management plan jg3btckstorage.blob.core.windows.net/site758... · the south holland district...
Post on 15-Jul-2020
2 Views
Preview:
TRANSCRIPT
HOLBEACH CONSERVATION AREA
MANAGEMENT PLAN
July 2010
Holbeach Parish Council
Anderson and Glenn; Conservation Architects; Boston PE20 1NS
1
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
CONTENTS
1.0 INTRODUCTION
1.1 Holbeach Conservation Area Appraisal
1.2 Summary of Key Characteristics
1.3 Summary of Key Issues
1.4 The Purpose of the Management Plan
2.0 LEGISLATION AND POLICY GUIDANCE
2.1 Implications of Designation
2.2 Conservation Area Controls
2.3 Policies
2.4 Consultation
2.5 Monitoring Change
3.0 GENERAL MANAGEMENT PROPOSALS
3.1 Shopfront Design
3.2 Buildings at Risk
3.3 Control of New Development
3.4 Insensitive Alterations
3.5 Vacant Sites
3.6 Public Realm
3.7 Traffic Management
3.8 Green Spaces
4.0 SITE SPECIFIC MANAGEMENT PROPOSALS
4.1 Albert Street
4.2 Boston Road
4.3 Church Street
4.4 Church Walk
4.5 High Street
4.6 Market Hill
4.7 Park Road
4.8 Stukeley Park
4.9 West End
2
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
5.0 DELIVERY
5.1 The District Council’s Role
5.2 The Parish Council’s Role
5.3 Owners & Residents
5.4 Community Involvement
6.0 SUMMARY
6.1 Summary
6.2 List of Actions
7.0 ACTION PLAN
7.1 Continuous Tasks
7.2 Tasks in next 6 to 18 months
7.3 Tasks in 18 months to 5 years.
8.0 REFERENCES
Plan: Article 4 (2) Order.
3
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
1.0 INTRODUCTION
1.1 Holbeach Conservation Area Appraisal
The Parish Council commissioned the Holbeach Conservation Area Appraisal,
which was launched at a public meeting in the town in spring 2009. It
contained a detailed assessment of the character of the conservation area, its
listed buildings and those of local interest. The findings of that appraisal have
informed this Management Plan, and the two documents should be used in
tandem. The Conservation Area Appraisal of Holbeach is noted on the South
Holland District Council planning website and it is that authority which
administers planning and conservation issues in the town of Holbeach.
It is envisaged that the Holbeach Parish Council will be the point of contact for
all local issues relating to the operation of this Management Plan and will set in
motion the various monitoring processes which are described in this
document.
1.2 Summary of Key Characteristics
Three distinct character areas were identified and the key characteristics are as
follows:
Market Hill: sinuous roads, back of pavement development, varied heights and
widths of buildings, no one defining style, commercial frontages, movement of
people and traffic, small busy town centre.
Albert Street: straight roads, back of pavement development, mostly two
storey, groups of regular width and rhythms, deliberate positioning of keynote
buildings, inward looking, static relatively quiet spaces.
Stukeley Park : enclosed open space, absence of historic buildings, mature
trees, areas of mown grass and parking area, municipalized.
1.3 Summary of Key Issues
Market Hill: Unsuitable and garish signage on shopfronts, poor quality of
design of some shopfronts, out of scale modern buildings which have had no
consideration for scale or context, gaps in frontages used for car parking as on
West End, gaps in frontages caused by later semi industrial scale developments
4
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
on Boston Road, making a dismal main entrance into the town from the Trunk
Road, intrusive wirescape, unattractive pavings, heavy traffic and extensive on
street parking.
Albert Street: Inappropriate and intrusive applied timber framing on a
prominent gable end, applied artificial stone cladding to brick frontages, over
large conifers on the street frontage and corner, extensive use of UPVC for
replacement windows and doors, ugly garage buildings, out of scale modern
buildings such as bungalows in an otherwise cohesive character area, gaps in
frontage development.
Stukeley Park: Modern buildings which although satisfactory from a functional
point of make little or no contribution to the character of the area, access
roads, kerbs and parking areas, municipal furniture and notices.
General: Some key buildings in poor condition, effect of through traffic and on
street parking, cluttered signage, poor quality treatment of public realm
spaces, damage to historic fabric generally by insensitive alterations.
1.4 Purpose of the Management Plan
The Conservation Appraisal of Holbeach identified that, since its designation in
1970, the conservation area has suffered considerable damage and erosion of
its essential character. A management plan is an essential tool to enable the
Local Authority to manage the change, which busy town centres such as
Holbeach, are subject to. It can also provide both a framework to enhance the
special architectural and historic interest of the area and a means of
monitoring change and measuring outcomes.
Involvement of the local community is essential as local ownership of the
proposed management policies is by far the most effective way of ensuring
that these are implemented.
The existence of an active management plan for a conservation area also
means that unsuitable proposals for change can be more robustly opposed at
both planning application stage, and also at appeals where these occur.
5
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
The supporting information that arises out of the proposed actions can also
benefit local businesses and householders when they are developing schemes
for alterations and improvements. Increased understanding of the quality of
the conservation area, and the need to conserve this heritage, will enable
more informed proposals to be submitted.
The aim of the management plan is to:
Build on the core information and research which has resulted from the
Conservation Area Appraisal.
Include actions for immediate implementation and for up to a five-year
period.
Identify further more detailed work, which will be required to support
the Plan.
Provide procedures for consistent decision-making.
Contain a mechanism for monitoring.
Support the existing District Council Enforcement Policy.
Set out a review procedure at the end of the five-year Action Plan.
Inform local councillors, business owners and residents, of the means
that are available to secure and enhance the conservation area.
6
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
2.0 LEGISLATION AND POLICY GUIDANCE
2.1 Implications of Designation
2.2.1. Statutory duties
Conservation areas are designated by Local Authorities for their special
architectural or historic interest, the character or appearance of which it is
desirable to preserve or enhance. The current legislation, relating to
conservation areas, is the Planning (Listed Buildings and Conservation Areas)
Act 1990.
Under this Act, there is a general duty on the Local Planning Authority, from
time to time, to formulate and publish proposals for preserving and enhancing
Conservation Areas.
Proposed demolitions of buildings can only take place if conservation area
consent has been given by the planning authority.
Written notice of at least six weeks must be given to the council before works
are carried out to any tree in the area.
Government Guidance on the Historic Environment was updated in 2010 with
the publication of the Planning Policy Statement 5, which replaces the former
Planning Policy Guidance Document 15 of 1994. The Statement provides
generic policies for all heritage assets, which include conservation areas, and is
supplemented by an Historic Environment Planning Practice Guide.
The Holbeach Conservation Area also contains within it a number of listed
buildings. These are buildings, or structures such as milestones, which are
published in the statutory list by the Department of Culture Media and Sport.
There are currently three grades, Grade I, II* and II. Those in the Holbeach
Conservation Area are all identified in the Conservation Area Appraisal on Map
A-142-01.
7
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
2.1.2. Publicity
The Local Authority has to advertise any planning applications which would
affect the character or appearance of a conservation area. This may relate to
sites which are not in the area, but which would affect the character of the
area were they to be altered or redeveloped. The advert has to appear in a
local newspaper and be on display, at or near the site, for at least 21 days.
