7. The special characteristics of the buildings and associated landscape setting, together with the fact that the majority of the buildings are no longer in use and may be subject to development proposals indicate that this is the opportunity to designate a conservation area which will inform any redevelopment proposals. It must be stressed that the purpose of designating such an area would not be to prevent future developments but to insure that this is carried out in such a way as to protect the character and setting of the area and to identify opportunities for enhancing those characteristics where possible.

STRATEGIC CONTEXT

8. The aims of the Planning Service as identified in the service plan include:

· To protect and enhance the natural, built and historic environment of the Isle of Wight.

· To provide an up to date planning framework to encourage appropriate development to come forward in a sustainable manner

9. The service plan identifies one of the planning policy improvements as the assessment of the potential conservation areas (Task PP4) to ensure that historic parts of the island are assessed against their potential to be designated as conservation areas. The preparation of character statements for conservation areas has also been identified as an improvement target.

10. There is a development brief for the site which was updated and approved by the Development Control Committee on 25 June 2002. This brief refers to UDP Policy C17 regarding reuse of buildings of architectural or historic merit and also indicates that the clock tower and entrance block together with the Rhodes Tennyson block are suitable and desirable for reuse.

11. Government advice regarding the designation of conservation areas is contained in PPG15 and states that designation introduces a general control over the demolition of unlisted buildings and provides the basis for policies designed to preserve or enhance all aspects of character or appearance that define an area’s special interest. The document also indicates that it is also the quality and interest of areas rather than of individual buildings which should be the prime consideration in identifying conservation areas. (Section 4).

12. The IW Unitary Development Plan also indicates that the Local Authority has a duty to consider the designation of areas of special architectural or historic character and Policies S10 and B6 particularly relate to the protection of such areas. Policy B5 sets out the criteria for designation of conservation areas.

CONSULTATION

13. Members are advised that following an initial approach from some local residents, an appraisal of the area has been carried out and local residents and other interested parties, including the site owners, amenities societies and the Parish Council have been notified. A meeting has also taken place with local residents to discuss the proposals.

14. In addition, a press notice resulted in an article in the County Press and an exhibition has been provided in the reception area at Seaclose. The proposal has also been placed on the Council’s web site.

15. As a result of the above a number of representations have been received which are summarized in the appendix to this report.

16. The comments received have generally been in favour of designation as a Conservation Area and have not resulted in any changes apart from alteration to the proposed boundary to include Whitecroft Farm for the reason outlined in the appraisal.

17. The comments of the site owners are also noted, but the proposed designation to preserve or enhance the character of the buildings and landscape setting is considered to be in line with Local and Government Guidelines.

FINANCIAL/BUDGET IMPLICATIONS

18. There would be no direct financial implications as a result of designating this conservation area. Members will be aware designation of a conservation area does limit certain permitted development .rights in respect of proposed developments and may therefore result in a small number of further applications being submitted in the future. This would however, be limited in nature, particularly bearing in mind the fact that there are very few residential properties existing within the proposed boundary. There would be a limited cost for placing the statutory press notices.

19. Designation of a conservation area would require any future applications to be considered in the context of preserving or enhancing the character of the area.

20. Members will also be aware that the Council has a duty to consider proposals for enhancing the character of the area and to carry out, from time to time, appraisals of the character of the area. This would involve some staff resources and possible costs in publishing proposals for enhancement. It is anticipated that these cost could be absorbed in existing budgets and would be spread over a period of time.

LEGAL IMPLICATIONS

21. Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on Local Authorities to consider the designation of areas which have special architectural or historic character which it is desirable to preserve or enhance. Section 71 of the Act places a duty on Planning Authorities to formulate and publish proposals for the preservation and enhancement of conservation areas.

22. Government guidance contained in Planning Policy Guidance Note 15 confirms this duty and indicates that an Authority’s justification for designation as reflected in its assessment of an area’s special interest and its character and appearance is a factor which the Secretary of State will take into account in considering appeals against refusals of planning applications.

23. The designation of a conservation area does introduce controls over the demolition of unlisted buildings and also reduces the permitted development rights for certain development mostly relating to domestic properties.

