9th October 2011
Dear Mr Moore
Thank you for recently taking the time to show me the
proposed plans for the Shirley Croft Hotel demolition and provision of 8
dwellings. After some deliberation, and discussion with local residents, I am
writing to register my objection to the proposed demolition of Shirley Croft
Hotel and withdrawal from participation at the forthcoming Development Control
Committee meeting for this application as a result. I have discussed my
position with Committee Officer Malcolm Hall and my desire to speak at the
Development Control Meeting on 18th October.
Opposition to Proposed
Demolition of Shirley Croft Hotel
Shirley Croft Hotel is a building of local historic
importance and as such should be retained reflecting new Government Planning
Policy – Planning for the Historic Environment and the Council's own
Development policy as outlined in SKDC
Core Strategy and SKDC Townscape
Assessment documents .
The Government position regarding buildings of local
historic interest is clear. Wherever possible we should act to protect and
conserve such buildings treating them as assets. Local policy reflects this.
Local Development Framework for South Kesteven - Core Strategy (Adopted
2010) -
Vision and Spacial
Objectives p.11 requires:
‘Balancing the needs of the District with the protection and
enhancement of the natural and built environment’
Addressing and mitigating any negative effects of
development on the natural and built environment’
Section 2.4 – Protection and Enhancement of the Environment
- Objective 11 identifies the need :-
‘To protect and promote the enhancement, sensitive use and
management of the District’s natural, historic and cultural assets…’
SP1 – Spatial Strategy states development will be allowed in
built up areas which’…do not compromise the nature and character of the town’
This proposal compromises the historic building, Shirley Croft.
New Government Policy
– HE1 – Heritage assets and climate change states :-
To conserve England’s heritage assets in a manner
appropriate to their significance in ensuring that
·
Wherever possible heritage assets are put to an
appropriate and viable use that is consistent with their conservation
·
The positive contribution of such assets to
local character and sense of place is
recognised;
If Shirley Croft is demolished Government
policy will not be met.
South Kesteven
District Council Townscape Assessment Document
p.8 describes Shirley Croft as being "a well considered older building on
the street scene".
The Townscape
Assessment goes onto consider some potential future issues in Limits to Growth p11. In this section
the Assessment states of the general area in which Shirley Croft Hotel is
located "There is generally very limited capacity for developments which
wouldn't have a significant impact on the low to medium density suburban
character."
The proposed development is likely to have a significant
impact on the density of housing in the area.
"The surviving open landscaped setting of St Vincent's
House and other heritage assets identified (Shirley Croft) should be maintained
and enhanced." This statement
refers to the protection rather than demolition of Shirley Croft.
In addition to Government and SKDC policy regarding the
protection of historical assets, Shirley Croft has a prominent position as a
local landmark impacting on the street scene of Harrowby Road.
The geography of the area also means Shirley Croft stands
above other local properties. Despite some alterations to the rear of the
property, it has attractive original architectural features. The Townscape
Assessment describes Shirley Croft p 8 as “ an eclectic late 19th Century
house ”. It continues…” the noteable use of a buff/gault brick and faux timber
framing to the upper storey and projecting southern bay make this a well
considered older house in the street scene.”
Shirley Croft stands out not only as a fine detached
Mid-Victorian building (in need of restoration) of which few remain in
Grantham, but also plays a key part defining the existing character of Harrowby
Road. It is one of the first landmark buildings viewed as people enter the town
via Bridge End Road from the A52.
Its loss will have a
significant impact on the area which has an otherwise strongly authentic
Victorian/Edwardian character.
Shirley Croft - Historical Asset
Shirley Croft is an irreplaceable historical asset of the
town. It was built in 1865 by the industrial entrepreneur Richard Hornsby who
invented the first ever tractor, the tank caterpillar track and heavy oil
engines which were to be used worldwide including powering the lighting of the
Statue of Liberty, the Taj Mahal and Gibraltar Rock. It was the last home of
the Earl of Dysart prior to WWII. During the war it was on the estate shared by
St Vincents House and is rumoured to have housed Barnes Wallis, who designed
the bouncing bomb. Elsham House, also
built by Hornsby has already been lost to make way for Grantham College.
Shirley Croft was converted into a public hotel in the 1960s
and was a popular venue with local people for decades. Its decline has been as
a result of the failure of the hotel business which was incompatible with the
neighbouring community whilst popular with the general community.
Shirley Croft –
Community Asset
I have received a
number of comments from residents reflecting Shirley Croft as being a valued
local amenity. Its role as a hotel meant many people had wedding receptions
there and local organisations held regular meetings and events there. For
example Scope held regular meetings at the Shirley Croft for decades. Shirley
Croft is not only a part of the industrial history and war time history of the
town but also embedded within recent living memory of many residents. It holds
particular resonance for more elderly residents who have expressed deep concern
at its potential demolition.
Shirley Croft –
Alternative options
Whilst change of use was approved earlier this year any
number of future uses could be considered for Shirley Croft. Demolition is not
the only option for this flexible building which offers accommodation on the
first floor and communal space on the ground floor. Officers advised the
developer of this prior to his submission of the latest plans.