2.1.3. Setting issues
The Authority is obliged to pay special attention to the desirability of
preserving or enhancing the character of the area when determining planning
applications. All such applications should therefore be assessed for their
impact on the conservation area.
English Heritage is currently preparing guidance on assessing the setting of
heritage assets. The draft entitled ‘The setting of heritage assets’ is out for
consultation. Policies HE8, 9 and 10 in PPS5 all refer specifically to the
importance of the setting of heritage assets. This is a material consideration in
the determination of a planning application. Planning Authorities should treat
favourably applications which preserve those elements of the setting that
make a positive contribution, or better reveal the significance of the
conservation area. Where applications do not do this, authorities are required
to weigh any such harm against the wider benefits of the application. The
greater the harm the more significant should be the benefits.
2.1.4. Buildings in poor repair
Buildings in poor repair can seriously affect the character or appearance of a
conservation area. Where such buildings are unoccupied, the Act allows for the
Secretary of State, advised by English Heritage, to serve urgent works notices
on the owners of such buildings. For listed buildings the Local Authority is
empowered to serve the notice.
8
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
2.1.5. Implications under Part L of the Building Regulations.
This section of the Building Regulations has stringent requirements for the
improvement of thermal performance of buildings when alterations or repairs
are being undertaken. For example, replacement windows now have to be fully
double glazed and so may not be like for like replacements. However if such
requirements would have a negative effect on the appearance and character of
the conservation area, they need not necessarily apply.
2.1.6. Potential for grant aid
The Planning Act allows Local Authorities to make grants or loans to enable the
preservation or enhancement of the conservation area to take place.
2.2 Conservation Area Controls
2.2.1 Conservation Area Consent
This requires a particular application form and a detailed application showing
the buildings to be demolished and the proposed replacement development.
In most cases, demolition of a building in a conservation area is not permitted
without an approved scheme for a replacement development. If the building is
one of local significance and its removal would be detrimental to the character
of the area, consent is unlikely to be forthcoming. The South Holland District
Council Policy EN8, relating to demolition is quoted below in Section 2.4.
2.2.2. Development Control
There are certain restrictions on householder’s permitted development rights
within conservation areas as follows:
i. The size of permitted extensions is reduced and their location
restricted.
9
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
ii. The addition of external cladding requires planning permission.
This relates to materials such as stone, artificial stone, timber,
plastic and tiles.
iii. Alterations to the roof of a dwelling, which changes its shape or
adds dormer windows requires permission.
iv. Permission must be obtained for new structures within the
curtilage of a dwelling, depending on the size and location.
2.2.3. Satellite dishes
The rules relating to the installation of satellite dishes in conservation areas
were revised in October 2008. All unlisted buildings in these locations require
permission for antennas which are located on a chimney, wall or roof slope
which face onto or are visible from a public highway. There is a useful guide to
the current regulations called ‘A Householder’s Planning Guide to the
Installation of Antennas’ which is on the Communities (DCLG) website.
Listed buildings are likely to require listed building consent for any location of a
satellite dish.
Television aerials however are not considered as development and so do not
need planning permission.
2.2.4. Article 4 Direction Orders
These are made under the general permitted Development Order 1995 and
remove certain permitted development rights from a dwelling house. They can
only be served where there is a demonstrable threat to the character of an
area from unsuitable alterations or additions. They are usually accompanied by
a schedule and map identifying the properties on which the order has been
served. Within the current Holbeach Conservation Area twenty two unlisted
residential buildings are the subject of such an order. The restrictions cover the
following:
Rooflights
Aerials
10
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Porches
Hardstandings
Chimneys
Roof coverings
Rainwater goods
Windows
Wall finishes
Doors
Boundary Treatments
On properties, subject to Article 4 Orders, planning permission is required to
change these items where they would be visible from a highway or public open
space. The District Council has a guidance leaflet on this topic. (Refer also to
Plan A-142-09. A few additional properties are recommended to also be
included in section 4 of this document).
2.2.5. Trees
Six weeks notice has to be given for any proposal to lop, top or fell a tree with
a trunk greater than 75mm diameter at 1.5 metres above ground level. This
applies to all trees including fruit trees. Trees can play an important part in
defining the character of the conservation area, and the six week period allows
the Council time to assess whether or not a Tree Preservation Order should be
served on the tree in question.
2.2.6. Advert consents
The Conservation Area Appraisal has noted that ‘signage is in many cases
aggressive in form and colour and adds a jarring note to the street scene.’ It is
important in conservation areas that there is a balanced approach between
preserving and enhancing the character of the area, and allowing retailers to
advertise their shops in a way that will attract business.
The control of advertisements comes under the Town and County Planning
(Control of Advertisements) Regulations 2007. Not all adverts on unlisted
11
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
buildings require consent, where, for example, it is a replacement of an
existing sign with deemed consent. All new signage is likely to require consent
and the introduction of illumination to an existing sign. As the Regulations
relating to advert consent are detailed and complex, advice should always be
sought from the Local Planning Authority.
The Regulations provide for Area of Special Control orders. These can be
invoked, following consultation, where greater control of adverts is deemed to
be appropriate. Tighter control of adverts in conservation areas is therefore a
possibility using these orders.
2.2.7. Removal of eyesores
A useful tool is provided in the 1990 Planning Act under Section 215. This
empowers the Local Authority to get unsightly sites tidied up. This can include
both land and buildings. The powers can only be used where it can be
demonstrated that the condition of the site is affecting the amenity of the
area. In conservation areas unsightly sites can seriously erode the character of
the area and so this measure can be an effective way of restoring its form and
appearance.
2.3 Policies
2.3.1 National
Planning Policy Statement 5 has already been referred to. The new framework
provided by this document emphasises the status of conservation areas. They
are seen as equal in importance to listed buildings and scheduled ancient
monuments and are all described as ‘heritage assets’ which together combine
to form the historic environment. The policies set out in the statement apply in
some part to all assets and provide a clear basis for understanding and
managing this environment.
The statement gives great emphasis on the need to research and understand
the significance of heritage assets. That approach has already been developed
12
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
by English Heritage in the guidance issued on the appraisal and management
of conservation areas. The existence of the Holbeach Conservation Area
Appraisal, and the addition of the accompanying Management Plan, will allow
the authorities responsible for Holbeach to make more effective decisions to
ensure the conservation and enhancement of the area.
2.3.2. Regional Planning Policies
The Regional Spatial Strategies have been revoked with immediate effect in
July 2010 by central government. Planning Policy Statements (PPS) and
Planning Policy Guidance (PPG)will continue to apply until they are replaced by
the National Planning Framework..
2.3.3. South Holland Local Development Framework.
The former Local Plan that was adopted in July 2006 is no longer relevant to
this document. It is being replaced by the Local Development Framework in
due course.
The LDF will be presented as a loose leaf folder that will contain all planning
policy documents. This will ensure these documents can be updated and
amended easily. The LDF will be made up of a number of important
documents, including:
• Local Development Scheme (LDS) - project plan setting out what new
documents will be produced and when;
• Statement of Community Involvement (SCI) - Document setting out how
and when the Council intends to consult with the community.
• Development Plan Documents (DPDs) - Documents that set out the
planning policies to guide and control development in the District;
• Supplementary Planning Documents (SPDs) - Documents that provide
further and additional information on a policy or policies held within a
DPD; and
• Annual Monitoring Report (AMR) - Document that assesses the
implementation of the LDS and the extent to which policies are being
achieved.
