LIZ LAKE ASSOCIATES Chartered Landscape Architects Urban Designers Landscape Planners
LANDSCAPE ISSUES ASSOCIATED WITH HERITAGE ASSETS Liz Lake Director – Liz Lake Associates Chartered Landscape Architect Dip. LA DA FLI DU Essex
March 2011
English Heritage Register of Parks and Gardens of Historic Interest (around 1650 sites in England) • • • • •
Sites graded as Grade 1, 2* and 2 English Heritage Landscape Architects consulted on Grade 1 and 2* Garden History Society consulted on Grade 2 County Gardens Trusts also influential Essex Gardens Trust research for selected local authorities in Essex.
Historic Buildings & Structures • Listed Buildings • Conservation Areas • Scheduled Ancient Monuments
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What is a Conservation Management Plan? • A snapshot in time looking back at the history of the landscape, its current condition and proposals for the future. •
Archival research • Historic chronology • Physical attributes: topography, geology, hydrology, vegetation, ecology etc • Land use and planning context • Fieldwork relating archival sources to what remains on the ground • Designating character areas • Recording findings • Assessing significance • Generic policies for the landscape • Policies or proposals for each character area.
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How we get involved: 1. Historic landscapes: - For Inheritance Tax Exemption as part of a Heritage Management Plan - For grant funding –Currently Heritage Lottery Funding 2. For any development project: - In a historic landscape
- In a historic landscape associated with a historic building - Where there are issues with the visual setting of the building - For enabling development proposals.
Recent Policy changes: see separate document
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Issues raised by the St Osyth Priory enabling development: • • • •
New build outside the historic park Visitor facilities within the Priory Gardens Reconstruction/redevelopment of historic lodges and follies as holiday lets Three new residential properties in the Park with no historical precedence.
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LIZ LAKE ASSOCIATES Chartered Landscape Architects Urban Designers Landscape Planners
LANDSCAPE ISSUES ASSOCIATED WITH HERITAGE ASSETS Michelle Bolger Senior Associate – Liz Lake Associates Chartered Landscape Architect CMLI, Dip. LA, BA (Hons) LA, PGCE, BA (Hons) Eng
March 2011
Part I Setting the Scene “For the personality of a man reacting upon the spirit of a place produces something which is neither man nor the place, but fiercer and more beautiful than either” Mary Webb. The Golden Arrow
© Gordon Dickens
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Shropshire typology
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St Osyth Priory
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What can you see and why does it matter? Guidance on setting has gone from famine to feast - Planning (Listed Buildings and Conservation Areas Act) 1990 Section 66 - PPG 15 Planning and the historic environment. - -
Conservation Principles Policies and Guidance For the Sustainable Management of the Historic Environment. PPG 5 Planning for the historic environment.
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Historic Environment Planning Practice Guide. The setting of Heritage Assets, English Heritage Guidance - Draft. Seeing the History in the View – Draft to be revised.
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Planning (Listed Buildings and Conservation Areas) Act 1990 1990 CHAPTER 9 An Act to consolidate certain enactments relating to special controls in respect of buildings and areas of special architectural or historic interest with amendments to give effect to recommendations of the Law Commission. (24th May 1990) Be it enacted by the Queens most Excellent Majesty, by and with the advice and consent of the Lords Spiritual and Temporal, and Commons, in this present Parliament assembled, and by the authority of the same, as follows: -
66 General duty as respects listed buildings in exercise of planning functions. (1) In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
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Planning Policy Guidance 15: Planning and the historic environment
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NEED FOR GUIDANCE • There was limited consistency in the definitions or approaches adopted at public inquiry. •
Fundamental “issues of principle” were being debated at public inquiry, for example: - Is setting bounded? - Can or should setting be mapped?
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Is setting a purely visual concept? Does the value added by setting depend on public access to it? Can setting be dealt with in any way objectively or is it primarily a matter of informed judgement?
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Planning Policy Guidance 15: Planning and the historic environment
CONSERVATION PRINCIPLES POLICIES AND GUIDANCE FOR THE SUSTAINABLE MANAGEMENT OF THE HISTORIC ENVIRONMENT
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Planning shapes the places where people live and work and the country we live in. It plays a key role in supporting the Government’s wider social, environmental and economic objectives and for sustainable communities.
CONSERVATION PRINCIPLES POLICIES AND GUIDANCE FOR THE SUSTAINABLE MANAGEMENT OF THE HISTORIC ENVIRONMENT
PLANNING Planning Policy Statement 5:
Planning for the Historic Environment
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Planning shapes the places where people live and work and the country we live in. It plays a key role in supporting the Government’s wider social, environmental and economic objectives and for sustainable communities.
