Architect dismayed by plan to demolish former vicarage and replace with NINE storey apartment block

LOCAL architect Lee Birchall has expressed dismay at plans to demolish the former Holy Trinity vicarage in the heart of Warrington’s cultural quarter – and replace it with a NINE story apartment block.

“Nine stories in a Conservation Area is preposterous,” said Lee from Birchwood based DV8 Designs.

“I care passionately about my home town and one great sadness in my life was the loss of the Garnett Tower just around the corner from this proposed development.

“While the old vicarage building dates from 1947 and is not of great historic value, it still has a character which fits better in the Conservation area than a nine storey apartment block.

“It would be a lovely setting for something nice, with possibly a commercial use to add to the cultural quarter.”

Lee says he is disappointed he only discovered the plans, after the deadline for objections had passed.

The site comprises of a vicarage on Palmyra Square North, within the Palmyra Square Centre Conservation Area in Warrington.

A heritage statement prepared by Ian Rowan, a qualified Planning & Conservation Officer with 25 years experience, says: “Whilst the building contains some evidential, communal and historic values as a mid – 20th Century building, these values are moderate. Its contribution to the character of the Conservation Area is lost in amongst the scale of adjacent development, and scope for further enhancement to the Conservation Area exists.

“The purpose of this heritage statement is to determine whether the proposed scheme will have a harmful impact upon the character of the Palmyra Square Conservation Area. Through the assessment of significance it has been established that there is the building contains only moderate historic, evidential and communal value.

“The building has a positive impact upon the character of the Conservation Area. However, given its diminutive stature in amongst the streetscape, this impact is lessened. Subsequent analysis of the scheme’s design and response to both the local context and the need to conserve significance has demonstrated a development that has the opportunity to enhance the Conservation Area.

In conclusion he added: “The scheme also conforms to heritage planning policies set out in the Warrington Core Strategy. In the specific context of conserving the historic environment, the proposals will help both sustain and enhance the local historic built environment.

A number of objections have been received, mainly from the neighbouring Knightsbridge Court.

One objector described the nine storey apartment block as “both uninspiring and bland.”

They added :“The most recent modern developments have been generally successful in maintaining the character and quality of the Victorian townscape. However the strength of the conservation area lies in the very cohesion of its Victorian townscape. The survival of so much of the good quality C19th building fabric restricts the opportunities for further infilling. Thus the conservation area has a limited capacity to absorb new development without diluting its historic integrity.”

“The proposed new development is completely un-sympathetic to the historical elements of the conservation area, and therefore should not have permission granted in its current form, especially given that the strength of the conservation area lies in the very cohesion of its Victorian townscape as stated above.”

Another objector claimed the development “would be overbearing and out of place in relation to the existing surrounding properties and that the design is therefore not in keeping with general appearance of Palmyra Square and would have a detrimental effect on the conservation area. Significant investment has recently been made to upgrade the street scene to the west of the square and on Springfield Street and a building of this height would conflict with the aim of improving the appearance of the ‘cultural quarter’.

Some objectors had no opposition to the demolition of the vicarage which has fallen into a state of disrepair, and said they would have no objection to a smaller apartment block of say 4 stories, which would be in keeping with the height of Knightsbridge Court.