1.0 INTRODUCTION
1.1 Buildings at Risk (BAR)
1.2 Strategy Aims and Objectives 2012-2016
1.3 Local Context
2.0 REVIEW OF BUILDINGS AT RISK STRATEGY 2004
2.1 Strategy Aims and Objectives
2.2 Key Findings
Table 1 - Buildings at Risk 2002 - 2011
Figure 1 -
Figure 2 -
Table 2 - Buildings at Risk 2008 Comparative Analysis
2.3 Significant Achievements
Table 3 - Buildings at Risk by Category 2002 - 2011
Table 4 - Buildings at Risk by Grade 2002-2011
Table 5 - Local Authority Owned Buildings at Risk 2002-2011
3.0 BUILDINGS AT RISK STRATEGY 2012-2016
3.1 Strategy Aim
3.2 Objective 1: The Number of Buildings at Risk is reduced
3.3 Objective 2: Local Authority historic assets are managed to an appropriate standard.
3.4 Objective 3: The Value of the Historic Environment is Appreciated and Understood
4.0 YEAR ONE ACTION PLAN
5.0 MONITORING AND REVIEW
APPENDIX 1
BUILDINGS NO LONGER AT RISK
APPENDIX 2: BUILDINGS AT RISK
SITE ASSESSMENTS
APPENDIX 3: LOCAL AUTHORITY OWNED BUILDINGS AT RISK
SITE ASSESSMENTS
APPENDIX 4
BUILDINGS AT RISK (CATEGORIES 1-3)
APPENDIX 5
VULNERABLE BUILDINGS (CATEGORY 4)
1.0 INTRODUCTION
1.1Buildings at Risk (BAR)
1.1.1 The historic environment is valued as part of our cultural and natural heritage, contributing to local distinctiveness and our sense of identity as well as enhancing our quality of life. Our built heritage is also an irreplaceable asset that once destroyed can never be recovered. Every generation has a responsibility to protect and sustain the built heritage so that the benefits experienced today can be shared with future generations.
1.1.2 Buildings at Risk, refers to listed, historic buildings at risk through neglect and decay. For the purposes of this document, the Buildings at Risk referred to are those structures which are included on the statutory list as buildings of special architectural or historic interest. Curtilage listed structures and other non-listed, historic buildings are not included within the scope of this strategy.
1.1.3 The creation of ‘risk registers’ first began following initiatives by the Civic Trust to address concerns at the number of listed buildings falling into a state of disrepair and to assist Local Authorities with the prioritisation of limited resources. Within the last decade Cadw has funded Buildings at Risk surveys across Wales and as a result all Local Authorities now maintaina Buildings at Risk database. In time Cadw intend to commission a quinquennial programme of surveys of listed buildings at risk with the view to creating an all Wales online register.
1.1.4 Local Authorities, together with owners, are the primary custodians of Listed Buildings and in accordance with National Guidance, ‘best practice’ should involve:
- Regular monitoring, to identify vulnerable buildings, which could later become at risk.
- When necessary using statutory powers to ensure owners carry out the necessary works for the ‘proper preservation’ of their buildings, as required by section 48 of the Planning (ListedBuildings and Conservation Areas) Act 1990.
- Addressing the problems of existing properties on the register before they are lost.
1.2 Strategy Aims and Objectives 2012-2016
Aim
1.2.1 The key aim of the Buildings at Risk Strategy 2012-2016 is to safeguard our historic assets from neglect and decay, ensuring that they are fully appreciated and cared for today and by future generations.
Objectives
1.2.2 The main strategic objectives are:
- To reduce the number of Buildings at Risk.
- To manage Local Authority owned historic assets to an appropriate standard.
- To ensure the value of the historic environment is appreciated and understood.
1.3Local Context
Buildings at Risk Strategy 2004
1.3.1 The first Buildings at Risk survey was carried out in Wrexham County Borough in 2002 and the Buildings at Risk Strategy adopted in 2004. Subsequent surveys were undertaken in 2006 following a Cadw resurvey of historic buildings in 6 communities and a further full re-survey was carried out in 2008.
1.3.2 The Buildings at Risk survey results are contained on the Listed Building Condition Database which is maintained by the Local Planning Authority. The database contains details of the condition of the historic building stock and enables the Council to set priorities for action. The database can also be used to provide comparative analysis between surveys, identify trends and has been used to measure the success of the Buildings at Risk Strategy 2004, which is reviewed in Chapter 2 of this document.
