Lancaster Moor conservation area ‘is justified despite developer’s complaints’

The Lancaster Moor conservation area was formally created in January under emergency planning powers by Lancaster City Council.

It came after a company called Seemore Properties wanted permission to demolish a building at the former Ridge Lea Hospital.

Seemore said the vacant Ridge Lea site was damaged by vandals and theft. However, Lancaster City Council refused permission to demolish the buildings.

Planning officers said the quick process in creating a Lancaster Moor conservation status meant a full public consultation process was never done.

However, consultation was done this autumn and the feedback supports the conservation area continuing, they say.

The whole Lancaster Moor conservation area covers a number of locations north and south of Quernmore Road.

Sites include the former Lancaster Moor Hospital, the former Ridge Lea hospital. Standen Park House, Lancaster Cemetery and Fenham Carr, as well as some new housing developments.

Developer Seemore Properties made criticisms about the conservation area during this autumn’s consultation process. It believes Ridge Lea Hospital should not be included.

Elsewhere, some people living in newer houses at Redwood Heights, near Standen Park House and Williamson Park, want their back gardens excluded from the designated zone.

Others have called for social housing to be built at the Ridge Lea site, or a hospital museum or new mental health hospital.

Public comments and officers recommendations to slightly change the conservation area boundary will be looked at by councillors at this month’s cabinet meeting.

Developer’s criticism

A cabinet report says Seemore Properties queried the need for a Lancaster Moor conservation area because it believes there is not enough special architecture there.

Seemore is quoted: “There have been considerable changes to the original character and appearance of these sites and area as a whole, which have reduced any cohesive value, including the demolition of hospital buildings over a prolonged period and their replacement by new homes.”

Seemore also alleges failings and flaws by the city council at different points, and queried some of the planning or architectural statements or observations by city planning officers.

It also suggests that new housing planned for east Lancaster contradicts the attempt to give Lancaster Moor special conservation status.

According to the report, Seemore Properties wrote: “In simple terms, Ridge Lea Hospital does not justify being part of the conservation area, unlike other hospital buildings in the area.

“The council failed to get the building designated as a heritage asset. Historic England recognised that they did not have any special architectural or historic interest. However, the council is still trying to say that this is the case through the pretext of originally designating the conservation area to include Ridge Lea Hospital.

“Ridge Lea should not be included in any retained, designated conservation area because it not a positive feature, is not of the necessary special architectural or historic interest and its inclusion would devalue the heritage value of any conservation area.”

However, Lancaster City Council planning officers have defended their work, the process and observations.

They said: “While a building may not meet the criteria for statutory listing, it does not mean that it is of no architectural or historic interest, nor does not positively contribute to a conservation area. There are many unlisted historic buildings in conservation areas which are essential to their special interest.”

In the consultation period Seemore also stated: “It was by luck that Seemore Properties found out about the consultation during a site meeting with planning and conservation officers well after the consultation period had started.

"Accordingly, the failure to notify Seemore meant that drafting this representation had to be accomplished in a time period which was significantly less than the claimed six-week period stated on the website.”

Extra protection

Conservation area status in the planning system aims to provide extra protection to historic buildings and sites in a particular zone, to prevent an area’s character from being lost through demolition or new, unsuitable development, councillors are being advised.

Planning officers say the Lancaster Moor conservation area should remain and no comments from any feedback justify ending it.

Officers say the area is important for various reasons:

The Lancaster Moor area is cohesive in design and associated with Lancaster’s 19th Century expansion, which included hospitals, cemeteries and parks. The former hospitals and cemetery highlight the city’s history and the emergence of large-scale provision for social needs. Standen Park, Lancaster Moor and Ridge Lea buildings are all architecturally important and include some listed buildings which are particularly special. Lancaster Moor was spaciously planned to create an idealised, picturesque appearance It has greenery, street trees and stone walls designed to create avenues. Lancaster Cemetery was designed by the important architect Edward Paley, with three chapels, lodge and a Crimea War memorial, all listed structures. The Stone Row farmstead has historic buildings from the 18th and 19th centuries within woodland and a distinctive, cobbled approach. Fenham Carr has woodland with footpaths and is now part of the public park.

If councillors agree, the existing conservation area will be rescinded and a new one created with small boundary adjustments removing the back garden.

‘Changes to properties are still allowed’

A council document linked to the consultation process states: “The designation of a conservation area does not mean every building will be preserved and no changes allowed. Some change is inevitable and may be necessary for the day-to-day life and enhancement of an area.

“The additional planning powers and policies within conservation areas aim to ensure new development is of good quality while giving protection to important historic buildings and features.

“Applications for permission to totally or partially demolish any building within a conservation area must be made to us. Procedures are similar to listed building consent applications. Generally, buildings which make a positive contribution to the character or appearance of the conservation area should be retained.”