The proposed housing development will not replace the character,
unique history, communal facilities or impact on the street scene provided by
the existing building.
Restoration and
re-use of the existing building should be the preferred option. This is the
expressed opinion of many local residents.
Whilst out campaigning to save this building I noted that
even people who disliked the former hotel still remembered the former Shirley Croft as a
residential home, and recognise the importance of the building and its history
in its own right.
As stated the design of the building lends itself to many
future potential uses. If it is demolished and replaced by housing it will be
lost forever as a landmark. The character of Harrowby Road will be changed, turning
it , as one resident stated “into yet another unremarkable suburb”.
South Kesteven District Councillors must act to ‘protect,
enhance and maintain’ this lovely historic building – a building which SKDCs
own Townscape Assessment recognises as being of ‘local importance and worthy of preservation’.
The history, location, impact on the surrounding street
scene and recognised local importance of The Shirley Croft Hotel should be
enough to protect it from demolition.
8 Dwellings - Development
Comments
However, I also have received comments regarding the design
of the new dwellings proposed
Residents have raised concerns with me regarding the design
and location of the proposed buildings in relation to their homes both on Croft
Drive and St Vincents Road.
Whilst the new housing makes an attempt to reflect other
local Edwardian houses the proposed properties lack the unique character and
distinctive features of Shirley Croft, described in the Townscape Assessment.
Also, by copying the later Edwardian design the developer has failed to reflect
the more dominant Victorian architecture in the area, and that of Shirley Croft.
The new development does not reflect the quality of
architectural detail of the building demolished.
The development is
considered too intensive.
There is concern regarding the loss of privacy due to the
height of the proposed new buildings which are a combination of three storey
and two storey. The prominence of these
new houses is increased due to the raised elevation of the site above
neighbouring properties. Some residents stated single story accommodation,
reflecting that to the rear of the Shirley Croft Hotel would be an acceptable
addition to the existing Shirley Croft building.
Whilst there is a proposal to address some of the concerns
raised through landscaping there is significant cause to doubt whether the
current proposals will be adequate given the intensity of development which
reduces available land, particularly on the border which backs onto properties
on St Vincents.
There was a general view that whilst the Shirley Croft
stands out, because of its central position on its plot, it does not create a
sense of “being overlooked” for neighbours.
Landscaping should still be a condition if the application
is rejected given the recent loss of a number of boundary trees on the site as
a result of action by the former owner.
If the development does go ahead I propose that a hedge/semi-mature
trees be planted the entire boundary
to the rear of properties on St Vincents Road to replace those removed.
Croft Drive residents raised concerns regarding the
vehicular access to the site and new access to Croft Drive proposed. Local
residents fear the available parking on site is inadequate for the number of
houses and as a result there will be overspill into neighbouring roads.
The site is on a pedestrian route for children going to St
Anne’s primary school. Many children live off Bridge End Road , the travelers
site, barracks and Springfield Road area. Therefore there is a high number of
children who walk past Shirley Croft every school day.
Increased traffic
with cars pulling out of the Shirley Croft site, especially during morning rush
hour, would create an increased hazard to the children, their parents and other
drivers.
Developer track
record of non-compliance
The developer
concerned has a track record of failing to comply with conditions and testing
planning conditions.
A copper beech tree protected by a Tree Preservation Order
was removed and despite the lapse of over two years the applicant failed to
ensure the tree was replaced by the three trees required by SKDC Planning
department.
This month the developer, started demolition of the building prior to the meeting of the
Development Control Committee. As a
result significant damage has already been done to this historic building’s
roof, chimneys, conservatory and windows. Thanks to intervention by myself,
local residents and SKDC officers demolition activity was halted and the
removal of building materials from the site banned.
These actions, by the developer must lead any reasonable
person to question to what level any future conditions will be followed?
Conclusion
I believe the solution to the future of Shirley Croft lies
within Government policy which would see the restoration and re-use of Shirley
Croft rather than its demolition.
SKDCs Townscape Assessment recommends the retention of the
existing building and limited single storey additional accommodation to the
rear of the property. This would appear to be an acceptable compromise to most
people.
Shirley Croft Hotel is an asset to our community and should
be restored in a manner which enables it to continue to serve the community for
years to come.
Yours sincerely
Councillor Charmaine Morgan (St Anne’s Ward)
Development Control Committee Member
South Kesteven District Council
Reference Material:-
New Government Policy – Planning for the Historic
Environment
South Kesteven District Council – Core Strategy
South Kesteven District Council Grantham Townscape Assessment
ACTION: Please ensure that relevant material regarding
non-compliance of this developer in relation to this site is included in papers
or late papers prior to the meeting for Development Control Committee members
to examine.
ACTION: Please ensure that relevant material regarding
correspondence with the developer identifying a solution of restoration of
Shirley Croft is included in papers or late papers prior to the meeting for
Development Control Committee members to examine.
CC: Development Control Committee Members
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