Planning shapes the places where people live and work and the country we live in. It plays a key role in supporting the Government’s wider economic, social and environmental objectives and for sustainable communities.
CONSERVATION PRINCIPLES POLICIES AND GUIDANCE FOR THE SUSTAINABLE MANAGEMENT OF THE HISTORIC ENVIRONMENT
PPS5 Planning for the Historic Environment: Historic Environment Planning Practice Guide
PLANNING Planning Policy Statement 5:
Temporary cover – designed version to follow
Planning for the Historic Environment
The text within this document is the final government-endorsed version.
March 2010 1
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Planning shapes the places where people live and work and the country we live in. It plays a key role in supporting the Government’s wider social, environmental and economic objectives and for sustainable communities.
Planning shapes the places where people live and work and the country we live in. It plays a key role in supporting the Government’s wider economic, social and environmental objectives and for sustainable communities.
CONSERVATION PRINCIPLES POLICIES AND GUIDANCE FOR THE SUSTAINABLE MANAGEMENT OF THE HISTORIC ENVIRONMENT
PPS5 Planning for the Historic Environment: Historic Environment Planning Practice Guide
PLANNING Planning Policy Statement 5:
Temporary cover – designed version to follow
Planning for the Historic Environment
The text within this document is the final government-endorsed version.
March 2010 1
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SEEING THE HISTORY IN THE VIEW: Planning shapes the places where people live and work and the country we live in. It plays a key role in supporting the Government’s wider social, environmental and economic objectives and for sustainable communities.
Planning shapes the places where people live and work and the country we live in. It plays a key role in supporting the Government’s wider economic, social and environmental objectives and for sustainable communities.
A METHOD FOR ASSESSING HERITAGE SIGNIFICANCE WITHIN VIEWS
CONSERVATION PRINCIPLES POLICIES AND GUIDANCE FOR THE SUSTAINABLE MANAGEMENT OF THE HISTORIC ENVIRONMENT
PPS5 Planning for the Historic Environment: Historic Environment Planning Practice Guide
PLANNING Planning Policy Statement 5:
Temporary cover – designed version to follow
Planning for the Historic Environment
The text within this document is the final government-endorsed version.
March 2010 1
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DRAFT FOR CONSULTATION April 2008
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PPS 5 defines setting as follows: SETTING: The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.
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PPS 5 provides the policy framework for setting. Key policies are HE 7.1, HE 8.1, He 9 and HE 10 • Policy HE 7.1 in decision-making local planning authorities should seek to identify and assess the particular significance of any element of the historic environment that may be affected by the relevant proposal (including by development affecting the setting of a heritage asset) • Policy HE 8.1 confirms that the effect of a planning application on the setting of undesignated heritage assets is a material consideration in its determination. • Policy HE 9 confirms that the significance of a designated heritage asset can be harmed or lost through development within its setting and sets out the basis on which local planning authorities should weigh the public benefit of a proposal against the harm to an asset’s significance, including through development within its setting. • Policy HE 10 obliges local planning authorities to identify opportunities for changes in the setting of heritage assets that would enhance or better reveal their significance and to treat favourably applications that preserve those elements of the setting that make a positive contribution to, or better reveal, significance. It is more explicit on how harm can be done to the setting of a designated asset and reiterates the obligation on local planning authorities to weigh the harm arising from a development within the setting against the wider benefits.
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The Historic Environment Planning Practice Guide supports PPS 5. The format of the Planning Practice Guide is determined by the Government and reflects the Government’s view on setting. Principally paragraphs 113 to 124 of the Practice Guide, which: •
Provide guidance on some currently debated key issues.
•
Provide a board conceptual framework but do not provide a methodology.
•
Setting remains an issue of informed judgement.
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The Setting of Heritage Assets, English Heritage Guidance Seeing the History in the View, English Heritage Guidance English Heritage guidance expressing English Heritage views rather than government views Both have been issued in draft and are currently being revised. • The EH guidance is intended to provide a more detailed interpretation of the principles set out in the Practice Guide; and • Facilitate an analytical approach to understanding the contribution setting makes to significance: • Provide a framework and check list of issues to consider in assessing development impacts on setting and significance. The EH Guidance does not attempt to provide a detailed, quantified or numerical methodology for defining setting or assessing impacts on it.
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The key concepts set out in the Historic Environment Planning Practice Guide and further explained by the draft HE guidance include: •
All heritage assets have a setting irrespective of form of survival.
