Historic Buildings

9.3 Buildings are listed in recognition of their special architectural or historic interest and any works which affect the character of a listed building require Listed Building Consent. Within the borough there are more than 3,000 listed buildings, of which over 1,000 are within Bury St Edmunds itself. One of the principal aims of listing is to prevent alterations which are detrimental to the special character of the building or structure, including the interior. The Borough Council is committed to identifying buildings at risk and actively encouraging their repair and reuse. The setting of a listed building is also important and proposals which detract from the setting will be resisted.

POLICY HC1: ALTERATIONS AND EXTENSIONS TO LISTED BUILDINGS AND DEVELOPMENT WITHIN THEIR CURTILAGE

Alterations or extensions to a listed building or development within its curtilage should not be detrimental to the special architectural or historic interest of the building or its surroundings and will be considered with regard to the following:

• i) the scale, height, massing, alignment, style and materials of the building;
  ii) the form, function and manner of construction of the building;
  iii) the internal layout and features of importance:
  iv) the present and future economic viability or function of the listed building;
  v) the setting of the listed building;
  vi) the archaeological remains relating to the building and features of archaeological importance within the curtilage.
  vii) the character or appearance of a park or garden of historic or design interest, particularly where the grounds have been laid out to complement the design or function of the building;
  viii) the isolating of the listed building from its surroundings.

9.4 There is a presumption in favour of the preservation of listed buildings. The Borough Council will not grant listed building consent for the demolition of a listed building other than in the most exceptional circumstances and applicants will need to demonstrate that every effort has been made to keep the building.

POLICY HC2: DEMOLITION OF LISTED BUILDINGS

Listed building consent for the demolition of a building will not be granted unless:

• i) the proper repair of the building would result in the loss of its special architectural or historic interest;
  ii) all reasonable efforts have been made to sustain existing uses or find viable new uses and such efforts have failed;
  iii) preservation in a charitable or community ownership is not possible or suitable; and
  iv) redevelopment would produce a substantial form of community benefit which would significantly outweigh the loss resulting from demolition.

Where appropriate, the recording of the building to a specified standard will be required prior to the commencement of demolition.

9.5 In exceptional circumstances, the Borough Council may grant permission for development which would not usually be acceptable to secure the proper repair of a listed building or registered park or garden. Such development is called ‘enabling development’.

POLICY HC3: ENABLING DEVELOPMENT

In addition to the policies elsewhere in this Plan, enabling development will not be permitted unless all the following criteria can be met:

• i) the archaeological, architectural, historic or landscape interest of the listed building, conservation area, park or garden, or its setting, would not be harmed materially;
  ii) the development proposed is the minimum necessary to secure the retention, through the proper and full repair, of the listed building, park or garden, and its form minimises disbenefits;
  iii) difficulties associated with the retention of the listed building, park or garden are inherent rather than due to the circumstances of the owner or the purchase price paid; and
  iv) financial assistance is not available from any other source.

9.6 Some buildings make an important contribution to the character and appearance of a town, village or area but are not considered to be of sufficient quality in a national context to be listed. In order to prevent the demolition or unsympathetic alteration of locally important buildings, the Borough Council holds a list of Buildings of Local Architectural or Historic Significance which is under regular review. The importance of such buildings can be due to their location, their appearance, their significance as part of a wider group, or their role in the social or economic development of the settlement or area in which they are located.

9.7 Current legislation gives general permission for specified minor development and uses of land, including limited alterations and extensions affecting property in residential use. In cases where buildings have qualities likely to be prejudiced by unsympathetic or uncoordinated change, and the appearance of the Conservation Area might be adversely affected, the local planning authority may serve a Direction under Article 4 of the General Permitted Development Order. This withdraws permitted development rights. The effect of this, known as an Article 4 Direction, is to require owners and occupiers to make individual applications for specified forms of development so that the local planning authority has full control over them, including the right to refuse permission.

POLICY HC4: BUILDINGS OF LOCAL ARCHITECTURAL OR HISTORIC SIGNIFICANCE OR PROTECTED BY AN ARTICLE 4 DIRECTION

Proposals for the demolition, extension or alteration of buildings identified as being of local architectural or historic significance or protected by an Article 4 direction or subsequent legislation will be considered against the following criteria:

• i) the effect on the historic fabric, design, materials, elevational treatment and ornamentation of the original building;
  ii) the extent of loss, damage or covering of original features;
  iii) setting, plot layout and boundary features; and
  iv) the contribution made by any new development on the site to its surroundings, particularly with regard to the character and appearance of the wider area