Numbers on the Left Relate to Slides in the Accompanying Powerpoint Presentation

SPAB: STANSTED G1 TRANSCRIPT - 13TH SEPTEMBER 2007

[Numbers on the left relate to slides in the accompanying PowerPoint presentation.]

1Good afternoon. My name is Douglas Kent and I am here to represent the Society for the Protection of Ancient Buildings (or SPAB).

2I will begin by briefly introducing the SPAB and explaining my role within it. I’ll then describe the historic environment in the area surrounding StanstedAirport, before setting out the relevant planning policy and major issues in this case as we see them and, finally, stating our conclusion. All the photographs that I will show in my accompanying slide presentation were taken locally.

3The SPAB, started by William Morris in 1877, is the founding father of the building conservation movement in the United Kingdom. The Society played an important role in developing historic building legislation. Perhaps more significantly, its philosophy has helped fundamentally shape the UK approach to the conservation of the historic environment as practised by local authorities, English Heritage, bodies like the National Trust and building professionals.

4Today the Society is an educational, advisory and campaigning voluntary organisation. The largest of the national amenity societies, it is notified of listed building applications for demolition in England and Wales. The Society has a unique record on conservation training, provides a free technical advice line and issues advisory publications.Itsmembers include leading historic building professionals, whose cumulative expertise is given voluntarily to the Society; as well as homeowners; and members of the public interested in old buildings. The opinions that I will be expressing reflect views formed by the Society’s Committee in its discussion of the StanstedAirportproposals and wider aviation issues.

I am a Chartered Surveyor. My qualifications include an MSc in Building Conservation. In my current role as Technical Secretary at the SPAB I oversee the Society’s technical activities. I have previously worked in both the public and private sectors. In particular, I have advised the Ministry of Defence on the management of their property at numerous establishments, including active Royal Air Force stations, which has therefore given me some insight into the operation of airfields.

5It is important for us to spend a little time understanding and appreciating the area around StanstedAirport, especially, but by no means exclusively, that within approximately 30 minutes’ driving time.The area surrounding the airport is defined by the remarkable quality of its architectural heritage, both in terms of the number of individual buildings of note [on the left]and also the survival of many distinctive communities and villages[right]. As evidence of this, there are 161 conservation areas in Uttlesford, East Hertfordshire and South Cambridgeshire, the three closest districts, and 30280 listed buildings or groups of buildings identified on the statutory list. These three districts contain the highest proportion of listed buildings in their respective counties (26%, 38% and 32%). Within a 2km (1.2mile) radius of StanstedAirport alone there are some 128 entries on the list.In fact, the historic environment in the vicinity of Stansted is of such high order that the SPAB is at present producing a DVD to highlight its attributes.

The patterns of hedged fields, lanes and settlements date substantially from the Middle Ages. Some old buildings are set in small towns and villages that retain their historic character to an exceptional degree; others are dispersed over largely unspoiled countryside.The typical parish has a main village with outlying hamlets or farmsteads, the names of which often have the suffix ‘Green’ or ‘End’; and which are the most locally-specific type of settlement. For example, the main village of Takeley lies along the old Roman Stane Street, now the B1256 (formerly A120), but associated with it are the scattered hamlets of Molehill Green, Bambers Green, Smith’s Green and Coopers End.

A feature of the listed buildings within the area is the wide variation in both their age and the use of vernacular materials.Old buildings are a product of their setting and circumstance. Vernacular buildings especially are products of 3 primary factors: local materials, local climate, and local wisdom/tradition. This has created a built environmentthat is at one with the natural environment.

6Churches in the area are typically small, such as at Tilty [shown in both images here].The national importance of this church, a nearly unique survival of a monastery gate chapel with an outstanding east window, cannot be overstated. It is one of the few surviving remains of any Cistercian monastery in south-east England; the setting of the church and small pleasant hamlet is particularly memorable.

7Here we have an important survival of a small Saxon church, in a totally rural setting, at Chickney, adjoining listed Chaureth Hall. On the right is a close-up showing one of the double-splayed Saxon windows in the nave.

8Some larger houses are moated [as on the left]and were originally of the ‘hall and central hearth’ type. These wereopen to the roof when first built, as with this example with a finecrown poston the right. However, grand houses, like grand churches, are comparatively rare in the Stansted area.

9Grandness, as far as it goes here, is more commonly found in barns,as with these two examples.

10The area is one of the most notable in England then, not for larger structures, but for medium-sized and smaller historic buildings, especially timber-framed ones dating from the Middle Ages to the 17th century; there is probably a greater density of timber-framed buildings here than almost any other part of the country.

