Doncaster Christ Church Conservation Area Review June 2017 www.doncaster.gov.uk/conservationareas
Doncaster Christ Church Conservation Area Review Since the appraisal was finalised in February 2011, the general character and appearance of the area overall is much the same, however there have been some significant changes and it is important that these are noted. These are as follows: - Rutland House/Edenfield These building were in poor condition at the time of the original appraisal. Works have now been completed and the buildings restored and back in use. Rutland House Edenfield 2
Odeon Cinema Site Redevelopment of this site has stalled and it is still a car park. Tree planting has been undertaken that softens the impact of the car parking and the side of retained building have been treated so as to have a finished appearance, although the latter is starting to have a slightly worn appearance. Car park on site of Odeon Cinema Loss of green boundaries As some of the buildings have amalgamated their grounds have been combined and their boundaries have been removed. This gives a more open and less domestic appearance to frontages and is considered to detract from the residential air of the area but unfortunately is not covered in planning. Owners will however be encouraged to retain hedges and soft landscaping wherever possible. Loss of boundaries between front gardens 3
Unsympathetic Alterations Unfortunately alterations are still be carried out which are harmful to the conservation area. Some of these can be carried out under permitted development rights but the making of Article 4 Directions, as previously recommended would control this further. The removal of soft landscaping being replacement with hard-landscaping and the painting of brickwork can have a detrimental impact. However the installation of railings is encouraged. 4
HiMOs Since the appraisal was undertaken there has been a steady increase in the number of Houses in Multiple Occupancy in the area, which is raising concerns of local residents and Doncaster Civic Trust. Where these are accompanied by physical changes to buildings and their grounds, such as inappropriate loss of front boundary walls and trees and/or unsympathetic alterations that are detrimental to the appearance of the area, these would be considered unacceptable. However where HiMOs have previously been refused in the area and there has been no significant physical changes to the buildings and their grounds, these have been allowed on appeal as they were not considered to impact on the character and appearance of the conservation area. The main concern in these appeals seems to have been about the behaviour of tenants and their perceived impact on the ambience of the area. Ensuring that measures are in place to regulate premises and their management could help offset concerns. Potential ways for more effective control over HiMOs are being considering. These are Article 4 Directions (A4D) and an Additional Licensing Scheme. The A4D allows local authorities to withdraw Permitted Development Rights for specific development works or changes of use. In this case it would be the withdrawal of the permitted development rights that allow houses to be converted into HiMOs when they are to be occupied by 6 or fewer people. The Additional Licensing Scheme would allow the Council to proactively visit these properties and ensure they do not become a problem to the community rather than a reactive approach of responding to complaints of anti-social behaviour; fly-tipping, noise and other nuisances. Both proposed schemes are bound by statutory frameworks which set out obligations in relation to consultation and notification and timescales for this. Care will be taken to ensure the statutory obligations are met and consultation is carried out and monitored. Once a decision is taken to proceed with these schemes an expected timescale for getting them in place will be set out. 5
Key Unlisted Building Since the previous appraisal was undertaken it is considered that two further buildings would now be considered to be key unlisted buildings. These are Arendel House, 95 Thorne Road and Field Cottage, 18 Town Field Villa. Arendal House, 95 Thorne Road This is a substantial villa of c.1890. The architect appears to be J. G. Walker, who designed Clock Corner, and its design has similar elements to 109 Thorne Road by the same architect. It is red brick with stone detailing with elaborate eaves brick detail below Welsh slate hipped roof with decorative ironwork around the roof ridge. There is a central door way with bay windows to ground floor and paired sash windows above with single window above doorway. Fortunately the original timber sash windows have been retained to the front although replaced in upvc to other elevations. The building is set behind a frontage wall made up of large stones with brick above, the latter presumably replacing railings. Arendal is a town in Norway and is presumed to be where the name of the house comes from. 6
Field Cottage, 18 Town Field Villas This is the last surviving property of several that stood in this area overlooking the Town Field in the mid-19 th century and dates from the 1850s. It is of three bays and two storeys constructed in red brick with hipped shallow pitched slate roof. Its main frontage is towards Town Field, with central door with French doors either side with large windows above all, seemingly to make the most of the view towards Town Field. Field Cottage Proposed Boundary Changes Within the original appraisal of 2011 it was recommended that the boundary of the conservation area be amended. As of yet the boundary has not been formally amended but after this review it is intended that the boundaries will be formally amended in line with the original recommendation. 7
Consultation on Review Involving the community and raising public awareness is considered an important part of reviewing conservation area appraisals. The review of Doncaster Christ Church Conservation Area as well as the adjoining conservation areas of Doncaster Thorne Road and Doncaster Town Field were subject to public consultation from 30 January to 13 March 2017. This included the following measures: The review was made available during this period on the Council s website with comments being welcome Site notices were erected in and adjoining the conservation areas on Thursday 26 and Friday 27 January publicising the review and also welcoming comments Doncaster Civic Trust were contacted given their previous involvement with the original conservation area appraisal Consultation Result As a result of the above consultation twelve responses were received of which three concerned Doncaster Christ Church Conservation Area and which were: Doncaster Civic Trust added comments on key unlisted buildings, wondered what had happened to the frieze of the Gaumont and raised concerns over HiMOS Response comments have been added and it should be noted that the frieze is in storage of the owners. Furthermore an additional section has been added on HiMOs. The Council are looking at potential ways for more effective control over HiMOs. There were also two responses from members of the public which highlighted concerns on: Whether the consultation was just a paper exercise and queried if comments would be taken on board Response comments were welcome and have been taken on board Litter Response passed to Streetscene Anti-social behaviour 8
Response passed to Stronger Communities who were aware of the problem and that a variety of multi-agency plans have been and are on-going in the area 9