13
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
A key element of the LDF is to streamline the process and encourage more
involvement and participation with the local community. Communities are to
be involved in developing ideas and sharing knowledge at the beginning of the
process. This should help to ensure local people feel they own and have made
major input into the production of policies and plans that will shape the future
development of the District. This partnership approach will also benefit
documents such as this Management Plan, which if it is to be effective, must
be owned by the local community.
2.4 Consultation
2.4.1. List of Local groups to consult
The involvement and support of the local community is essential in making
effective management of the conservation area. Their approval of the
management plan will give the document greater status. Eyes and ears on the
ground will also help in the process of monitoring change. The implementation
of the actions identified in the following sections will not be possible without
local support and commitment to preserve and enhance the area.
The following groups should be consulted and involved:
Parish Council
Holbeach Civic Society
Local Businesses/chamber of commerce
Local church groups
Schools
Clubs and societies in the area with an interest in the built environment
2.4.2. Methodology for consultation
The draft management plan should be made available for full public
consultation. It could be displayed in the local library, the parish council offices
and also on the parish council web site.
14
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
After a six week period for public consultation a public meeting should be held
where the plan can be explained and comments received. Allowing for
adaptations as a result of these consultations a report of the process could be
published and the draft document amended prior to it being formally adopted.
2.5 Monitoring Change
2.5.1. Types of change
Development
Change is underway all of the time as it is a dynamic process. The most obvious
element of change is that of development, be it of a new building or a minor
addition or change to a structure. Development generally requires planning
permission and so there is an immediate and clearly defined indicator of
change.
Incremental changes
These are likely to be more subtle and thus difficult to spot. In residential areas
doors and windows may be replaced, which unless they are protected by an
Article 4 order, do not need permission. Changes to external decorations,
minor adjustments to signage, the addition of small elements to facades such
as grilles, boiler outlets and so on, can all add up eventually to potentially
significant overall change. Planting schemes can also change views and
appearances.
Decay
Natural processes of weathering slowly bring about change – such as the decay
of materials, staining of facades, and erosion of fabric. Lack of maintenance of
buildings means that these natural processes take precedence and a once fine
building can eventually end up as an eyesore.
15
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Highways and Utilities
Works by the highway authorities and utility companies, which generally have
deemed consent to carry out works, can, in some cases, have devastating
effects on sensitive areas. The requirement for public information signage, if
not carefully thought out, can also be very detrimental.
2.5.2. Methods of monitoring
Mapped recording
The maps provided in the conservation area appraisal provide a starting point.
These can also be used to assist in producing more detailed audits such as of
street furniture and signage.
Photographic records
The Holbeach Civic Society already maintain an excellent photographic archive.
This needs careful cataloguing and archival treatment to ensure its longevity.
The Conservation Area Appraisal contains a baseline dated photographic
record of all listed buildings and buildings defined as of local importance in the
area. This should therefore provide a useful tool for noting incremental
changes.
Information exchange
Monitoring the local newspaper, applications for development works
submitted to the council, and setting up links with other agencies, which are
responsible for change in the area, can all assist in ensuring that such changes
that are necessary, are well thought out and sensitive to the needs of the area.
Action 1: The existing information available on the conservation area will be
utilised to monitor change and the photographic record will be kept and
updated on a regular and systematic basis to record further changes.
16
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
3.0 GENERAL MANAGEMENT PROPOSALS
3.1 Shop-front Design
3.1.1. Principles for traditional shop-fronts
Holbeach is a small market town and the buildings and their frontages are
relatively narrow and are largely on traditional buildings. Most of the buildings
here date from the late eighteenth century period through to the late
nineteenth and so the proportions of openings are generally vertical in
emphasis.
Shopfronts on these buildings would normally have a number of components
as follows:
Stall riser or stall board at the base.
A frame usually formed of pilasters to define the shopfront area.
A horizontal fascia with cornice ( together these are called ‘the entablature’).
A shop window, often subdivided with mullions or by the shop entrance itself.
The historic shopfront usually also had some moulded details, such as brackets,
called consoles, at the tops of the pilasters to support the fascia.
Stall risers were often panelled in timber, but may also be in brick or render.
A key factor in the successful design of a shopfront is its relationship to the
whole facade and how the overall proportions relate. In some cases there may
be earlier photographic evidence of the earlier shopfront which can assist in
redesigning a new sympathetic shopfront to replace a later addition.
The use of painted timber for shopfronts in the conservation area is crucial,
and modern shiny materials such as acrylics for fascias, or aluminium for doors
and windows must be discouraged.
17
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
3.1.2. Identification of good historic shop-fronts
It is clear, from early 19th century drawn illustrations of the High Street in
Holbeach, that the town once had some very finely detailed shopfronts with
good proportions and attractive details. None of these early shopfronts remain
but some from the second half of the nineteenth century do survive and two of
the best of these are illustrated on page 38 of the conservation area appraisal.
These are at numbers 20 and 32 High Street. Apart from the swan neck lighting
on number 32, which is slightly intrusive, this a good example of a well
maintained and attractively detailed shopfront. The colour scheme is pleasing,
the lettering is traditional and in scale, and the hanging sign is in keeping with
the presentation.
Number 20 is currently vacant and so has no signage. The design and form of
the shopfront is however commensurate with a late nineteenth century date
and it has not been significantly altered. It is the best surviving historic
shopfront in the conservation area.
Although not in the same category of historic interest as the two mentioned
above, the shopfront at 40 High Street is as it was in the 1950s and has well
executed hand painted lettering. Similarly number 30 West End retains an
early 20th century shopfront with narrow columns, low stall riser and top
mounted blind box. The narrow fascia is well painted and lettered.
18
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
3.1.3. Identification of historic shop-fronts that have been marred
Within the area there are other shopfronts which retain their historic
character, but this has been marred in some way by the application of non
traditional signage or other details. These are found at the following locations:
Property Description Non traditional additions/changes
8 & 10 Church
Street
This pair has matching mid 19th c.,
details with panelled pilasters and
narrow fascias.
8 has a deeper fascia applied over the
original one and 10 has lost its glazing
bars to the shop window. (Plate 1)
7 High Street Early 20th c., style with recessed
door and pull awning.
Deep fascia, with large letters,
contrasts unfavourably with delicate
design of shopfront.
31 & 33 High
Street
Late 19th c. pair with narrow
fascias, plain pilasters, low stall
risers.
Both properties have signs sitting
above the fascias obscuring first floor
window cills.
47 & 49 High
Street
Rendered goal post framing with
bronze framed shop window with
leaded lights. c. 1930s
Applied sign could better reflect form
and character of shopfront.
51 & 53 High
Street
Late 19th c., shopfront with
pilasters and console brackets.
Later fascia and signage mar the
shopfront, plus applied Dutch-blind.
55 & 57 High
Street
Pair of late 19th c., shopfronts
with narrow paned windows and
recessed door, plain pilasters.
Applied signage to fascias.
(Plate 2)
18 & 16 High
Street
Late 19th c., shopfront with
narrow pilasters with console
brackets; later framing.
Fascia signs out of keeping.
36 High Street 19th c. With narrow pilasters and
scrolled console brackets,
recessed door with overlight.
Deep fascia.
Fascia possibly obscures overlights to
shop window. Window has lost
subdivision. (Plate 3)
38 High Street 19th c., narrow pilasters, angled
fascia, recessed door.
