be retained and repaired sensitively.  

There are no opportunities for large scale new development in the conservation area, other than on the two sites identified by the council; Bridge Street and Cheapside. New development on these two sites need to comply with the planning briefs.

If it proposed to replace buildings which make neutral or negative contributions to the character and appearance of the conservation area, the new buildings need to respect the unique character and appearance of the conservation area and its setting. They should be of appropriate scale, height, form, massing, layout, plot position, materials, colours, composition and detailed design. However, there are issues of whole life carbon to be considered when demolishing existing buildings (see below).

8.2.5       Vacant and derelict buildings and sites

At the moment there are few such buildings and sites. Nos. 1 and 2 Cheapside are exceptional. Re-use of vacant buildings with viable new uses that are sustainable and consistent with their conservation should be encouraged. Retaining and adapting existing buildings means that the carbon embedded in the existing structure is retained.

Where buildings are vacant and require temporary security measures to prevent anti-social behaviour and protect the building from further deterioration, these measures should be of sufficient quality and be well maintained. The buildings should be monitored regularly to ensure that their condition does not worsen until a new use is found. It is recommended that regular surveys be undertaken to identify potential buildings at risk through neglect or vacancy.

8.2.6       Climate Emergency

Proposals to retrofit buildings to improve energy efficiency should be carefully considered to ensure compatibility with traditional building materials, functionality and significance. In many cases walls should be upgraded internally, to avoid changing the external appearance of buildings. While this would not require planning permission in the case of unlisted buildings, it would be likely to require listed building consent in the case of listed buildings. Internal wall insulation could be harmful to historic interiors.

Either the use of high quality double-glazed windows, of appropriate design, or secondary glazing on both listed buildings and unlisted buildings may be acceptable. However, the choice of option should be judged on a case-by-case basis and will depend on the age and quality of the existing windows. There should be a presumption that original historic windows are retained. Where new windows are acceptable in principle then they should be based on appropriate historic designs in terms of scale, profiles and mouldings.

There is scope for the introduction of renewable energy sources, in the form of photo-voltaic panels, solar panels and air source heat pumps. However, these need to be located carefully so that they do not have a harmful impact on the appearance of buildings, the settings of neighbouring buildings, and the character and appearance of the conservation areas generally. For example, it may be possible to instal panels on pitched roofs, but roof slopes facing the street, where a panel would be visible, should not be used.

Electric charging points for cars are likely to become a common place requirement and their locations and design will need to be carefully considered in order to minimise harm to the street scene. They should be located away from listed buildings and unlisted building of merit wherever possible.

If demolition of buildings is proposed, consideration should be given to the whole life carbon cycle, taking into account the embedded carbon of the existing building. It may be appropriate to retain and adapt the existing building, improving its appearance if necessary, rather than to replace it with a new building. The care and reuse of traditional and historic buildings in the area, in order to save energy and carbon dioxide, through better maintenance, management and energy efficiency measures, should be encouraged.

It may be necessary to consider a comprehensive flood-risk management assessment, to ensure that the historic environment is protected from flooding. The historic buildings on Severn Side may be particularly at risk for example. Any flood mitigation measures need to be sensitive to the potential impact on the special interest of the conservation area.

8.2.7       Protection of Setting and Views

Proposals affecting important views which contribute to the significance of the conservation area, and the heritage assets within it, should be assessed carefully. Verified (accurate) computer generated views showing the potential impacts of proposals may be required to demonstrate the effect on the character and appearance of the conservation area or its setting.

Development within the setting of the conservation area should be carefully assessed to understand the impact of the proposals on the significance of the conservation area. Those which are considered harmful should be resisted. Similarly new development within the conservation area should not obscure or detract from important views within, towards or from the conservation area. Important views and landmarks have been highlighted in section 4.

New development proposed within the setting should respect the existing, domestic scale of the conservation area. The introduction of tall buildings (buildings significantly higher than their neighbours) in an area which is dominated by low rise buildings is a potential threat to the setting of the conservation area. Tall buildings some distance from the conservation area could still have a harmful impact on its setting and important views.

8.2.8       Shopfronts and signs

There are only a few historic shopfronts in the conservation area and these need to be retained, and upgraded where appropriate. There are several modern shopfronts which are not of interest (for example, in Bridge Street) and could be replaced with more appearance traditional timber shopfronts. The same is true of shopfront signage. Painted timber fascia boards and projecting hanging signs, externally illuminated with small unobtrusive lights if necessary, would enhance the streetscape. (The council’s supplementary planning guidance expands on the policies with respect to shopfronts and signs).