11Houses with humbler origins are usually thatched[left], with the number of long straw roofs forming a cluster of regional architectural importance; tiles were used on more substantial buildings and those in towns. External finishes provide excellent examples of pargetting (that is, decorative plasterwork) [right]and …

12…weatherboarding[left]. Some early vernacular buildings are constructed of brick or, as shown on the right, at Bambers Green, unfired earth (a sustainable material).

13Other building types include mills [this one is at Stansted Mountfitchet]and various small vernacular buildings[right], which all contribute to the historic atmosphere.

14Thesehistoric buildingsand their settings are a central part of the cultural heritage of the areaand its quality of life in general. They define and sustain a real sense of local identity that is an important aspect of the character and appearance of the countryside, villages and towns around StanstedAirport, enriching the lives of inhabitants and tourists alike. These images were taken in Takeley and Henham.

15Many residents have moved here to enjoy the benefits of an attractive, undisturbed historic environment away from larger centres of population. In other cases, old buildings in the districts nearest to Stansted provide homes for families who have lived in and cherished them for a long time, such as the SPAB members seen here on the left, who have lived at their 17th-century listed house in Takeley for 35 years.Additionally, the historically-interesting buildings and villages of the area offer important leisure and recreation for visitors from a range of backgrounds, frequently from London and other more built-up locations, as illustrated in this picture from a fairly recent SPAB visit on the right.

16Two further SPAB visits are shown here, including, on the right, one to grade II*-listed Sheering Hall before it was sold, I believe to BAA.

17Moving on to planning policy, the principal issues as far as the Society is concerned are those set out in Planning Policy Guidance 15: Planning and the Historic Environment (PPG15) (CD/107). This provides a full statement of Government policy for the identification and protection of historic buildings, conservation areas and other elements of the historic environment.

PPG15 reiterates and supports the duties imposed on a local authority by the Planning (ListedBuildings and Conservation Areas) Act 1990 to:

(a)have special regard to the desirability of preserving the setting of a listed building when considering whether to grant planning permission for development (section 66); and

(b)when exercising its powers under the planning Acts generally, pay special attention to the desirability of preserving or enhancing the character and appearance of conservation areas (section 72).

Paragraphs 2.16 and 2.17 of PPG15 provide detailed guidance on the setting of listed buildings, emphasising that ‘setting is often an essential part of the building’s character’ and that isolation of listed buildings from their surroundings can erode their economic viability, character, special interest and the contribution they make to the townscape or countryside. It is also made clear that what constitutes the setting of a listed building should not be interpreted too narrowly, and that development some distance from a listed building can affect its setting.

Paragraph 2.26 of PPG15 states that in considering the wider historic landscape, local planning authorities should take account in their policies of ‘the historical dimension of the landscape as a whole’, encouraging ‘development that is consistent with maintaining its overall character’.

Paragraph 4.14 of PPG15 states that the desirability of preserving or enhancing the character or appearance of a conservation area should ‘be a material consideration in the planning authority’s handling of development proposals which are outside of the conservation area but which would affect its setting, or views into or out of the area’.

Various documents, includingSecuring the Future: Delivering UK Sustainable Development Strategy(CD/91) and Planning Policy Statement 12: Local Development Frameworks (CD/101), state the Government’s commitment to the concept of sustainable development – of not sacrificing what future generations will value for the sake of short-term and often illusory gains. This is of particular relevance to the conservation of the historic environment, which by its nature is irreplaceable.

The Air Transport White Paper 2003 (CD/87) is also relevant. This acknowledges that the area around Stansted has ‘an attractive, varied landscape’ with ‘much valuable architectural heritage’ that ‘should be preserved as much as possible’ (paragraph 11.35).

18There are a number of principal issues in this case from the SPAB’s perspective.

The Society contends that the proposed further expansion of StanstedAirport is inconsistent with the policies set out in PPG15, as well as the guidance in the Air Transport White Paper. The application documents overlook the particular significance and interest of the historic built environment in the Stansted areaand fail to assess the inevitable impact on itof the large increase in flights proposed from the airport.This is of great importance.Where the appellant’s Environmental Statement refers to historic buildings, it does so briefly in the narrow context of those within or just outside the airport perimeter, ignoring the fact that historic buildings and places across a much wider area will be affected by, not immune from, the effects of the intended expansion.The Environmental Statement thereby fails to take account of Government policy (PPG15) on the setting of listed buildings, the character and appearance of conservation areas and the broader historic landscape, ie the wider heritage value of the Stansted area as recognised in the Air Transport White Paper.Furthermore, the appellant’s documents promote the economic benefits of aviation, yet ignore heritage as a key indicator of the vitality of the area.