24. Any works to trees within a designated conservation area would require the submission of a 6 week notice to allow the Local Planning Authority the opportunity to serve a Tree Preservation Order. Members are advised that the majority of the trees within this site are already covered by Tree Preservation Orders.

25. There is no statutory requirement to consult prior to the designation or cancellation of a designation but it will be highly desirable that there should be consultation with local residents, businesses and other local interests.

26. Section 70 of the Planning (Listed Building and Conservation Areas) Act 1990 indicates that notice of designation, variation or cancellation with particulars of its effect shall be published in the London Gazette and in at least one newspaper circulating in the area of the Local Planning Authority.

27. In coming to the recommendation to designate a conservation area, consideration has been given to the rights set out in Article 8 (Right to Privacy) and Article 1 of the First Protocol (Right to Peaceful enjoyment of possessions) of the European Convention on Human Rights. It is recognized that the designation of a conservation area would limit certain development rights and may be an interference with the occupier’s human rights, but this has to be balanced against the responsibility of the Local Planning Authority to carry out its duty to preserve and enhance the historic environment. The action is felt to be proportionate to the legitimate aims of the Council’s Unitary Development Plan and accords with current policies and guidance.

OPTIONS

· To agree the designation with immediate effect and to serve the necessary public notices.

· Not to agree the designation and to identify the reasons why the area is not considered to have special architectural or historic character.

· To agree the designation with revised boundaries.

EVALUATION/RISK MANAGEMENT

28. If the authority considers that the area does have special architectural and historic character but does not designate a conservation area, (Option 2) it could be accused of failing its duty under the powers of the Planning (Listed Building and Conservation Areas) Act 1990.

29. The rights of individuals, including the owners of property ar potentially restricted by the designation. Any restriction in those rights, for example on the peaceful enjoyment of property is necessary and proportionate to achieve the legitimate objective the 1990 Act, which is to protect the special architectural and historic character of the area in question.

RECOMMENDATIONS

30. That the Executive agrees to the designation of the conservation area in accordance with Option 1 and the appraisal and plan which form background papers to this report.

BACKGROUND PAPERS

31. Isle of Wight Unitary Development Plan.

32. Letters received as a result of the public consultation exercise.

33. Proposed conservation area appraisal.

34. Map showing the proposed conservation area boundary.

ADDITIONAL INFORMATION

Appendix - Table of representations received

Contact point: David Booth, Telephone No: 01983 823856

Email address: [email protected]

ANDREW ASHCROFT

Head of Planning Services

TERRY BUTCHERS

Portfolio Holder for Sustainable Development, Environment and Planning Policy

APPENDIX

OTHER MATTERS NOT RELATING TO CURRENT PLANNING APPLICATIONS

Proposed designation of Conservation Area for site of Whitecroft Hospital

Officer: David Booth

Tel: 01983 823856

Background Paper

PROPOSED CONSERVATION AREA APPRAISAL FOR WHITECROFT HOSPITAL SITE

REASON FOR DESIGNATION

The area comprises the former hospital buildings, administrative offices and associated structures, together with the landscaped grounds and gardens which were occupied as a psychiatric hospital prior to its closure in 1992. The remainder is now mostly disused although the former laundry buildings were occupied until recently and the later administrative offices within the former nurses home located to the south east of the main site are still in use. A number of dwellings within the site which were formerly occupied by hospital staff are now in independent residential use.

The site is currently available for redevelopment/reuse and there is a development brief relating to this.

There are a number of buildings which are considered to be of architectural and historic merit and include the main tower and associated structures which are Listed Grade II. The original hospital buildings which, although not on the national list are considered to be of some architectural and historic merit in the local context, and have been identified within the Sites and Monuments record, together with other archaeological features.

It is therefore considered important to identify and protect the characteristics of the site and to ensure that any future development is given full consideration on this basis. Designation as a Conservation Area would ensure that the Local Planning Authority considers any future proposals in the light of the duty to preserve or enhance the character of the area.

LOCATION

The former hospital is centrally situated on the Island, approximately 3 miles south of the market town of Newport. The site is within a rural location and forms an identifiable group of buildings in a landscaped setting situated within a valley.