1.3.3 Each listed building on the database is awarded a ‘Critical Element Factor (CEF) Score’, a percentage determining the building’s level of risk. This is based on an assessment of the building’s condition, its individual rate of deterioration and the building’s occupancy level. The condition of each ListedBuildinghas been determined based upon a detailed appraisal of the condition of each building element. For example, wall structure, flashings and architectural details. The buildings have then been awarded a risk score under the following categories:
1Extreme Risk
2Grave Risk
3At Risk
4Vulnerable (to be Monitored)
1.3.4 Buildings within category 4 are not considered to be ’at risk’, however, if their condition is allowed to deteriorate they may fall into one of the ‘at risk’ categories.
Community Strategy
1.3.5Wrexham County Borough Council sets out its strategic aims in the Community Strategy 2009- 2020. The Buildings at Risk Strategy is in line with the strategic priorities of creating:
- An economically prosperous place
- A place that cares for the environment
Planning Service Management Plan
1.3.6The Buildings at Risk Strategy will be delivered through the key actions as set out in the Planning Service Management Plan. The Buildings at Risk Strategy sits within the context of Key Priority 1 of the Service Plan, to promote sustainable development and land uses, to be achieved in part through the enhancement and protection of the built and natural environment.
Emerging Local Development Plan 2006-2021
1.3.7 The aims and objectives of the Buildings at Risk Strategy 2012-2016 accord with Objective 7 of the emerging Local Development Plan which seeks to ‘protect and enhance built, historic and natural environmental assets and maintain a clear distinction between built up areas and the surrounding countryside’.
Linking Council Initiatives
1.3.8The strategy also relates to other initiatives run by Wrexham County Borough Council including:
- The Heritage Strategy 2011-2015
The vision for heritage in Wrexham County Borough is to:
‘Enable the full potential of our heritage to flourish, so that it can make the maximum possible contribution and enrich all aspects of life in the County Borough, for the benefit of local residents and visitors alike.’
A key outcome of the strategy is to ensure that the physical remains of our built heritage and its setting are conserved and managed in line with best practice for the benefit of future generations and this will be delivered by meeting the following targets:
- A rolling programme of monument conservation.
- Planning and development policies and procedures support conservation of the built heritage and its setting and seek to achieve alternative and sustainable uses for buildings of historic interest in preference to demolition
- Buildings of historic interest in the ownership of the Council are well maintained.
- Information held in the Sites and Monuments Record and the Schedule of Ancient Monuments reflects current knowledge and is up to date.
- Cefn Mawr Townscape Heritage Initiative
Building upon the success of phase I of the Cefn Mawr Townscape Initiative, the Heritage Lottery Fund have awarded funding for a second phase of conservation-led regeneration in this former industrial settlement situated within the Buffer Zone of the Pontcysyllte Aqueduct and Canal World Heritage Site. Funding has also been made available for a series of Traditional Building Skills training sessions to be run over a period of five years. The courses will aim to improve skills in traditional building techniques such as stone masonry, lime plastering and window repair.
- Private Sector Empty Property Strategy 2007-2012
This strategy aims to encourage owners of empty properties, which have been unoccupied for over 6 months, to bring them back into use. The key aims are:
1. To reduce the effects of empty property on the property owner, wider community and Council services.
2. To reduce the number of long-term empty private sector properties within Wrexham County Borough and contribute to the local housing supply by bringing them back into use.
Through this initiative, loans may become available to enable the minimum necessary works required to bring a property to a standard suitable for occupation.
2.0 REVIEW OF BUILDINGS AT RISK STRATEGY 2004
2.1 Strategy Aims and Objectives
2.1.1 The first Buildings at Risk Strategy was adopted in 2004 with the key objective of increasing the appreciation and care of the built historic environment within Wrexham County Borough.
2.1.2 The aims of the strategy were threefold:
- To tackle the existing problem by addressing the causes of risk to listed buildings and identifying the possible courses of action to be taken, in order to achieve a minimum 10% reduction of at risk buildings from the register per annum.
- To prevent future problems arising by encouraging regular maintenance and establishing an effective monitoring system.
- Establishing contact with those responsible for Listed Buildings.
2.1.3 The success or otherwise of the Buildings at Risk Strategy 2004 in meeting these aims and objectives has been reviewed as follows:
2.2 Key Findings
2.2.1 The figures in Table 1 below demonstrate an overall percentage reduction of 29.31% in the number of Buildings at Risk and a 27.33% reduction in the number of vulnerable buildings between 2002, when the initial listed building survey was undertaken, and 2011. This is further demonstrated in figures 1 and 2 where, with the exception of 2006, there has been a consistent yearly reduction in the number of at risk and vulnerable buildings. During 2006, six communities were re-surveyed resulting in the addition of 107 buildings to the statutory listthus attributing to the increase in number of Buildings at Risk in that year.