Addition of angled sign and lights to
fascia. (Plate 3)
19
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Plate 1: 8 & 10 Church Street
Plate 2: 55 & 57 High Street
20
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Plate 3: 36 & 38 High Street
3.1.4. Identification of poor quality shopfronts that need improvement
Unfortunately, virtually all of the non historic shopfronts in the town are not of
a quality that would be considered suitable, or appropriate, for a sensitive
conservation area, such as Holbeach town centre. The type of problems which
occur are as follows:
1. Size of lettering out of scale with fascia/building: (28 Church Street; 9, 11,
13, 31, 35, 41, 43, 10, 12, 14, 24, 26, 44, 54, & 56 High Street:
3, 10, & 26 West End) [Refer to Plates 1, 2 and 3]
2. Garish/harsh colour combinations used: (8 Church Street, 1-3, 31, 10, 14,
18-16, 58-60 High Street [Plate 4], 28 West End)
21
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Plate 4: 58 & 60 High Street
3. Unsuitable materials for fascias: (17, 19, 34 High Street, in particular and all
those with standard printed fascias)
4. Unsuitable materials for stall risers, or no stall riser at all:(2-8 Church Street,
17 & 19, 27-29, 41-43 High Street, 3 West End) (Plate 5)
22
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Plate 5: 17 & 19 High Street
5. Unsightly additions such as lights (19, 24, 38, 48, 56 High Street,) or Dutch
blinds (18 West End)
5. Shopfront insertion has ruined otherwise good facade: (2 High Street, 12 &
14, 28 West End,
6. Whole building including shopfront is misfit in the area: (2-8 Church Street,
41 High Street)
Note: This list is not exhaustive. Other unsuitable elements, to shopfronts, can
be identified and added to this list. Shopfronts do change, quite quickly, as the
illustrations below shows, in this example, for the better. (Plates 6 & 7)
23
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Plate 6: High Street:Photograph taken 19/03/2009
Plate 7: High Street, photograph taken 22/08/2010
24
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Action 2: All applications for works to shopfronts will be carefully scrutinised
to ensure that they meet policy requirements. Owners of those shopfronts
which do not meet the high standard appropriate for a conservation area will
be encouraged to consider appropriate changes. Enforcement action will be
taken against owners of shopfronts which have non permitted adverts or
additions.
3.2 Buildings at Risk
3.2.1. Survey by Heritage Trust of Lincolnshire
A detailed county wide survey of buildings at risk is currently being undertaken
by the Heritage Trust of Lincolnshire. The aim of this project is to undertake an
audit of the current condition and survival of historic buildings, sites,
monuments and open spaces in Lincolnshire; to raise awareness of both the
quality and vulnerability of Lincolnshire's historic environment; and to involve
volunteers in the more effective management of their local heritage.
South Holland District Council is involved with this project and once completed
the numbers of buildings at risk in the Holbeach Conservation Area will be fully
identified and reported on.
3.2.2. Strategy for buildings at risk
Once buildings at risk in the area have been identified, the good work already
achieved through grant schemes can be reinforced with further action.
It is important to note and monitor those buildings that may be on their way to
being at risk. The detailed survey should assist in that regard. Early contact
with owners of these buildings, and guidance about appropriate maintenance
action, can help prevent further decay.
Sensible maintenance work such as clearing blocked gutters, painting joinery
on a regular basis, and replacing slipped or missing tiles can be pointed out to
25
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
owners and remedial action taken. ‘A stitch in time saves nine’ needs to be the
key principle.
Underused buildings can also be at risk. Quite often the upper floors of shops
are unused. They can look unsightly as a result with storage boxes visible at
upper floor windows. Because they are not used, the upper levels may not be
maintained and leaks in roof coverings can go undetected for some time.
Action 3: Any assistance required by the Heritage Trust of Lincolnshire in
assessing the buildings in the conservation area will be provided. Once the
survey is completed the buildings identified will be followed up. Advice on
maintenance will, where appropriate, be provided to owners. Shop owners
with unattended upper floors will be contacted and where feasible
encouraged to look at conversion options.
3.3 Control of New Development
3.3.1. Urban Design Strategy
In common with many towns in the 1950s and 60s, there was a loss of
important townscape buildings in Holbeach and replacement with ones of little
note. It may be too late to repair that damage, but any new further
development in the area needs to be related to a clear design strategy.
Guidance on design is given in ‘Designing in Context’ published in 2001 by
English Heritage and the Commission for the Built Environment. The following
checklist of questions is useful for both designers and those assessing new
schemes for sensitive locations:
What is the relationship of the proposal to its site?
How does it relate to its wider setting?
Does it fit in with the grain of the street and the adjacent plot
patterns.
Does it provide interest and variety at roof level?
26
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
What is the density of the scheme and how does this relate to the
existing and neighbouring uses?
What is the impact in close views?
How does the use of materials work and how do these relate to
the surrounding buildings?
What is the nature of the architecture proposed and its end use?
Is the building too grand or too modest for the proposed use and
its position in the area?
Does the scheme make a contribution to the public realm?
Will there be an imaginative use of space, or just awkward spaces
left over after planning?
In the wider setting, has the impact of the new work in long views
been considered? Is the impact positive or negative? Does it
detract the eye from the focus of the view, or does it provide
something more rewarding to look at?
Each site and building is unique, but by formulating a list of questions, based
on the CABE publication, each proposal can be analysed and its strengths and
weaknesses assessed. This allows an unbiased view to be taken and can also
help to frame guidance for new developments to ensure that they do in fact fit
the area.
Action 4: Applications for changes to sites or buildings will be assessed
against Council Policy and by using an objective questioning approach as set
out in ‘Building in Context’ by CABE.
3.4 Insensitive Alterations
3.4.1. Guidance as to special interest
The descriptions of both the listed buildings and the buildings of local historic
interest contained in the Appendix to the Conservation Area Appraisal set out
the particular interest of each property. Generally it is the architectural
treatment of the front elevation which has most significance. But that is not
the case for all buildings. For example the former National School on Victoria
27
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Street has an eye catching gable end window. Other buildings, such as some on
Market Hill, have been designed to face two streets and have interesting
corner details.
The sum is the whole of the parts. With historic buildings, the parts, in other
words the details, are crucial to the character of the building. An historic
building, which still retains its roof form and brick walls, is much diminished if
the window openings have lost their arches or enrichments and the door has
lost its hood or pediment. Similarly, the part that chimneys play on roofscapes
cannot be underestimated; their loss can rob a long view of much interest.
Equally, the addition of garish adverts or clutter, such as ill thought through
external lighting, can damage the appearance of an historic building and its
setting. This is why it is important that applications for alterations to such
buildings are required, to show changes to details, as well as to the main body
of the building.
3.4.2. Enforcement information
The successful conservation area is usually one where there is a well
maintained enforcement policy. This helps to ensure that the changes that do
occur are ones that are well thought through and approved.
South Holland District Council has a Planning Enforcement Policy, which was
published in September 2006. It is available on the council’s website. It sets out
the background to enforcement and the procedures for dealing with breaches
of planning control.
The system relies heavily on the general public reporting breaches to the
council. Effective Enforcement can become self policing. If people in the local
area are aware that the council will, where appropriate, take action then
breaches will be reported. If action is only rarely taken the incentive to report
diminishes.