It comprises an area of approximately 20 hectares and abuts the designated Area of Outstanding Natural Beauty. The site is accessed via Sandy Lane which is a narrow country lane leading from Cox’s Corner on the Newport to Chillerton road through to Blackwater. There are currently two main access points to the site and the former staff dwellings are also situated adjacent to the lane with separate accesses. The former Gardeners Cottage is also in separate residential occupation and is accessed through the hospital grounds.

The main site is contained within a well established and fairly continuous landscaped screen comprising a mixture of mature trees, established shrubs and hedging. Of particular note are a number of mature pine trees which line the northern part of the site close to the access points at Sandy Lane and these form a feature in the area and appear in long distance views on the horizon. The relatively enclosed rural area is typical for the siting of asylums and was chosen for its peaceful and therapeutic qualities.

A central clock tower is a very dominant feature which is a visible landmark both in the immediate locality and in long distance views, particularly from the south and east. This tower appears as a major landmark within the landscaped setting and is a significant focal point on the Island. The remaining buildings on the site are more well screened from outside but form a very distinctive identifiable group from within the site.

The site is surrounded by open fields to the south and east and the former sports ground is on rising ground to the east and appears in distant views out from the site.

The Countryside Design Summary for the area indicates that the area is within the East Yar Vale and is described as a sheltered bowl characterised by intensive agricultural activity. Away form the main road network, very narrow lanes with steep sides are most prevalent and views down from the surrounding areas ensure that buildings are often highly visible. Farms are generally located away from the main road frontages and accessible down narrow hedge lined lanes.

ORIGINS & DEVELOPMENT

The majority of the hospital development was laid out and constructed over a defined period commencing in 1894 and completed 1896.

The buildings were constructed as a County lunatic asylum and were initiated as a result of funds being made available by the Secretary of State to the Isle of Wight County to provide its own facilities. Isle of Wight patients were previously sent to Knowle Hospital near Fareham and following the opening of the site at Whitecroft, a number of patients from Knowle Hospital were transferred to the Isle of Wight.

Prior to the construction of the hospital the site was in agricultural use and formed part of Whitecroft Farm. There are a number of identified archaeological remains in the area and a historic Parish Boundary from earlier land patterns.

Records indicate that the buildings were designed by B S Jacobs of Hull and built by Garlick and Horton of London, with the majority of bricks being made locally from clay on the site. This has resulted in the buildings having a clearly identified character and appearance and an overall unity of materials and design.

Some later structures have been developed including the two storey nurses’ accommodation block situated to the south east which was built in the 1930’s using similar red bricks and a hipped tiled roof. This building is now used as offices from the Isle of Wight Primary Care Trust.

Later a small single storey chapel was built to the south east of the main hall and this has been constructed in artificial stone with a gabled tile roof.

It appears from evidence on old maps that the central tower and administration building were formerly linked by other structures to the wards and the main hall. The wards themselves form a curved complex of buildings linked by a single storey corridor. The hospital was intended as a self sufficient community with its own workshops, laundry, kitchen gardens and orchard, together with ancillary farming utilities.

Some of the linking buildings within the central courtyard area have been removed so that the wards and main hall are no longer connected to the central tower and administration building. This area now forms a roughly crescent shaped courtyard area mostly finished in concrete hardstanding with some small landscaped areas.

There is a substantial laundry complex including the laundry works themselves and a major chimney together with storage tanks situated to the south west of the main tower and administration building. Until recently, the laundry was operational under control of the Isle of Wight Healthcare Trust. There were a number of other prefabricated outbuildings, situated beyond this of which only the concrete bases now remain.

As a result of changes in government policy to allow more emphasis on care of patients in the community, the hospital was gradually closed down with the final patients leaving in 1992. The majority of the buildings are now therefore disused although the former nurses’ home is still occupied as offices and the former chapel is used as a conference room.

The disused buildings are still generally in sound condition and have been secured although there are signs of vandalism and removal of materials. Some basic grounds maintenance is continued including grass cutting, although some of the woodland areas are now becoming overgrown.

There are two main access ways to the site, one of which was formerly served by a two storey lodge building which is now in separate ownership. These accesses lead to the main entrance and administration building with a car parking area adjacent. There is a level grass area outside this building which it is understood was formerly used as a recreation area for patients and staff.

