4. Planning policy context

4.0 Listed buildings

PPG15 asserts that conservation and sustainable economic growth are complementary objectives. It calls for realistic and imaginative approaches to the change of use and alteration of historic buildings to secure their continued use and maintenance, and to contribute to the promotion of economic prosperity.

The guidance note outlines Government policy regarding statutory listed buildings and states that the protection of listed buildings from unnecessary demolition and from unsuitable and insensitive alteration should be the prime consideration for authorites in determining an application for listed building consent. It also states that applicants for listed building consent must be able to fully justify their proposals and to show why works which would affect the character of a listed building are desirable or neccessary.

Poplar Baths rear and side elevation

Poplar Baths rear and side elevation (Architect & Building News 19 January 1934)

The note suggests that the best way of securing the upkeep of historic buildings is to keep them in active uses which are economically viable and acknowledges that new, and even continuing uses, will often necessitate some degree of adaptation. However, judging the best uses is one of the most important and sensitive decisions and requires balancing the economic viability of possible uses against the effect of any changes on the character of the buildng.

The guidance suggests that the principal aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the building. It goes on to say that this may not necessarily be the most profitable use if that would entail more destructive alterations than other viable uses and that grant funding may need to be considered where the preferred use is not economically viable.

The note supports the view that many listed buildings can sustain; some degree of sensitive alteration or extension to accommodate continuing or new uses, however it stresses the importance of assessing the impact on the elements that make up the special interest of the building in question. It encourages imagination and flexibility on the part of the applicant and the local planning authority in order to achieve appropriate proposals.

The note recognises that whilst it is an objective of Government policy to secure the preservation of historic buildings, there will very occasionally be cases where demolition is unavoidable. Where proposed works would result in the total or substantial demolition of the listed building, the authority will be expected to consider the condition of the building and the cost of repairing and maintaining it in relation to its

importance and to the value derived from its continued use, taking into account the possibility of tax allowances and exemptions and grants from public or charitable sources; the adequacy of efforts made to retain the building in use; and the merits of alternative proposals for the site.

4.5 enabling development and the conservation of heritage assets [English Heritage June 2001]

This policy statement by English Heritage is intended to amplify and reinforce the policy guidance set out in PPG l5. It begins by stating that English Heritage has become increasingly concerned hy the damage caused by developments contrary to established planning policy, put forward primarily as a way of benefiting heritage assets, but which destroy more than they save, and the document clearly states a presumption against such 'enabling development'.

Permission should only be granted on the basis of enabling development if the asset is not materially harmed, and the applicant demonstrates that on balance, the benefits clearly outweigh any disbenefits, not only to the historic asset or its setting, but to any other relevant planning interests. This policy applies only to development contrary to established planning policy and does not apply to proposals to secure the future of historic assets that are in accordance with the statutory development plan and national policy.

P O P L A R B A T H S P L A N N I N G B R I E F J A N U A R Y 2 0 0 3

Previous Next