WEST MIDLANDS OFFICE
Mr Justin HowellDirect Dial: 0121 625 6858
Birmingham City CouncilDirect Fax: 0121 625 6821
PO Box 28, Alpha Tower
Suffolk Street, QueenswayOur ref: P00264110
Birmingham
B1 1TU
26 September 2013
Dear Mr Howell
Notifications under Circular 01/2001, Circular 08/2009 &
T&CP (Development Management Procedure) Order 2010
ACOCKS GREEN BAPTIST CHURCH, YARDLEY ROAD, ACOCKS GREEN, BIRMINGHAM, B27 6HG
Application No 2013/06516/PA
Thank you for your letter of 9 September 2013 notifying English Heritage of the above application.
Summary
English Heritage reiterates its previous objection to this application on the basis that it results in the substantial harm to heritage assets as a result of the demolition involved and the aesthetic imprint of the replacement building.
English Heritage Advice
The application concerns a complex of early twentieth-century buildings erected over a period of 20-30 years by Birmingham Baptists. The Church Hall (Arthur Moore Hall), originally the church, from 1903, and the new church of 1913 are Grade II listed; the Glynn Edwards Hall of 1924 and the former caretaker’s house (No. 2 Alexander Road) are curtilage listed, being subsidiary to the listed buildings, attached to them and dating to pre-1947.
English Heritage was consulted about the site in 2012 and replied in a letter dated 25/6/12. The significance of the site was outlined, the impact on the heritage assets described and a conclusion drawn that the proposal was contrary to Paragraphs 132 and 133 of the National Planning Policy Framework (NPPF).
The current application has amended the design of the elevations of the new building and has included a new ‘Statement of Significance’. The previous statement on the justification for the demolition of the Glynn Edwards Hall has been included again with an outline of the four options considered, namely 1) internal alterations, 2) conversion of the attic space, 3) erection of an additional storey and 4) demolition. Notwithstanding this the demolition of this building is still of concern. It is both a building of heritage value in itself and as part of the group of buildings to which it belongs. The planning, layout and dates of construction testify to the historical development of the site, the growth and importance of the Baptist movement in this part of the city and its relationship with the city’s economic and social development. The building has aesthetic value contributing significantly to the streetscape and in a style dominant at the time. It also has communal value having been in use as a valued community and faith building and part of the collective memory of users and citizens. Demolition therefore would result in a loss of communal, historic, aesthetic and evidential value.
The negative impact of this demolition has been acknowledged in the application but the contribution the building makes to the site and to the locality has not been accorded sufficient weight nor has its retention been adequately explored. While English Heritage understands the requirement for change on this site to secure the repair of the listed buildings and the sustainability of the site we would urge for the re-planning of the existing spaces, with the addition of some modest extensions, to try and reach the desired goals.
With regard to the design of the new build we previously expressed our concerns about its massing, location and materials and concluded that its design was not of sufficient merit to warrant the harm caused by the demolition. Amendments to the design have been made to address some our concerns about the materials, but the new building still dominates views of the church and of the Arthur Moore Hall and its gable feature remains discordant. On balance the results do not outweigh the values in the current building.
Paragraph 132 of the National Planning Policy Framework (NPPF) states that ‘Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting.’ It also states ‘Substantial harm to [ ] a Grade II listed building [ ] should be exceptional.’ In the NPPF ‘significance’ is defined as ‘the value of a heritage asset to this and future generations because of its heritage interest. [ ] Significance derives not only from a heritage asset’s physical presence, but also from its setting.’ Setting is defined as ‘the surrounds in which a heritage asset is experienced’. We consider the demolition of this curtilage listed building and its replacement as proposed to constitute ‘substantial harm’ to the significance of the two listed buildings on the site.
We are not going to comment here on the reordering to the church and the interior works to it as they are the subject of ecclesiastical exemption. However we have concerns about the extension to the west elevation of the Arthur Moor Hall as it will have a material affect on the external appearance of the listed building and we are not clear how much demolition is involved and what the appearance of the extension will be.
With regard to the proposed ramp to the church this is acceptable in principle but we question the need for the addition of a brick planter as it risks disrupting a very visually-satisfying exterior.
Recommendation
English Heritage considers this application for the demolition of the curtilage listed building should be refused. We would however be interested in exploring other options on the site with the owners to try and reach a solution.
We would welcome the opportunity of advising further. Please consult us again if any additional information or amendments are submitted. If, notwithstanding our advice, you propose to approve the scheme in its present form, please advise us of the date of the committee and send us a copy of your report at the earliest opportunity.
Yours sincerely
Katriona Byrne
Inspector of Historic Buildings and Areas
E-mail:
/ THE AXIS 10 HOLLIDAY STREET BIRMINGHAM B1 1TGTelephone 0121 625 6820 Facsimile 0121 625 6821
English Heritage is subject to the Freedom of Information Act. 2000 (FOIA) and Environmental Information Regulations 2004 (EIR). All information held by the organisation will be accessible in response to an information request, unless one of the exemptions in the FOIA or EIR applies.