A more modern building comprising flat roofed structures with rendered elevation lies to the north east of the main site and is known as Thompson House. This was constructed in the 1950’s in connection with the hospital site but is situated away from the main buildings at a lower level with separate access to Sandy Lane. This building, although connected with the use of the site, is not considered to be of any special merit in itself and does not visually relate to the remainder of the buildings being well screened from the main site by changes in ground level and landscape screening. It is not therefore considered that this building should be included in the Conservation Area.

Buildings on the northern side of Sandy Lane comprise former farm buildings, some of which appear to be similar in date to the main hospital complex. The former farmhouse and substantial stone built barn within the complex is probably older. The farm buildings form a separate group outside the main hospital complex and are of some historical interest.

Representations received as a result of public consultation, indicate that these farm buildings are identified with the site as a whole. Further inspection has revealed that the buildings form a visual group in Sandy Lane along with ‘The Lodge’ and ‘Sandy Hollow’, and are also visible as part of the group of traditional buildings from the higher parkland in the northern part of the hospital grounds. It is therefore considered that this group of buildings should be included within the boundary of the proposed Conservation Area and this would enable any further proposals to be considered in the context of the character of the area and also to identify opportunities for future enhancement. This would have to be achieved without prejudicing the future of the existing business use of the buildings.

HISTORICAL ASSOCIATIONS

A number of well known persons have been associated with the hospital.

The main buildings were constructed during the 1890’s as the Isle of Wight County Asylum. The Asylum was officially opened on 3 July 1896 with the first patients transferred from Knowle on the mainland a few days later. The buildings were designed by the architect B S Jacobs of Hull and construction was overseen by the London firm Garlick and Horton of 43 Sloane Street, London. It is understood that John Garlick himself supervised much of the building work which was carried out by a workforce comprising at least 75% local men.

The surrealist poet David Gascoyne stayed at Whitecroft as a patient in the 1960’s. it is recorded that whilst there he met his wife to be. (See article in the Guardian, dated Tuesday 27 November 2001)

The First World War flying ace, Otto Siefert, was a patient at Whitecroft dying there on 1 October 1915.

In addition to the above, the hospital has many local associations and the prominence of the clock tower brought about the Isle of Wight expression “under the clock” to describe a person who was a patient at the hospital.

CHARACTER OF AREA

The site comprises a well defined group of buildings within an enclosed landscape setting which, as indicated above, were mostly constructed over a limited period and form a unified development with a limited palette of materials and design elements.

The main features of the buildings are characterised by the use of orange red brickwork with stone string courses, cills and other details and hipped slate roofs. The buildings retain the original window and door joinery which mostly comprises white painted timber sash windows, most of which are of small pane design with typical “six over six” sliding sashes, some of these are surmounted by three pane fanlights. The exception being the main reception and administration block which has timber sliding sash windows without glazing bars to the main elevation. Two of the ward blocks contain curved bay windows also with sliding sashes, some of which retain their original curved glass.

The main ward buildings form a curved group linked by a single storey curved corridor. This radial layout appears unusual (reference letter from Dr Richard Holder, Senior Architectural Adviser for the Victorian Society). Other ancillary buildings including the laundry are located to one side of the group and the large building known as Rhodes – Tennyson Block is situated to the west close to the main access drive. This building has a woodland garden area to the south west which is now becoming overgrown, but was formerly a rose garden.

The central building in the radial group comprises a substantial recreation building/hall. This building is constructed of similar materials to a design which blends with the ward buildings. However the building is emphasised by the use of architectural detail including arched top windows and decorative terracotta plaques. Internally the open hall appears to remain intact with large roof trusses.

The main clock tower itself, together with the linked structures, are the only Listed buildings on the site. As indicated previously, the tower is a substantial landmark building with a domed cupola in Italianate style. The main tower is constructed of red brickwork with sandstone details to match the remainder of the complex. The building contains a water tower serving the site as a whole, together with a clock which has white glazed illuminated dials. The whole is surmounted by a weather vane. This building was Listed Grade II in October 1988 and clarification from the Department for Culture, Media and Sport indicates that the attached structure which would include the reception and administration building are included as part of the protected building.