28
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
The publication of the Holbeach Conservation Area Appraisal provides a record
and statement of the character of the area at a point in time. Effective
monitoring alongside effective enforcement will mean that the conservation
area will become better managed.
Action 5: Breaches in planning control will be reported to the Council’s
enforcement team.
3.5 Vacant Sites
3.5.1. Approach to design briefs
There are a few potentially vacant sites in the centre of Holbeach. One is to the
rear of the Chequers Hotel, another alongside the Crown Hotel on West End.
Other smaller infill sites may arise in Albert Street or when a 1950s or 60s
building reaches the end of its useful life.
For all such sites, prior to any redevelopment proposals being put forward that
would affect the conservation area, a carefully thought through development
brief should be prepared. This might be by the council or by the site owner.
A development brief has already been prepared for the site to the rear of the
Chequers Hotel. Design briefs need to be site specific and to acknowledge the
surroundings and context of the site. As a minimum requirement they should
be include the following
i. An assessment of the present form and functions of the site.
ii. An investigation into the history of the site and its context.
iii. An illustrated description of its character and general condition.
iv. A list of the design constraints and opportunities.
29
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
v. Identification of further design and planning issues that would need
to form part of any planning application for the site.
vi. Indication of consultations that would be required.
The brief should include a site plan and photographs
Action 6: Development Design Briefs will be required prior to any application
for development/redevelopment of sites in the conservation area.
3.6 Public Realm
3.6.1. Public realm strategy
As has been identified in the conservation area appraisal, there are no original
public realm pavings or fittings left in the centre of Holbeach. All that remain
are a few traditional cast iron street signs.
English Heritage has provided a general manual for streetscapes in the East
Midlands Region in its Streets for All Programme. There is also further
information available in the English Historic Town’s Forum 2008 publication
Manual for Historic Streets. Local authorities are encouraged to set up more
detailed strategies for the enhancement of streetscapes.
Works to the public realm are generally carried out by the Highways Authority.
Close liaison with that body will be essential so that when the area comes up
for repaving this is done in a more sympathetic manner than the existing
utilitarian surfacing.
Some of the light fittings in the High Street are, although modern, reasonably
sympathetic. However, those in Church Street, adjacent to the churchyard and
distinguished parish church, are standard old concrete fittings. These need to
be replaced as soon as possible.
30
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Prior to any schemes being undertaken to improve the area, a public realm
strategy needs to be agreed, setting out the materials to be used and
identifying those elements that need to be replaced.
Action 7: Discussions will be held with Highways to establish a programme of
improvements to the light fittings and surfacing of pavements in the
conservation area.
3.6.2. Wirescape
The area is blighted by unsightly wirescape relating to telephone and electrical
cables, both across the streets and also on the facades of buildings. It is quite
often the case that many of these cables are redundant. Simple testing of the
cables can establish which are surplus to requirements and an immediate
improvement may be possible in reducing the cable numbers.
Eventually all cables in the conservation area should be underground, where
possible.
Action 8: Discussions will be held via the parish council with the statutory
bodies and building owners to initially establish which cables are redundant
so that these can be removed. A longer term programme for undergrounding
cables will then need to be investigated.
3.6.3. Street furniture survey
The precise location of all historic street signs needs to be established and
mapped. This information must be shared with the relevant sections of the
Local Authority to ensure that these are not inadvertently cleared away in
some well meaning improvement scheme.
There is, as in all towns, a plethora of old traffic signs, many of which are quite
unsightly. Central government is now urging that the number of street signs be
reduced and grouped more effectively. An audit of street furniture, based on a
map, identifying each sign and seat or light location is required to manage the
31
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
change that needs to take place. It should be accompanied with a
photographic record of each item to aid identification.
Standard wide bright yellow lines used in narrow roads such as Church Walk
are very intrusive. It is possible in historic locations for narrower paler yellow
lines to be used and this needs to be explored.
Action 9: A detailed audit of all street furniture and signs in the conservation
area will be organised by the parish council and published. As a result of this
audit, appropriate action to ensure the removal of redundant signs and
fittings will be undertaken, unless these are established to be of historic
interest. Intrusive yellow lines will also be reduced in width where possible.
3.7 Traffic Management
3.7.1. Through traffic
Although the town is bypassed it still takes a considerable amount of through
traffic and this leads to congestion at the five road junction on Market Hill. The
use of a complex traffic light system here may contribute to the congestion.
The result of this traffic light system also leads to barriers on all of the corners
and there is no chance to appreciate this historic space which was once the
focus of the town centre.
Alternative ways of dealing with this junction need to be explored with
Highways. This is considered to be crucial to the successful reinvigoration of
the conservation area.
Action 10: Early consultation will take place with Highways to establish more
sympathetic ways of managing the junction at Market Hill.
32
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
3.7.2. Car parking
On street parking is another intrusive factor, particularly in the long historic
Albert Street. It is likely that much of the day time parking here is not related
to residents parking. It might be possible therefore to reduce the numbers
using this area by introducing a resident’s parking permit system.
Action 11: Following a parking survey and consultation with residents,
alternatives for parking on Albert Street should be considered, such as a
resident’s parking scheme.
3.8 Green Spaces
The principle green spaces are identified on the Conservation Appraisal
Townscape Map. In addition to these private gardens and their front
boundaries play an important role in the conservation area. The loss of front
garden areas for parking places can quickly erode the character of an area, as
can inappropriate plantings. Traditional front boundaries are iron railings or
low brick walls. Other non traditional materials used in these contexts can
again cause loss of character.
Some of these issues are difficult to control, except where there is an Article 4
Direction Order in place. However as part of the ongoing process of managing
the area, an audit of front boundary treatments and front gardens that play a
significant part in defining the area can be undertaken. This should identify
traditional treatments such as native species hedges, traditional railings and
brick walls, and less sympathetic ones such as ranch fencing and conifers
hedges. Following that, informal guidance in the form of a pamphlet could be
issued for householders.
Action 12: An audit of front boundary treatments will be instigated by the
parish council and informal guidance published on traditional approaches.
33
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
4.0 SITE SPECIFIC MANAGEMENT PROPOSALS
4.1 Albert Street
This includes all of the area of similar date around Albert Street including
Albert Walk, Cross Street, Chancery Lane and Chapel Street.
Development Guidelines
1. Ensure good quality of new and replacement doors and windows.
2. Take action against unauthorised and unsuitable cladding materials on
prominent facades.
3. Resist applications for further uncharacteristic single storey bungalows.
4. Protect brick boundary walls and railings where these make a positive
contribution to the area.
5. Discourage the use of houses in this area for multiple occupation where this
will lead to increased on street parking.
6. Discourage the use of front gardens for parking.
7. Serve enforcement notices on any sheds or garage blocks that are not
permitted development.
8. Insist on high quality design for any new buildings on potential gap sites
Enhancement Proposals
1. Provide detailed guidance to all homeowners in this area setting out the
principles of good window and door design to replace worn out or
inappropriate fittings.
2. Where sheds or garages are permitted, work with the owners to establish
ways forward to improve their appearance.
3. Replace inappropriate tarmac pavements with traditional stone pavings with
good quality lamp standards.
4. Provide design briefs for gap sites that are identified as suitable for
development.
5. Consider reducing on street parking by applying a resident’s on street
parking permit system.