19In the SPAB’s view, it is inevitable that the expansion of StanstedAirport on the scale proposed would have a serious impact on the setting of historic buildings and the character and appearance of conservation areas, albeit that many of theadverse effects may be cumulative and not apparent for some years. Historic buildings and their settings would be irreparably harmed in contradiction with the policies of the Government and its stated commitment to sustainable development. The principal concerns of the Society include the following:

20First of all, additional building. If, regrettably, the application were permitted, local authorities would be left to address the need for new housing for airport staff and deal with the extra burden on existing shopping and car parking facilities in town centres, as well as all other associated infrastructure. Even in conservation areas expediency could well prevail over good planning with pressures to meet the overwhelming demand created by the growth of the airport compounded by the existing pressure for new homes in this region. Amongst the threats to the historic environment would be the peripheral – and inappropriate - expansion of historic towns and villages – housing schemes, even quite small ones, on the edges of places that have gown gradually and piecemeal can have a disproportionate effect. In addition, the loose-knit character of many villages in the area leaves them vulnerable to small-scale but potentially destructive infilling. Furthermore, damaging additions and alterations to listed buildings, and the widespread use of unsympathetic building forms and mass-producedmaterials would mean diversity is replaced by conformity.

21The large expansion of passenger capacity proposed at StanstedAirport would accentuate existing pressures for greater road and rail capacity, and with that the potential for damage to the distinctive historic patterns that create the identity of the Stansted area. Saffron Walden is one of the most important and best preserved small market towns in the country yet its narrow streets, some with overhanging jettied buildings,would struggle to accommodate additional airport-generated traffic without harm. You can see hereon the leftrecent impact damage to this house just after its repair by an SPAB member– it’s in Bridge End, on one of the most distinguished routes into the town.Away from local towns,ancient steeply banked, hedged and tree-lined lanes [on the right]with their subtle variations in width, tortuous routes and right angle bends are also unsuitable for heavy trafficbut …

22… they will come under pressure to be straightened and widened, giving them an engineered and mechanical appearance that is alien to the historic landscape; andhigher volumes of traffic will lead to the need for more junction controls –roundabouts[such as this new one on the left], traffic lights and street lighting - road signs and other road safety features that erode local distinctiveness and identity. Further by-passes like this [right] could be considered but are expensive, also environmentally damaging in themselves and often not totally effective.

23Another concern is increased aircraft noise outside the current daily peaks.Thisis likely to further disturb residents and other building users as well as compromise the appreciation and enjoyment of the architectural, townscape and landscape qualitiesthat attract tourists, and hence investment in the wider local economy. Such problems will be compounded by the noise generated by increased airport-related road and rail traffic.The building shown being overflown on the leftis a noteworthy Modern Movement house, Hill Pasture in Broxted.

24These images were taken earlier this year during an SPAB trip to Thaxted, which has a fine juxtaposition of medieval and Georgian architecture, widely acclaimed by several eminent writers, notably Nikolaus Pevsner, John Betjeman and Simon Jenkins. After our visit a number of those present contacted the organiser to express their anxiety having noticed how much of a problem overflying is now becoming in Thaxted.

25Churches have innate qualities whose enjoyment requires peace and quiet, not serious disturbance from aircraft as is increasingly the case at St Mary’s, Broxted or St Giles’, Great Hallingbury – the latter is contemplating the construction a form of sound-resistant cabin within the church in which some services could be held.

At this point, it’s also worth mentioning air pollution. If air pollution from aviation is contributing to climate change, then the expansion of StanstedAirport could affect heritage far beyond its boundary – not just because of coastal loss and flooding but, for instance, the growing prevalence of wood-boring house longhorn beetles and termites in southern England. Evidence of a fragile heritage that could be damaged by a much less than catastrophic event is supported by research conducted by the Centre for Sustainable Heritage at University College London.

26The appellant’s lack of regard for the quality of the historic built environment is also reflected in its failure to engage fully with the SPAB in response to our letters and in its treatment of the individual listed buildings in its ownership. The low priority that the appellant attaches to the architectural heritage of the nation is demonstrated by the evidence of declining maintenance standards, and properties being left uninhabited and vulnerable. Knowles [shown here]dates from the late 15th/early 16th-century and is one of a succession of remarkable listed buildings in Browns End Road, Broxted. It was chosen as the focus of the SPAB’s National Gutters Day in 2004, an event run to highlight the importance of good upkeep, with widespread press and television coverage. This house was later sold to BAA and subsequently a downpipe that became disconnected has been left discharging rainwater from a gutter down one of the walls for a considerable period – a straightforward fault that could have been easily rectified to avoid potential problems arising from penetrating dampness.The appellant has also been slow to repair a broken window. This cottage has been unoccupied for some time.