26/00343/FUL
Demolition of existing general industrial buildings (B2) and redevelopment of the site for the erection of 40 apartments, including parking, landscaping and associated works
Works Burgass Carrier Bags Nether Street Beeston Nottinghamshire NG9 2AT
Objection
Dear Planning,
While not objecting to the development of this site in principle, the Society wishes to lodge its OBJECTION to the mentioned planning application as it stands, for the following reasons:
- Heritage
These buildings have been put forward for local listing (Broxtowe LHL) as non-designated heritage assets. To qualify for local listing, buildings were assessed against a range of criteria, and this building achieved a score of 18, exceeding the threshold for inclusion (score of 15).
The site is important for a range of reasons. These include its social history as well as the architectural design of the buildings. Features such as the Crittall windows, the chimney and the frontage of the former offices all have heritage value and contribute to local character and distinctiveness, matters recognised by both the NPPF and Broxtowe Borough Council’s heritage policies.
The site also has considerable social and communal value as the former Everlastic factory, a major Beeston employer, particularly of local women working in the clothing and foundation garment industry. The factory formed an important part of the town’s industrial and social history and remains within local living memory. The significance of the site therefore derives not only from its surviving physical fabric but also from its historic and communal value as part of Beeston’s manufacturing heritage.
This is wholly consistent with NPPF paragraph 202, which recognises heritage assets as an irreplaceable resource, and paragraph 203, which highlights the desirability of sustaining and enhancing heritage significance and recognising the wider social, cultural and economic benefits that conservation of the historic environment can bring. The Everlastic factory is a good example of a heritage asset whose value extends beyond architecture into the social and economic history of Beeston.
Whilst it is unlikely that all the buildings can be saved, the former offices should be retained if possible.
Additionally, there are a series of buildings close to this site that have heritage value. These include John Clifford School and the former agricultural labourers’ cottages opposite the school (now one house). Their setting should be considered as part of any heritage assessment, including reference to the Nottinghamshire Historic Environment Record and relevant conservation advice.
- The Chimney
The application talks of retaining the chimney. Why is this not shown on all plans and elevations? Given its apparent heritage and ecological significance, its retention and relationship to the wider site should be clearly identified and secured within the application documents.
At present the applicant has not adequately described the significance of the heritage assets affected by the development, nor the contribution made by their setting, as required by NPPF paragraph 207. The applicant has also failed to provide sufficient information to properly assess the impact of the proposal on these non-designated heritage assets.
Furthermore, NPPF paragraph 212 requires a balanced judgement having regard to the scale of any harm and the significance of the affected non-designated heritage asset. Until a robust Heritage Statement has been provided, including consideration of the site’s architectural, historic and communal significance as the former Everlastic factory, it is not possible for the Local Planning Authority to undertake that balancing exercise.
The proposal should also be assessed against the relevant heritage policies of the Broxtowe Borough Local Plan, which seek to conserve designated and non-designated heritage assets and their settings.
On this basis, Council officers cannot yet make an informed decision on the proposal and its likely impacts on heritage significance. A full Heritage Statement should therefore be required before any determination is made. In the absence of this information, the application should be refused.
3. Ecology
There are bats that use both this chimney and the nearby school. This must be fully taken into account, alongside the heritage assessment, so that the proposal properly addresses both ecological constraints and the conservation of the historic environment.
4. Landscape Proposals
There is an opportunity to retain the fine length of railings to Lower Regent Street.
There is limited space for any planting. Full details should be provided so the likely sustainability of planting can be assessed. A maintenance plan should also be required to provide assurance that any planting establishes successfully and is appropriately managed over time.
Conclusion
Development here should take advantage of an interesting and valued site. The current scheme assumes that the whole site can be cleared, undoubtedly making development easier. However, this site deserves a more carefully considered proposal that responds to its heritage value, its setting, local distinctiveness and its importance as the former Everlastic factory, a place that remains an important part of Beeston’s industrial and community heritage. Such an approach would be more consistent with the objectives of NPPF paragraphs 202, 203, 207 and 212, together with the heritage policies of the Broxtowe Borough Local Plan.
Planning team volunteers
On behalf of
Beeston Civic Society