Whilst the remaining buildings are of relatively plain and utilitarian design, they are of good quality and retain most of the original detailing. The local associations and integrity of the site as a whole, together with the use of the interesting detailing and the overall relationship of the buildings to the central clock tower combine to add a unity and character to the site which is considered worthy of retention and enhancement. This combined with the somewhat unusual plan form and retention of most of the important structures on the site together with much of the original landscape setting means that the site is of considerable local interest and importance.

LANDSCAPE SETTING

The main setting which contained the remainder of the original buildings is contained within a landscaped parkland setting. The site is mostly surrounded by a substantial bank of mature planting including mature trees and hedgerows. This is particularly noticeable along the south western area where there is a substantial wooded boundary and along the northern boundaries with Sandy Lane which as identified earlier, comprise a mixture of mature tree planting with hedging which virtually screens the site from outside. The substantial pine trees in this area are also a distinctive feature which are seen in long distance views as a base for the views of the tower. The eastern side is somewhat more open although still identified by banks of planting. The are to the south west was formerly part of the kitchen gardens and orchard and the former gardener’s cottage still exists, although now in separate ownership. The land falls to the south west and then rises again further to the west where the former sports ground and pavilion can be seen in the distance.

Most of the significant trees on the site are protected by Tree Preservation Orders, some of which are individual orders and some group orders relating to clumps or groups of trees.

Thompson House to the north is set at a lower level and screened from the rest of the site by changes in ground level and tree screening.

KEY AREAS WITHIN THE SITE

Whilst the site as a whole has a strong unity and identifiable character comprising the older buildings and the landscaped parkland setting, there are areas within the site which have individual characteristics. These will be shown on a map and may help to inform future enhancement or changes to the site.

Initial inspection reveals that the site comprises a landscaped parkland setting for the hospital buildings with a more formal garden and grassed area situated adjacent to the entrance driveway to the north east of the reception and administration building. The main driveway itself is lined by mature trees. There is also an overgrown garden and woodland setting to the western corner of the site adjacent to the Rhodes – Tennyson building.

The crescent shaped yard area between the administration building, clock tower and the wards consists of mainly hard surfacing with indications of former buildings in this area. There is evidence from the old plans that buildings formerly occupied parts of this area and the elevations which front onto this section do not contain any features of special merit. Part of this site would benefit from overall enhancement which may take the form of improved landscaping and possible improvements to the buildings. There may also be an opportunity for additional development in this area particularly to reinstate the link between the reception building, clock tower and the main hall linking to the curved wings to reinstate the “anchor” footprint of the buildings which was a distinctive feature of the original development.

The area to the south east of the wards comprised open gardens and airing courts part of which has now been developed with the chapel and the former nurses’ home. This area has a generally open character although there are a number of substantial trees which are protected by Tree Preservation Orders. There are views out from this area across the small valley to the agricultural land opposite including parts of the sports ground.

Trees

Residential properties fronting onto Sandy Lane also have private gardens and the largest dwelling, known as The Pines, also has well treed grounds.

Areas to the west of the laundry and also to the northwest include some storage tanks and former hardstandings probably relating to former outbuildings. These would benefit from enhancement.

The former chapel is a later building situated to the south east of the main hall and between the original buildings and the 1930’s former nursing home. The building itself is constructed of artificial stone with a shallow pitched gabled roof. It is acknowledged that the chapel is part of the historical development of the site although the building itself is not considered to be of special architectural merit and does not reflect characteristics of the other development on site. Further consideration will need to be given to the future of this element of the site as part of an overall strategy for the future proposals.

The former farm buildings are situated on the northern side of Sandy Lane and comprise the farm house and former barns and outbuildings. Most of these pre date the hospital development and are attractive traditional buildings with some more recent insertions.

CONCLUSION

The site is an important element in the social history and historic development of healthcare on the Isle of Wight. The location, setting and design of the buildings are such that the site has a clearly identified character and the buildings are considered to be of significant local architectural and historic interest. In addition, the main clock tower and associated structures are of national importance being Listed Grade II. The combination of the physical structures, the landscape setting and the historic development of the site make this an important area worthy of conservation.