Report re proposed adoption of Broomhall and Broomhill Conservation Area Appraisals and Management Proposed

DEVELOPMENT SERVICES

REPORT TO CITY CENTRE, SOUTH AND EAST PLANNING AND HIGHWAYS AREA BOARD

17TH DECEMBER 2007

 

PROPOSED ADOPTION OF THE BROOMHALL AND BROOMHILL CONSERVATION AREA APPRAISALS AND MANAGEMENT PROPOSALS AND EXTENSION TO THE BROOMHILL CONSERVATION AREA

 

1.0       PURPOSE OF REPORT

 

1.1       This report informs members on the results of consultation on the draft Broomhall and Broomhill Appraisals and Management Proposals.

 

1.2        This report seeks member approval for:

·            The adoption of the conservation area appraisals and management proposals for the Broomhall and Broomhill Conservation Areas.

·            An extension to the Broomhill Conservation Area, as proposed in the draft Broomhill Conservation Area Appraisal.

 

2.0       BACKGROUND

 

2.1             The designation of conservation areas places certain duties on local authorities, which include “to formulate and publish proposals for the preservation and enhancement of conservation areas” and for these proposals “to be submitted for consideration to a ‘public meeting’ in the area” (PPG 15 – Planning and the Historic Environment).

 

2.2             A Conservation Area Appraisal is a guide to provide background into why the area has been designated a conservation area and what features should be preserved or enhanced within it.  It provides a sound basis for development control and becomes a material consideration once adopted.  An appraisal also provides an evidence base for developing recommendations to improve the area in the future.

 

2.3             The appraisals are also a method to review and examine any proposed boundary changes, either removing areas from a conservation area where the special character has been significantly eroded, or adding new areas whose inclusion will ensure that its special architectural or historical interest is suitably protected.

 

2.4             The Management Proposals contain proposals that form mid to long-term strategies, setting objectives for addressing issues and recommendations for action arising from the appraisals.  The Management Proposals may also identify further or more detailed work needed for their implementation such as tree strategies or Article 4(2) Directions.

 

2.5             The need for local authorities to have up-to-date appraisals for all its conservation areas is the subject of the heritage “Best Value Performance Indicator” BV219.  A programme has been drawn up to produce up-to-date appraisals for all 35 conservation areas within the local authorities boundary by 2010.

 

2.6             Planning Services have appointed consultants to draw up these appraisals and to date 28 new appraisals have been completed alongside 23 draft management proposals.  The Council’s Urban Design and Conservation Team are currently consulting local residents in each conservation area, in turn, on the draft documents and organising all necessary public meetings and publicity for each.

 

3.0       CONSULTATION PROCESS

 

3.1             Letters and leaflets explaining the appraisal and consultation process were sent to every property within the boundary and on the periphery of the Broomhall and Broomhill Conservation Areas.  In addition, properties included in the proposed extension to the Broomhill Conservation Area were also sent an explanatory letter and leaflets.   In total, information was sent out to over 600 properties in Broomhall and approximately 2000 properties in Broomhill.  The appraisals and management proposals were made available to view at Broomhill and Central Libraries, First Point in Howden House and on the Council’s website.

 

3.2             The consultation documents were also sent to members of the Broomhill, Central and Nether Edge Area Panel and the City Centre, South and East Planning and Highways Area Board.  Local community groups, English Heritage, Sheffield Conservation Areas Advisory Group, other Council services, local stakeholders and businesses were also consulted on the appraisals and management proposals.  The consultation period ran from 2nd July to 21st September 2007.

 

3.3             During the consultation period a half-day Roadshow was held at Broomhill Methodist Church on 11th September 2007.  The public who attended were able to discuss the contents of both the appraisals and management proposals with officers from the Urban Design and Conservation Team.  A presentation on both conservation area appraisals and management proposals and the consultation process was also given to the Broomhill, Central and Nether Edge Area Panel meeting on 10th May 2007 and at the Broomhill Forum meeting on 27th June 2007.

Response to the Broomhall Consultation

 

3.4             56 responses were received to the Broomhall consultation, over 91.7% strongly agreed or agreed with the assessment of the conservation area contained within the appraisal.  No respondents disagreed or strongly disagreed with the assessment of the conservation area. 81.2% strongly agreed or agreed with the recommendations contained within the management proposals with 72.9% supporting the introduction of an Article 4(2) Direction in the conservation area to remove some permitted development rights from dwelling houses.  17% disagreed that an Article 4(2) Direction should be introduced. 70.9% of respondents agreed with the current boundary of the conservation area, 10.4% disagreed.

 

3.5             Elements of the conservation area that respondents would like to see preserved or enhanced include the many mature trees in the area, the large grounds surrounding some properties, front gardens and boundary walls and the traditional elements and features of 19th Century buildings.  Recommendations to protect and enhance these elements have been included in the management proposals.