34
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
6. Consider protection of two further buildings with Article 4 Direction orders.
These are number 16 Albert Street and 6 Cross Street. These are both singled
out as buildings of local importance in the conservation area appraisal and
make valuable contributions to the conservation area.
7. Encourage better visual treatment of the site adjacent to dental premises on
west side of street and to rear of High Street properties. (Plate 8)
8. Provide best practice approaches to the treatment of prominent boundaries
and front gardens.
Plate 8: Poor quality streetscape at the end of Albert Street.
4.2 Boston Road
Boston Road is the principle way into the town from the bypass. There are long
views here of the parish church. It is an area of mixed use where there has
been significant redevelopment and loss of character.
Development Guidelines
1. Insist on high quality design for any new buildings on potential gap sites on
this important street.
35
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
2. Monitor the signage and light fittings on the listed public house, the ‘String
of Horses’ and work with the owners to have non permitted signs and fittings
removed.
3. Assess need for enforcement action on the use of unauthorised ‘A’ frame
advertising boards and for control of signs, fittings and other unauthorised
signs.
4. Establish the ownership of the fine row of trees on the east side of the road
and ensure that these trees are inspected and managed, as they are a
significant feature in the townscape.
5. Insist on high standard of design for shopfronts and adverts.
6. Resist use of corporate signs and colour scheme if inappropriate.
Enhancement Proposals
1. Work with the owners of the listed pair at 4 and 6 Boston Road to see if the
unsightly dormers can be replaced with traditional dormers.
2. Audit and rationalise street signage at junction.
3. Work with the statutory authorities to remove unsightly poles and
wirescape ,which intrude into the views of the church.
4. Encourage repair and reuse of 21 Boston Road South.
5. Encourage owners of 19 Boston Road South to consider removal of ground
floor treatment and reinstatement of earlier fenestration and doorways and
windows.
4.3 Church Street
This sinuous street leads from the countryside to the centre of the town beside
the churchyard. It is a mixed development street.
Development Guidelines
1. Protect the only property in the terrace 19-29 Church Street which still
retains its original window openings and doorway with an Article 4 Direction
Order.
2. Change of use from residential to retail should be resisted.
36
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
3. The small shops which do exist at the north end of Church Street need to be
encouraged to remain in use. Take-away food premises do not encourage
smaller scale retail outlets to remain in secondary shopping streets. Their use
should be discouraged here.
4. Improved control of adverts is required.
5. Insist on high standard of design for shopfronts and adverts.
6. Resist use of corporate signs and colour scheme if inappropriate.
7. Assess need for enforcement action for control of adverts, signs, and fittings.
Enhancement Proposals
1. Encourage the owner of 27 Church Street to replace the upvc door with a
wooden door of appropriate design and if possible to replace the windows as
well with six over six timber sashes. This would be a good flagship exercise.
2. The buildings on the corner of Church Street and Back Lane are noted as non
positive. Their early replacement with a new design to reflect the character of
the area should be promoted.
3. The churchyard is well landscaped and contains fine monuments. Signage
adjacent to the churchyard and light fittings close by are detrimental to its
appearance. Redundant signs should be replaced and new fittings chosen.
4. The churchyard paths and the pathways in Church Street are all in tarmac.
Early prints show that the churchyard was once stone paved. A joint scheme
with the church to improve pavings in the area would greatly enhance the
setting of this important Grade I listed church.
5. The old black and white timber posts along the road-side, shown in early
photographs, have been replaced with standard cast iron bollards. Their
eventual replacement with the traditional posts should be considered.
6. Removal of intrusive wirescape would improve the long views of the church.
4.4 Church Walk
This narrow lane has an informal character in contrast to the regular planned
grid of adjacent Albert Street. At its southern end it becomes a green lane.
37
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Development Guidelines
1. Protect number 3 Church Walk with the application of an Article 4 Direction
Order. This property is a focal point in views from the churchyard and apart
from the UPVC door and windows, it retains its slate roof and good details.
2. Protect the green lane from road surfacing.
3. Where sheds or garages are permitted development, work with the owners
to establish ways forward to improve their appearance. If they are not
permitted take enforcement action.
4. Protect brick boundary walls where these make a positive contribution to
the area.
5. Ensure good quality of new and replacement doors and windows.
6. Resist applications for further single storey bungalows.
Enhancement Proposals
1. Change the bright yellow wide double lines to paler narrow lines.
2. This lane would originally have had a more informal surface treatment such
as setts or cobbles. Their reinstatement would considerably enhance the
churchyard area.
3. Encourage the church authorities to replace the utilitarian gateway to the
churchyard with a more traditional gate.
4. Encourage the replacement of utilitarian wooden fencing along the green
lane with brick walls or native species hedges. (Plate 9)
Plate 9: Rear fences on
Green Lane, on Church
Walk.
38
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
4.5 High Street
This is the principal retail area in the town and is a mixture of local shops and
national outlets.
Development Guidelines
1. Change of use from retail to residential should be resisted in the High Street
where this would harm the viability and vitality of the area.
2. However in some cases change of use of upper floors may need to be
encouraged to ensure the full use and maintenance of properties.
3. A high standard of design of shopfronts and adverts need to be insisted on
for works to replace or alter shopfronts.
4. Standard corporate colour schemes and logos should be resisted on
sensitive sites. Most national chains have conservation signs and signage
formats that are usually far more appropriate than their standard approach.
5. Consider the creation of an area of special advertising controls, particularly
around the setting of the church.
6. Assess the need for enforcement control of unauthorised signs and other
fittings.
7. Improved control of adverts is required.
Enhancement Proposals
1. Audit and rationalise traffic signage.
2. Look to work with owners to carry out improvements to colour schemes,
signage, fittings and other issues raised in Section 3.1.
3. Work with the statutory authorities to remove unsightly poles and
wirescape ,which intrude into the views of the church and long views up and
down the street.
4. Work with the Highways authority to improve the quality of the pavements.
5. A long term aim must be to encourage the replacement of those insensitive
buildings added in the 1960s/70s as soon as the opportunity arises.
39
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
6. Ensure that any replacement buildings of those which are highlighted as non
positive are the subject of well compiled design briefs prior to any application
being submitted.
4.6 Market Hill
This is the heart of the conservation area and the historic centre of the town
where in the past people used to meet. It is now a busy and unfriendly road
junction.
Development Guidelines
1. A high standard of design of shopfronts and adverts need to be insisted on
for works to replace or alter shopfronts. In this location the emphasis and
detailing of corner treatments is important.
2. Standard corporate colour schemes and logos should be resisted on
sensitive sites. Most national chains have conservation signs and signage that
is usually far more appropriate than their standard approach.
3. Consider the creation of an area of special advertising controls, particularly
around the setting of the church.
4. Assess the need for enforcement control of unauthorised signs and other
fittings.
5. Improved control of adverts is required.
Enhancement Proposals
1. Work closely with Highways to develop an alternative way of managing the
traffic in this area. It is considered that this will be a crucial scheme for the
enhancement of this area.
2. Once the traffic issue has been resolved, implement a competition for a new
centre piece for this space.
3. Once potential safety issues have been addressed, remove barriers around
the area (Plate 10) and encourage pedestrian re-ownership of this central part
of the town.
40
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Plate 10: Barriers on Market Hill.
4. Look to work with owners to improve the shopfronts which face onto this
important space and in particular the market hall needs to be returned to its
former status in terms of appearance.