•
Elements of setting contribute to the significance of heritage assets (i.e. setting does not have significance in and of itself; it is not a designation; it is not a heritage asset).
•
Setting can enhance the significance of a heritage asset whether or not it was designed to do so.
•
The contribution setting makes to significance does not depend on public accessibility.
•
Setting embraces more than just views, although views are important.
•
Setting is not bounded, its extent can vary as surroundings or understanding changes.
•
Any development capable of affecting the significance of a heritage asset is within its setting.
•
Design can play an important part in determining the impact of change on setting and the significance of a heritage asset.
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Key principles in current and emerging guidance Significance must be identified for a Heritage Asset. Setting does not necessarily have significance in its own right. Elements of setting can be positive or negative.
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Positive elements of Setting Positive elements are those that sustain, reveal and /or
enable appreciation of the significance of a HA.
Church Farm Oast
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Negative elements of Setting Negative elements obscure or diminish the significance or our ability to appreciate it.
St Clements
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St Clements
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Visual Assessment Techniques Techniques developed for landscape and visual impact assessment can contribute to established historical research methods. They help to identify the positive and negative elements of a setting and to understanding the role that those elements play in contributing towards the significance of a heritage asset.
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Significance: The assessment of significance should be proportionate to the importance of the asset. The assessment of significance should be appropriate to the proposed development. The listed buildings grading may be sufficient.
The Gatehouse St Osyth
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The White Hart, St Osyth
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Identifying views For each Heritage Assets potentially affected views or groups of views that might change must be identified. Map analysis should be undertaken prior to the site visits.
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St James church, Buttermere
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Visual dominance
Riber Castle 1
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Intervisibility (intentional)
Great Abington from Little Abington, Cambridgeshire
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Vistas and sight lines
Stanford Hall
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Vistas and sight lines
Wimpole Hall
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Unaltered settings (unspoilt settings)
Wolverton Manor
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Unaltered settings (unspoilt settings)
Watling Lane
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View from James Wolfe Statue, Greenwich Park
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From James Wolfe Statue, Greenwich Park
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Parliament Hill by Sue Adair
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Angel of the North from the Lay-by
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Identifying the changes This is the most factual part of the assessment and should be straight forward but in practice changes can be difficult to judge. Reliant on •Architects’, Engineers’, Landscape Architects’ plans and drawings •Wireframes, 3D models and photomontages •Professional judgment Essential that the most up to date information is used.
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Linton photomontage by Roger Shaw
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Identifying the Importance of the changes How important the changes are to the setting of the HA will depend on how much they effect the positive or negative elements of the setting that have been identified as important. If the setting is unspoilt with no intrusive modern development the introduction of modern development will matter. If there is intervisibility with other HAs developments within the view will matter. If historic association are key then changes that reveal or obscure them will matter. If setting is compromised by visual intrusion then removal of it will matter. LIZ LAKE ASSOCIATES Chartered Landscape Architects Urban Designers Landscape Planners
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Identifying the Importance of the changes If there has been a loss of historic integrity then restoring it will matter. If the overall composition is key then any introductions must be sympathetic in style and scale. If dominance is key than anything that challenges that dominance matters. Vistas and site lines can be revealed or obstructed. Tranquillity can be retained, reinforced or lost.
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Stonehenge
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Stonehenge
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Conclusions No change – positive aspects retained nothing negative introduced. Improvements - positive aspects retained and/or restored, negative elements removed. Loss – positive aspects lost or negative elements introduced.
Trinity Hospital
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St Osyth : Bury and Gatehouse
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St Osyth : Darcy House
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St Osyth : The Green and historic farm buildings
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St Osyth : Abbot’s Tower
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St Osyth : The Chapel
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St Osyth : The Ruin
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St Osyth : North front of Darcy House
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St Osyth : Splayed Avenue
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St Osyth : Cemex Lakes
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Enabling Development Seven Planning Applications including: - Restoration of the Park. - Individual houses within the Park. - Visitor facilities. - Residential development on nearby land.
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St Osyth : View from the Abbot’s Tower
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St Osyth : View from the Abbot’s Tower
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St Osyth : View from the south
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St Osyth : View from the west
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St Osyth : View from the west
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St Osyth Priory
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Western House Chapel Hill Stansted Mountfitchet Essex CM24 8AG
T: +44 (0)1279 647044 E: office@lizlake.com www.lizlake.com
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LIZ LAKE ASSOCIATES Chartered Landscape Architects Urban Designers Landscape Planners
Western House Chapel Hill Stansted Mountfitchet Essex CM24 8AG T: +44 (0)1279 647044 E: office@lizlake.com
www.lizlake.com