 

3.6             A few respondents suggested extensions to the conservation area. They included streets to the east of the current boundary: Clarke Street, William Street, Warncliffe Road and Brunswick Road.  These streets have buildings of a different character to the planned development included within the current conservation area and do not accord with its special historical and architectural character.  Also, the conservation consultants who prepared the appraisal did not recommend that the boundary be extended to include these streets. Therefore, these extensions have not been included in the final appraisal for approval.

 

3.7             It was suggested that the south west side of Broomgrove Road should be included within the conservation area.  This includes all the even numbered properties south of No. 20.  The properties numbered 2-20 are already included within the conservation area as they add to the special character of the area.  The rest of the street exhibits a mix of terraced, semi-detached late 19th Century housing and more modern infill development.  Due to the varied nature of buildings on this side of Broomgrove Road and the conservation consultants who prepared the appraisal did not recommend this side of Broomgrove Road for inclusion within the conservation area.   As such, this extension has not been included in the final appraisal for approval.

 

3.8             Also suggested was an extension to the conservation area to include properties along Eccleshall Road.  Again, the character of Eccleshall Road varies due to the presence of many different styles, type and age of buildings.  The character of the area is therefore very different to the current conservation area and the consultants who prepared the appraisal did not suggest that buildings along Eccleshall Road should be included within the boundary of the conservation area.  Therefore this area has also not been included as an extension to the conservation area in the final appraisal.

 

3.9             The majority of respondents supported the introduction of an Article 4(2) Direction.  However, any introduction would be subject to further work to assess the potential resource implications for the Council and a separate report would be presented to members at a later date requesting approval before any introduction.

 

Response to the Broomhill Consultation

 

3.10         195 responses were received to the Broomhill consultation, 84.5% of which agreed with the assessment of the conservation area contained in the appraisal.  80.6% of respondents also supported the recommendations contained within the management proposals.  In particular, 72.8% of respondents supported the introduction of an Article 4(2) Direction in the conservation area that would remove some permitted development rights of householders in the conservation area.

 

3.11         The conservation area appraisal also proposed extensions to the current conservation area boundary.  Although not originally considered, these extensions were proposed by the Broomhill, Central and Nether Edge Area Panel members and by the local community before the start of the wider consultation process.  After further examination, the areas were included as part of the Broomhill Conservation Area Appraisal as areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance.

 

3.12         75.7% of respondents agreed with the proposed changes to the boundary, with 6.8% disagreeing or strongly disagreeing.  A letter of support for the extension was also received from The Green Party.

 

3.13          The extensions proposed will include in the conservation area land and buildings bounded by Manchester Road, Shore Lane and Fulwood Road; properties to the north of Manchester, Tapton House and Hallamgate Roads; and properties along Moor Oaks, Elmore, Marlborough and Highnam Crescent Roads.  A map of the areas covered is included to the rear of the Broomhill Conservation Area Appraisal.

 

3.14         Elements of the conservation area that respondents wanted to see preserved or enhanced included the University of Sheffield’s Experimental Gardens, known locally as the “Secret Garden”, on part of the University’s Tapton Hall site. Other elements included the retention of traditional building elements such as timber sash windows, timber doors, front gardens and slate roofs to houses in the area.  The latter could be controlled through the introduction of an Article 4(2) Direction.  However, any introduction would be subject to further work to assess the potential resource implications for the Council and a separate report would be presented to members at a later date requesting approval before any introduction.

 

3.15         Respondents also wished to see the stricter control of student accommodation letting boards and the restriction of further HIMO’s in the area.  Also expressed was the desire for more carefully designed shop fronts and signs in the shopping centre and the retention or renewal of mature trees throughout the conservation area.

 

3.16         Litter and graffiti in the area was also highlighted as a problem for a number of respondents with some asking for more litterbins and more frequent street cleaning.

 

General Responses

 

3.17         English Heritage have no comments as long as the appraisals and management proposals follow their guidelines published in August 2005.  The appraisals have been written to follow these guidelines.

 

3.18         Copies of the appraisals and management proposals under consideration area available to view in the members’ library.

 

4.0       FINANCIAL IMPLICATIONS

 

4.1             The adoption of conservation area appraisals and management proposals does not have any direct financial implications.  Publication costs can be met from existing resources.  However, there could be resource implications for the implementation of some of the recommendations in the management proposals, which include the retention of historic street surfaces, signage and street lighting.  This would come from the existing highways revenue maintenance budget.

 

4.2             The extension to the Broomhill Conservation Area Boundary will need to be publicised in the local and national press to fulfil statutory requirements.  These costs can be met from existing planning budgets.

 

5.0       EQUAL OPPORTUNITIES

 

5.1             There are no known equal opportunities implications arising from this report.

 

6.0       RECOMMENDATION

 

6.1             That the board adopts the Broomhall and Broomhill Conservation Area Appraisals and Management Proposals.

 

6.2             That the board approves the boundary changes to extend the Broomhill Conservation Area.

 

 

 

Les Sturch                                                               4th December 2007

Head of Planning Division