4.7 Park Road
This is a more relaxed street, not so heavily trafficked, which leads out of the
conservation area to residential properties and also the cemetery.
Development Guidelines
1. Resist changes of use from residential to retail.
2. Discourage use of parking areas in front gardens.
3. Consider the recommendation to add the cemetery into the conservation
area.
4. Ensure good quality of new and replacement doors and windows.
41
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
5. Engage with owners of properties nos 1- 5 Park Road to improve quality of
signage and general presentation in terms of colour usage and decorations.
Enhancement Proposals
1. Work with the owners of the Holbeach Warehouse for a more sympathetic
front elevation to this building, which was once a Victorian chapel with
considerable presence on the street frontage.
2. Encourage the development of the gap site behind the Chequers Inn to also
include the sensitive reuse of the building at 6-10 Park Road.
4.8 Stukeley Park
This is the largest green space in the town, and once contained a large house
associated with the Stukeley family. It is now a public open space.
Development Guidelines
1. This is an important open space in the town and one which relates to an
earlier park surrounding a once historic house. Resist further new
development and parcelling off plots for parking areas within this park.
2. Resist further municipalisation of the space with tarmac paths, kerb edgings,
regularly space seats and lamp standards.
2. Ensure that the existing mature trees in the park are managed and regularly
surveyed to ensure that they remain in good condition.
Enhancement Proposals
1. A more imaginative planting scheme within the grounds, relating for
example to the period when the antiquarian William Stukeley lived in
Holbeach, would add considerable interest and reduce the municipal character
of the space.
42
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
4.9 West End
This street runs towards Spalding and has had some fine buildings fronting it,
many of which have now been irreversibly altered.
Development Guidelines
1. Ensure high quality and sympathetic design of new or replacement shop
signs and shopfronts.
2. Improved control of adverts is required.
3. Protect numbers 17 and 19 West End with the application of an Article 4
Direction Order. This property is a focal point in views of West End from the
west. It retains its slate roof and good details.
Enhancement Proposals
1. Take enforcement action to open up the shopfront that has been blanked
off at 28 West End.
2. Encourage better treatment of open fronted sites to car park area on south
side and garage forecourt on north side of street. (Plate 11)
3. Encourage owner of derelict building and site adjacent to the parish council
offices to come forward with a scheme for reuse and development. (Plate 12)
4. Screen off and enclose the garage court on Back Lane. (Plate 13)
43
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Plate 11: Open fronted car park on West End.
Plate 12: Derelict building on West End.
44
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Plate 13: Garage court on Back Lane.
5.0 DELIVERY
5.1.1. The District Council’s role
The District Council has statutory duties to review the conservation areas
already designated. In order to do this it has to commit resources to carry out
this work, by either using its own employed staff, or by hiring specialist
consultants to undertake this work.
All sections of the Council should be made aware of the status of the
conservation area, to ensure that all staff and departments are working in a co-
ordinated fashion towards the aim of both preserving and enhancing the area.
The Council also has a duty to inform the local community about the
conservation area, to explain and reinforce its significance and to encourage
best practice in all works affecting the area. It also needs to respond effectively
to requirements for enforcement when unauthorised damaging works are
brought to its attention.
45
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
5.1.2. The Parish Council’s role
The Parish Council has an important role to play as the local elected body
directly interested in maintaining the special character of this place and
making it a place that everyone can be proud of.
This local body has the most intimate knowledge of this place, and so can make
informed comments on proposed developments and also note and report
unregulated changes to sensitive buildings and areas.
5.1.3. Owners and residents
Well maintained conservation areas are generally sought after and attractive
places to live and work in. The preservation and enhancement of the area is
therefore to the benefit of all residents.
All local owners of homes and businesses can play their part by ensuring that
they seek high standards in their own development proposals, and maintain
their properties in good repair. By seeking skilled and appropriate advice for
alterations and repair work the future well being of the area can be assured.
5.1.4. Community involvement
Where outside agencies put forward schemes for development and alteration
that are inappropriate, well informed protests from local bodies can help to
prevent long lasting damage.
A local conservation area advisory committee is one way of ensuring that the
local voice is heard. It also provides a focus for the wider based agencies to
channel information through to those on the ground. This committee should
be formed as a sub committee of the Holbeach Parish Plan.
46
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
6.0 SUMMARY
6.1 Summary
The Appraisal has shown that despite its designation much damage has
occurred to this area. This Management Plan can only be effective if it is acted
upon. All stakeholders have a part to play in this process. Resources in terms of
time and money will need to be committed to ensure that the conservation
area of Holbeach is able to move forward, and to facilitate the repair of some
of the damage. Better monitoring of the area will also help in reducing the
level of unacceptable and damaging change.
Once the items on the five year Action Plan has reached its end, the Area
Appraisal and this management Plan should be fully reviewed and updated.
Following that a new five year plan should be established.
6.2 List of actions set out in this document
Action 1: The existing information available on the conservation area will be
utilised to monitor change and the photographic record will be kept and
updated on a regular and systematic basis to record further changes.
Action 2: All applications for works to shopfronts will be carefully scrutinised to
ensure that they meet policy requirements. Owners of those shopfronts which
do not meet the high standard appropriate for a conservation area will be
encouraged to consider appropriate changes. Enforcement action will be taken
against owners of shopfronts which have non permitted adverts or additions.
Action 3: Any assistance required by the Heritage Trust of Lincolnshire in
assessing the buildings in the conservation area will be provided. Once the
survey is completed the buildings identified will be followed up. Advice on
maintenance will, where appropriate, be provided to owners. Shop owners with
unattended upper floors will be contacted and where feasible encouraged to
look at conversion options.
47
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Action 4: Applications for changes to sites or buildings will be assessed against
Council Policy and by using an objective questioning approach as set out in
‘Building in Context’ by CABE.
Action 5: Breaches in planning control will be reported to the Council’s
enforcement team.
Action 6: Development Design Briefs will be required prior to any application
for development/redevelopment of sites in the conservation area.
Action 7: Discussions will be held with Highways to establish a programme of
improvements to the light fittings and surfacing of pavements in the
conservation area.
Action 8: Discussions will be held with the statutory bodies and building owners
to initially establish which cables are redundant so that these can be removed.
A longer term programme for undergrounding cables will then need to be
investigated.
Action 9: A detailed audit of all street furniture and signs in the conservation
area will be carried out and published. As a result of this audit, redundant signs
and fittings will be removed, unless these are established to be of historic
interest. Intrusive yellow lines will also be reduced in width where possible.
Action 10: Early consultation will take place with Highways to establish more
sympathetic ways of managing the junction at Market Hill.
Action 11: Following a parking survey and consultation with residents,
alternatives for parking on Albert Street should be considered, such as a
resident’s parking scheme.
Action 12: An audit of front boundary treatments will be carried out and
guidance published on traditional approaches.