2.2.2 Whilst an overall percentage reduction in the number of Buildings at Risk is evident, the aim of achieving a minimum 10% reduction per annum has not been met. External factors have greatly influenced the percentage reduction such as an increase in the number of listed buildings or unforeseen events such as fire and unauthorised works. Similarly a buoyant property marketduring 2006-2008 saw an increase in the number of buildings being converted and restored. This resulted in a significant reduction in the number of buildings at risk during this period. The percentage of Buildings at Risk and vulnerable buildings identified in 2008 is however comparable with the average percentage for both North East Wales and for Wales as a whole, as identified by the 2009 Cadw summary document ‘Buildings at Risk in Wales’, which provides a baseline evaluation of all the information contained within Local Authority registers. These figures are shown in Table 2.
2.2.3 Buildings which have been removed from the risk register since 2002 and the measures taken to secure their future have been listed in Appendix 1.
Table 1: Buildings at Risk 2002- 20112002 / 2004 / 2006 / 2008 / 2011
Total No. Listed Buildings / 920 / 920 / 1027 / 1037 / 1040
No. At Risk
(%) / 116
(12.61) / 105
(11.41) / 115
(11.20) / 95
(9.16) / 82
(7.88)
% change of BAR from 2002 baseline / _ / -9.50 % / -0.86 % / -18.10% / -29.31 %
No.Vulnerable
(%) / 191
(20.76) / 153
(16.63) / 191
(18.60) / 187
(18.03) / 141
(13.55)
Table 1 - Buildings at Risk 2002 - 2011
Figure 1:
Figure 1 -Buildings at Risk 2002 - 2011
Figure 2:
Figure 2– Vulnerable Buildings 2002-2011
Table 2: Buildings at Risk 2008 Comparative AnalysisWrexhamCounty Borough / North East Wales / All Wales
At Risk (%) / 9.16 / 9.93 / 9.64
Vulnerable (%) / 18.03 / 18.20 / 17.21
Table 2 - Buildings at Risk 2008 Comparative Analysis
2.3 Significant Achievements
2.3.1 The medium and short term objectives identified for the delivery of the Buildings at Risk Strategy 2004 have been reviewedand significant achievements made during the period 2004-11 summarised as follows:
Medium Term Actions
2.3.2 Objective 1: Target Key Buildings
Key buildings were identified within the Buildings at Risk Strategy 2004 as those at extreme and grave risk (Categories 1 and 2), those of Grade I and II* status, Scheduled Ancient Monuments (SAM’s) and buildings in Local Authority ownership.
- Whilst the total number of Buildings at Risk has been reduced, there has been little change in the number of buildings at extreme or grave risk as evidenced in Table 3. The extent and cost of repair and reconstruction required for buildings which can provide no viable end use discourages, and in some cases prohibits the full restoration of many buildings within these categories. Recording and /or consolidation may be the most feasible option in some instances.
- As demonstrated in Table 4, the number of Grade II* listed buildings at risk has been reduced as a result of private investment in repairs, in most instances placing the buildings within a vulnerable category until more extensive repairs can be undertaken.
- The number of Scheduled Monuments at Risk has increased due to a new listing in 2006. The Local Authority has no statutory powers to request urgent works in respect of Scheduled Ancient Monuments.
- As demonstrated in Table 5, the number of Local Authority Buildings at Risk has been reduced, howeverone building (Numbers 9-10 Bunkers Hill)still remains at extreme risk.
- Selected Buildings at Risk have been included on SAVE Britain’s Heritage risk register which has resulted in the sale of buildings in two instances, one of which has now been restored and re-occupied.