‘A’ boards on pavements result in visual clutter and impede pedestrian movement. Examples can be seen in Bridge Street. Enforcement action should be taken to remove these signs from the public highway. If they are on private forecourts in front of shops then this is less of a problem. [Plate 8.5].

8.2.9       The Public Realm and Street Furniture

A coordinated approach to the treatment of the public realm would help to unify the character of the area and uplift the quality of the public realm. There is scope for introducing more traditional streetlights and traditional paving materials throughout the conservation area. The modern street lighting columns are generally painted grey, and although fairly discreet and neutral, they might be better painted black.

In terms of movement and accessibility, it would be desirable to carry out a detailed study of the potential for improving specific parts of the public realm, for example, enhancing the pedestrian environment. Traffic reduction and/or calming could improve the environment especially in Bridge Street and York Street. There may be scope for widening pavements to improve the pedestrian experience. [Plate 8.6].

The problem of large waste bins stored on the street may be difficult to tackle. Ideally they should not be stored in front of buildings, but given the lack of front areas in some streets (for example, New Street) this may not be possible. Smaller bins would reduce the visual impact to a degree.

8.2.10     Open space

There are a number of open spaces in the conservation area, particularly around the basins and by the river side and these contribute positively to its significance as set out above. These appear to be well maintained at present. These spaces should continue to be actively maintained, and management processes should be adopted which ensure their special interest, and their ecological value, is preserved and enhanced. There may be scope for improving the biodiversity of parts of these areas. [Plate 8.7].

There may be opportunities for enhancing the underused spaces around the basins, for example, the somewhat scrubby land on the south side of York Street, on the west side of the canal, north of the Upper Old Basin, to enhance its appearance and biodiversity.

8.2.11     Archaeology

When considering any significant development proposal, the potential impact on archaeological remains should be professionally assessed and advice taken as to how they can be best preserved and protected.

8.2.12     Support for community engagement and greater interpretation

It is recommended that the final Conservation Area Appraisal and Management Plan is made available on the council’s website and in interactive format to encourage its use. The Council should work with stakeholders to further develop proposals to engage the community with the conservation area and its heritage assets.

Increased interpretation should be encouraged. There may be scope to draw public attention to the history of the conservation area, possibly through the use of plaques to inform the public of local people, buildings and events which are noteworthy. For example, the significance of the landmark walls within the conservation area could be highlighted through the use of small plaques. Similarly local people of note could be celebrated in a manner similar to the English Heritage blue plaques programme.

8.3          Summary of Management Proposals

8.3.1       Building Alterations

• Encourage the replacement of inappropriate modern windows and doors with timber ones of traditional design, appropriate to the age and style of the building
• Investigate breaches of planning control with respect to modern windows and doors and take enforcement action if appropriate
• Encourage the replacement of inappropriate modern shopfronts and signs with the traditional timber shopfronts and signs
• Where brick facades have been painted or rendered there may be scope to remove those finishes and expose the original facade, although it may be difficult to achieve successful results, especially in the case of hard render

8.3.2       New Development

• Planning and design brief set out how the Council would like to see the two sites on Bridge Street and Cheapside developed. Development proposals need to take these briefs fully into account
• Ensure that any new buildings, where acceptable in principle, are appropriate to their conservation area context. High quality modern design may be appropriate provided that the design respects and enhances the existing character and appearance of the conservation area

8.3.3       Public Realm

• Improvements could be made to the public realm. It would be desirable to make Bridge Street and York Street more pedestrian friendly, perhaps with the introduction of shared surfaces
• Traditional street lighting columns could replace modern installations
• Where tarmacadam pavement surfaces exist these could be replaced with more traditional paving
• New seating could be provided around the basins
• Tree planting in the streets would change their character considerably, with little ecological benefit. The existing Georgian urban character of the streets should be maintained

8.3.4       Setting and Views

• New buildings which are significantly taller than their context should be resisted if they harm the setting of the conservation area and harm local views
• Even small scale changes could affect important views. Potential impacts need to be carefully considered
• Significant changes to the scale or design of fairground attractions could have a harmful impact on the conservation area and should be considered carefully.

9.         Conclusions and Next Steps

The two existing Stourport conservation areas remain of special architectural and interest and their conservation area status is richly deserved. While each area’s character and appearance are different, they are closely related historically and geographically.

Conservation area No.1 is generally in good condition, but there is scope for improvement and enhancement, and unsympathetic changes that have occurred should be reversed if possible.

It is important to understand and articulate what the local community values about the conservation area. A next step would be to share this report and engage with relevant community stakeholders in order to understand local views on the value of townscape features, issues and opportunities.