48
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
7.0 ACTION PLAN
7.1 Continuous tasks
Alb
ert
Stre
et
Bo
sto
nR
oad
Ch
urc
hSt
reet
Ch
urc
hW
alk
Hig
hSt
reet
Mar
ket
Hill
Par
kR
oad
Stu
kele
yP
ark
Wes
tEn
d
Ensure good quality of new and replacement
doors and windowsX X X
Resist applications for further single storey
bungalowsX X
Protect brick boundary walls and railings X X
Discourage use of houses for multiple occupation
where this will lead to increased street parkingX
Discourage use of front gardens for parking X X
Insist on high quality designs for any new buildings
on potential gap sites.X X
Resist change of use from residential to retail X X
Discourage use of shops for takeaway food
outlets.X
Improve control of adverts X X X X
Protect green lane from surfacing X
Resist change of use from retail to residential at
ground floor levelX
Insist on high standard of design for shopfronts
and advertsX X X X X X
Resist use of corporate signs and colour scheme if
inappropriate.X X X X X X
Assess need for enforcement control of signs,
fittings and unauthorised signsX X X X X X
49
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Alb
ert
Stre
et
Bo
sto
nR
oad
Ch
urc
hSt
reet
Ch
urc
hW
alk
Hig
hSt
reet
Mar
ket
Hill
Par
kR
oad
Stu
kele
yP
ark
Wes
tEn
d
Resist further development & parking areas in
Stukeley ParkX
Resist further municipalisation of Stukeley Park
area.X
Ensure that existing mature trees in Stukeley Park
are managed regularlyX
50
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
7.2 Tasks in next 6 – 18 months time
Alb
ert
Stre
et
Bo
sto
nR
oad
Ch
urc
hSt
reet
Ch
urc
hW
alk
Hig
hSt
reet
Mar
ket
Hill
Par
kR
oad
Stu
kele
yP
ark
Wes
tEn
d
Take action against unauthorised & unsuitable
cladding materials on prominent facadesX
Serve enforcement notices on any sheds or
garages that are not permitted development.X
Provide detailed guidance to all homeowners on
good window, door designX X
Consider protection of further buildings in Article
4 order.X X X X
Monitor signage and light fittings on listed pub
and work with owners to have non permitted
signs removed.
X
Assess need for enforcement action re ‘A’ frame
boards.X X
Establish ownership of trees to ensure inspections
and management takes place.X
Audit and rationalise traffic signage X X
Work with authorities to remove wirescape. X X X
Encourage repair and reuse of 21 Boston Road. X
Change bright yellow wide line to narrower paler
ones.X
Start to encourage shop owners to use upper
floors in either further retail use or flats for
residential use.
X
Consider creation of area of special advertising
controlsX X
51
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Alb
ert
Stre
et
Bo
sto
nR
oad
Ch
urc
hSt
reet
Ch
urc
hW
alk
Hig
hSt
reet
Mar
ket
Hill
Par
kR
oad
Stu
kele
yP
ark
Wes
tEn
d
Look to work with owners to improve previously
permitted colour schemes, signage etc. on
shopfronts where potential improvements have
been identified.
X
Work closely with Highways to develop alternative
way of managing traffic on Market HillX
Work to reinstate the front elevation of Market
Hall and to remove intrusive shopfront.X
Consider recommendation to add the cemetery
into the conservation area.X
Encourage the development of the gap site to the
rear of Chequers Inn and also include the sensitive
re-use of 6- 10 Park Road.
X
Take enforcement action, if possible, to open up
and improve blanked off shopfront at 28 West
End.
X
Encourage better treatment of open fronted site
to car park and garage forecourt on West End.X
Encourage owner of derelict small building and
site adjacent to parish council offices to put
forward scheme for reuse and development.
X
Encourage scheme to screen off and enclose
garage court on Back Lane.X
52
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
7.3 Tasks in next 18 months – 5 years time
Alb
ert
Stre
et
Bo
sto
nR
oad
Ch
urc
hSt
reet
Ch
urc
hW
alk
Hig
hSt
reet
Mar
ket
Hill
Par
kR
oad
Stu
kele
yP
ark
Wes
tEn
d
Where sheds or garages are permitted, work with
owners to improve appearanceX X
Replace inappropriate tarmac/block pavements
with stone pavings and better light fittingsX X
Provide design briefs for gap sites where identified
as suitable for developmentX
Consider reducing on street parking with
resident’s parking only schemeX
Work with owners of listed properties at 4- 6
Boston Road, to seek improvement of dormers on
roof.
X
Encourage owners of 19 Boston Road to reinstate
earlier ground floor elevations.X
Encourage replacement doors and windows in 27
Church StreetX
Promote redevelopment of site on corner of
Church Street and Back Lane.X
Remove any redundant signs in vicinity of
churchyard and seek improvement of light fittings
in Church Street
X
Consider joint scheme to improve paths in and
adjacent to churchyard.X
Investigate reinstatement of traditional painted
wooden bollards on Church StreetX
Reinstate cobbled surface to Church Walk X
Encourage church to replace gate onto Church
WalkX
53
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Alb
ert
Stre
et
Bo
sto
nR
oad
Ch
urc
hSt
reet
Ch
urc
hW
alk
Hig
hSt
reet
Mar
ket
Hill
Par
kR
oad
Stu
kele
yP
ark
Wes
tEn
d
Aim to replace insensitive buildings added in
1960s/70s when opportunity arisesX
Ensure that design briefs are prepared for non-
positive sites prior to any applicant being
submitted.
X
Once traffic issue on Market Hill is resolved,
implement competition for new centre piece for
this space
X
Remove barriers around Market Hill and
encourage pedestrian re-ownership of this space.X
Work the owners of Holbeach Warehouse for
more sympathetic front elevation and treatment
of this building.
X
Encourage design of more imaginative planting
scheme in Stukeley Park to reflect use of site as
former garden and reduce municipal character of
space. Relate to history of Stukeley family.
X
Following audit of boundary treatments, provide
best practice guide to treatment of sensitive and
prominent boundaries.
X X
54
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
8 REFERENCES
8.1 Legislation
8.1.1. Planning/Environment
Ancient Monuments and Archaeological Areas Act 1979
The Building Act 1984 and Building Regulations 2000.
Town and County Planning Act 1990
Environment Protection Act 1990
Planning (Listed Buildings and Conservation Areas) Act 1990
Town and Country Planning (General Development Order) 1995
The Hedgerows Regulations 1997
Town and County Planning (Trees) Regulations 1999
Clean Neighbourhoods and Environment Act 2005
Town and Country Planning (Control of Advertisements) Regulations 2007
8.1.2 Highways
Highways Act 1980
Rights of Way Act 1990
New Roads and Street Works Act 1991
Traffic Calming Act 1992
Traffic Signs Regulations and General Directions 1994
The Highways (Road Humps) Regulations 1999
Countryside and Rights of Ways Act 2000
8.2 Guidance
Planning Policy Statement 1: Delivering Sustainable Development
Planning Policy Statement 5: Planning for the Historic Environment
Planning Policy Statement 7: Delivering Sustainable development in Rural
Areas.
Streets for All, East Midlands, English Heritage 2005
Guidance on Conservation Area Appraisals, English Heritage 2005
Guidance on the management of conservation areas, English Heritage 2005
55
Holbeach Conservation Management Plan: © Anderson & Glenn: Conservation Architects
Heritage Counts, English Heritage 2008
Grants to Local Authorities to underwrite urgent works notices; English
Heritage
Stopping the Rot, A step by step guide to serving Urgent Works and Repairs
Notices, English Heritage.
Conservation Principles, English Heritage 2008
Planning for the Historic Environment Practice Guide
Building in Context, English Heritage and CABE 2001.
A Stitch in Time by SPAB 2002
Traffic Measures in Historic Towns, English Historic Towns Forum.
top related