Table 3: Buildings at Risk by Category 2002-2011
2002 / 2004 / 2006 / 2008 / 2011
Total No. Buildings at Risk / 116 / 105 / 115 / 95 / 82
No. Extreme Risk
(%) / 15
(12.93) / 16
(15.24) / 14
(12.17) / 17
(17.89) / 14
(17.07)
No. Grave Risk
(%) / 1
(0.86) / 2
(1.90) / 2
(1.74) / 2
(2.11) / 2
(2.44)
No. At Risk
(%) / 100
(86.2) / 87
(82.86) / 100
(86.96) / 76
(80.00) / 66
(80.49)
Table 3 - Buildings at Risk by Category 2002 - 2011
Table 4: Buildings at Risk by Grade 2002-20112002 / 2004 / 2006 / 2008 / 2011
Grade I / 0 / 0 / 0 / 0 / 0
Grade II* / 8 / 8 / 7 / 7 / 6
SAM’s / 3 / 3 / 4 / 4 / 4
Table 4 - Buildings at Risk by Grade 2002-2011
Table 5: Local Authority Owned Buildings at Risk 2002-20112002 / 2004 / 2006 / 2008 / 2011
Total No. Buildings at Risk / 8 / 8 / 9 / 7 / 7
No. Extreme Risk / 1 / 1 / 1 / 1 / 1
No. Grave Risk / 0 / 0 / 0 / 0 / 0
No. At Risk / 7 / 7 / 8 / 6 / 6
Table 5 - Local Authority Owned Buildings at Risk 2002-2011
2.3.3 Objective 2: Improve the use of TraditionalBuilding Skills
Between 2006-2008, awareness raising training days were run jointly with Cadwyn Clwyd and Northern Marches Cymru, Flintshire County Council and Denbighshire County Council for local building firms and those with an interest in historic buildings. Training sessions and awareness events were held on a variety of traditional skill disciplines including the use of lime, diagnosing dampness, traditional joinery, stone conservation and brick and terracotta. A technical pamphlet was also produced on lime plastering which is regularly distributed to those working on and with an interest in historic buildings.
2.3.4 Objective 3: Encourage the Use of Local Authority Statutory Powers
Local Authority statutory powers were used to positive effect in the following instances:
- The threat of the service of an Urgent Works Notice in conjunction with a Repairs Notice was used to encourage the sale of a property resulting in a change of ownership and the full repair and restoration of the building.
- The threat of the service of an Urgent Works Notice resulted in urgent works being carried out in five cases.
- A Repairs Notice was served in one instance which resulted in the full repair and re-occupation of the building.
- Prosecution proceedings have been brought against the owners of two Buildings at Risk resulting in successful and publicised prosecutions in both cases.
2.3.5 Objective 4: Review and Revise the Strategy
- The Buildings at Risk Strategy was last reviewed in 2006 and Buildings at Risk surveys undertaken in 2006 (within 6 communities following a Cadw re-survey), 2008 (full re-survey) and 2011 (8 new listings).
Short Term Actions
2.3.6 Objective 1: Establish contact with those responsible for Listed Buildings
- Since the adoption of the Buildings at Risk Strategy 2004, contact has been made with owners of Buildings at Risk as and when required but a more co-ordinated and proactive approach is necessary.
- The Buildings at Risk website is currently under development and this will provide a direct link to ListedBuilding owners as well as acting as a resource of information and giving greater publicity to the issue of Buildings at Risk.
2.3.7 Objective 2: Promote the Benefits of Regular Maintenance
- The need for regular maintenance has been promoted through the Planning Service publication of ‘Maintaining Your Historic Building’ which is available on the Council website and distributed at Conservation consultation events, to homeowners and available from the Planning Service.
- The Cadw website, ‘Maintenance Matters’ is promoted amongst owners of historic buildings and literature is distributed at Conservation consultation events, to homeowners and available from the Planning Service.
- The Council will be promoting the Society for the Protection of Ancient Buildings (SPAB) National Maintenance Week and will be holding an event in November 2011 run in conjunction with the Cefn Mawr Townscape Heritage Initiative.
- Press releases have publicised the issue of Buildings at Risk and the need for preventative maintenance.
2.3.8 Objective 3: Increase Accessibility of Information
- As referred to above, the Buildings at Risk website is currently under development and will provide accessible information for those with an interest in the historic environment in conjunction with the built environment website.
- A Register of skilled craftsmen has been developed and maintained by the Council and is available on request.
2.3.9 Objective 4: Target Funds
- As a result of grant assistance from Cadw and other sourcessix buildings have been removed from the Buildings at Risk register.
- Enabling Development has been used to secure the future of two buildings, which would otherwise have had a negative financial end value following repair.
- There is continued collaboration with other partners, both internal and external to secure grant assistance for historic building and sites.However reliance upon public funding sources will be limited in coming years which will have a particular impact upon the potential repair of the remaining structures on the Buildings at Risk register,many of which rely greatly on grant assistance to bridge the conservation deficit.
2.3.10Objective 5: Establish an Effective Monitoring System
- A photographic record of all Buildings at Risk and vulnerable buildings is maintained and updated but this needs to be carried out on a more consistent and routine basis.
3.0 BUILDINGS AT RISK STRATEGY 2012-2016
3.1 Strategy Aim
3.1.1 The key aim of the Buildings at Risk Strategy 2012-2016 is to safeguard our historic assets from neglect and decay, ensuring that they are fully appreciated and cared for today and by future generations. Over the next 5 years the strategy will seek to achieve the following 3 strategic objectives: