AGENDA ITEM:
/ 22TO: / PLANNING COMMITTEE
DATE: / 14 June 2006
REPORT OF: / HEAD OF BUILDING AND DEVELOPMENT SERVICES
AUTHOR: / John McInally
WARD: / Reigate Hill
SUBJECT: / PROPOSED EXTENSIONS TO THE WRAY COMMON CONSERVATION AREA
PURPOSE OF THE REPORT: / To recommend the designation of extensions to Wray Common Conservation Area within Reigate in recognition of their heritage value and to afford greater protection of the character and appearance of the Conservation Area.
RECOMMENDATIONS:
1. The areas delineated on the attached plan are designated as parts of the Wray Common Conservation Area pursuant to the provisions of the Planning (Listed Buildings and Conservation Areas) Act 1990.
2. The Head of Building and Development Services and the Head of Legal and Property Services are authorised to undertake all appropriate statutory procedures arising from 1 above.
3. The Head of Building and Development Services is authorised to formally consult affected landowners and amenity societies on the extension of the Conservation Area and any views received to be reported back to the Planning Committee for further consideration.
Planning Committee has authority to determine the above recommendations.
Background
1. The Borough has 17 conservation areas. These are defined by legislation as “areas of special architectural or historic interest that are desirable to preserve or enhance”. The Council has a statutory duty to review designations and boundaries of Conservation Areas, and whilst this should normally follow a planned programme, it is necessary to respond to events from time to time.
2. A Borough wide review of conservation areas has been identified and a program of review set out. The Wray Common Conservation Area extensions were programmed for designation this year but also require consideration due to current development proposals.
Character Assessment
3. The Wray Common Conservation Area consists principally of large Victorian houses in the vicinity of Wray Common. A number of earlier buildings such as Wray Farmhouse and the Windmill are found on the borders of the common. Pevsner describes it as “a lush and effective open space surrounded by big houses in gardens, and a model of good open suburban landscape”.
4. The review has identified a number of buildings and roads that compliment the existing character and it is considered these should be included within the boundary of the area. Brockmere, 43 Wray Park Road, a locally listed building, is an imposing and substantial Victorian stucco mansion. The locally listed 142 Croydon Road, is a former Lodge, one of a number scattered through the area. A group of houses in Doods Road are recommended for inclusion, which includes examples of Reigate Stone, tile hanging and a Victorian turret house at number 88, still of value despite alteration. In Doods Way there is Carr End, a locally listed building of 1885 by the architect Venner and Little Batts, a Victorian house of similar age. The east side of the Way is proposed for inclusion is an attractive group of large late Victorian and Edwardian houses, by Venner and others, with arts and crafts detail such as tile hanging. All these Victorian and Edwardian properties contribute to the architectural interest character of the area.
5. Plans are attached showing the areas under consideration.
Statutory Provision and Selection Criteria
6. Changing attitudes in favour of the retention and enhancement of local character and distinctiveness within the built environment is now increasingly being reflected in statutory legislation. Planning Policy Guidance Note 15 “Planning and the Historic Environment” sets out the need to preserve our architectural heritage because, once lost, it cannot be replaced. Historic buildings and conservation areas are, therefore, vitally important to the environmental quality of life in this country. Consequently, local planning authorities have a duty under the Planning (Listed Buildings and Conservation Areas) Act 1990, to determine and review which parts of their area are of special architectural or historical interest, the character or appearance of which it is desirable to preserve or enhance, and to designate such areas as conservation areas.
7. Apart from this fairly broad advice, no specific formula for conservation area selection is set out within planning legislation or accompanying Government advice. This stems from the diversity of urban form within the country and the varying possibilities for conservation area designation, which make it impractical to lay down national standards.
8. Within the Borough context however, certain criteria can be established to determine the suitability of areas for designation. For example, areas might exhibit some of the following factors:
· A relatively unspoilt, period character associated with the locality;
· Buildings of architectural merit, forming significant building groups or townscape;
· An historic street pattern complemented by historic landscape;
· A high level of visual amenity that creates an area worthy of conservation.
The areas should be cohesive in character but can include composite elements. The existing Reigate Town Centre Conservation Area is a good example of this, with elements such as the Castle Grounds and the Priory differing from others parts dominated by streets.
Resource Implications
9. Greater certainty in the development control process may help to reduce time spent on negotiation and discussion of proposals and allow more sympathetically designed proposals to be negotiated. A conservation area appraisal will be needed, and this will be programmed in line with other commitments. Designation affords a level of protection to all trees within the area, and there will therefore be an increase in tree notifications, which allow the Local Planning Authority six weeks to consider the need for a Tree Preservation Order.
Corporate Plan Implications
10. The Corporate Plan refers to the production or review of conservation area character appraisals. The extension of this existing conservation area HillH is part of the review process for conservation areas, which informs the conservation area appraisal process.
Environmental Implications
11. The designation of these extensions to the conservation area will provide a means to promote a stable and conserved quality environment that will help maintain the quality of life in each area.
Partnership Implications
12. Officers will explore the potential for working with local history and amenity groups in developing conservation area appraisals for this area.
Conclusions
13. It is recommended that the additions to Wray Common Conservation Area be made as these additional areas contribute significantly to the character and appearance of Reigate. Without protection, the gradual loss of period buildings and features and alteration of these areas would undermine the environment and have a negative effect on the character of the town.
14. There is no statutory duty to consult on designating a conservation area but it is highly desirable and would be consistent with the Council’s commitment to promoting public participation in planning matters. Because of the potential threat of alteration or demolition it is recommended that this consultation take place after designation and that all views expressed are reported back to Planning Committee for further consideration. This will enable the issues to be reviewed and if necessary boundaries or designation altered at that stage.
Background Papers: / None
PROPOSED EXTENSION TO THE WRAY COMMON CONSERVATION AREA
NOT TO SCALE
Not To Scale
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M:\Corporate Development Unit\Democratic Services\Agenda - Committee Cycle\Planning\2006\14 June 2006\Reports\Wray Common CA Extension Committee Report v2.DOC