High Street Heritage and Conservation Areas

Jack Brereton Excerpts

Wednesday 13th September 2023 Westminster Hall

[Jack Brereton (Stoke-on-Trent South) (Con)]

I beg to move,

That this House has considered high street heritage and empty properties in conservation areas.

I am delighted to have secured this debate and to hold it today with you in the Chair, Ms Fovargue. Five years ago, I led a similar debate on town centre heritage action zones. At the time, it had recently been announced that Stoke-on-Trent would enjoy a zone that, while encompassing every surviving bottle oven in the Potteries, would focus mostly on Longton in my constituency, one of the six historic pottery towns that make up the modern city of Stoke-on-Trent, and home to the largest localised collection of bottle ovens.

Since the Clean Air Act 1956, the bottle ovens are no longer fired, but they are key to our identity as the Potteries, the authentic world capital of ceramics. They are the picture-postcard view—or, more likely these days, the selfie. As I said five years ago, the paradox of the international tourism market is that when people can travel anywhere in the world, they actually want to go to places that are unlike anywhere else on earth. Well, there is nowhere in the world like Stoke-on-Trent for bottle ovens, and there is nowhere in Stoke-on-Trent like Longton for bottle ovens.

The trouble is that if a bottle oven cannot be used for firing pots, what can be done with it? We have lost hundreds of them while struggling to find an answer to that question. The work of the HAZ in bringing together the owners of the remaining bottle ovens with local academics, experts from national bodies and the city council has been really positive in helping to exchange ideas and build a more coherent narrative for the role of historic ovens in our city’s future sense of place.

I am delighted that Stoke-on-Trent will be the home of the Department for Levelling Up, Housing and Communities’ new flagship arm’s length body, the Office for Place. I will say more about that later in my speech, but I note that its mission is to help councils to create beautiful, successful and enduring places. I have to say that our city council does indeed need help, and we must recognise that. There is a shortage of officers with the right skills in the field of heritage—a skills shortage that hampers councils of all political colours across the country. Historic England has experienced similar issues in filling highly skilled roles. It also hampers us as Members of Parliament when we need expert information that is just not there, whether for responding to consultations or bidding for additional funding.

For example, Stoke-on-Trent City Council recently ran a public consultation on the boundaries of each conservation area in Stoke-on-Trent. I responded to that consultation on the proposals for the conservation areas in my constituency, but time and again I was hampered because no character appraisal was available for the conservation areas within their existing boundaries. Such appraisals should surely be the basis for deciding what would be in character for any new boundaries to embrace. Where appraisals are available, they are sometimes decades old.

This really matters, because conservation areas must be meaningful; there must be some evident logic about what they are there to conserve. Optimally, in Stoke-on-Trent they will actively conserve and enhance the historic fabric of our city, with its unique character as the Potteries—the world capital of ceramics, and one modern city of six historic towns and numerous subsumed but distinct villages. An expert character appraisal is vital to determine how successful conservation areas are in achieving such an aim.

In the end, for this particular consultation I relied on my own appraisal from my years of being out and about and getting to know the character of each area and how areas are defined in the heads of local people. This is not necessarily how they appear to be defined in some cases, in which the areas defined seem to be aimed primarily at achieving convenient, bureaucratic tidiness.

There was a particularly ludicrous suggestion that certain out-of-character post-war housing in Fenton should be brought into the Albert Square conservation area. No explanation has been given as to why no character appraisal of any age is available for this conservation area, despite it having been declared in 1987. That really matters, because bringing someone’s house into a conservation area is so restrictive. If it is not obviously for heritage reasons, it looks arbitrary. This unpredictability as to what the council wants to achieve hinders necessary economic development.

Some of our current conservation areas are visibly in a very poor state. The focus should be on getting them into a much better state, rather than simply widening their boundaries or merging them for no good reason, other than perhaps to be seen to be doing something on paper that ticks the heritage box. But something on paper is not enough. Ultimately, both the enforcement action and the resources needed to address properties of concern have been insufficient.

Virtually no enforcement took place during the pandemic, and things have not got much better since. Effective enforcement action needs to be properly resourced, with increased use of section 215 notices. As the Minister will know, the Government guidance makes it clear that such powers should be used proactively, rather than just being complaint-led. Indeed, the guidance also makes it clear that authorities that use the powers proactively have been more successful in achieving wider regeneration benefits. The guidance says:

“Experience has shown that authorities that interpret the scope of s215 widely also tend to be more proactive and successful at using the powers to achieve wider regeneration objectives.”

[Marco Longhi (Dudley North) (Con)]

I thank my hon. Friend for securing the debate. This topic is close to my heart, and we can see from the Members present that the midlands and the Black Country feel strongly about heritage buildings.

Members may be aware of what happened to the Crooked House pub. With your indulgence, Ms Fovargue, I will bring up some of the related issues. On the role of local authorities in all this, my research has quickly established that it is voluntary for councils to maintain a register of heritage buildings—not all local councils do it. In fact, when councils do have a register, it is a document that sits on a shelf and can quite often be forgotten about. What does my hon. Friend think about making it compulsory for all local authorities to have a register of buildings that might tick the box for being of heritage value, and for that register to be reviewed annually or biannually to make sure it is maintained and up to date? Unfortunately, the Crooked House was not on such a local authority register.

[Jack Brereton]

I thank my hon. Friend for raising that important issue. I very much agree that more should be done to document important historic buildings, because they are very emotive. That shocking incident in particular—the destruction of what was an important local historic asset in the south of Staffordshire—has had a massive impact on the local community. We have seen a massive outpouring because of the damage that has been done. I agree with my hon. Friend about the important role that local authorities should play when it comes to heritage and the maintenance of a designated list of the historic buildings within local areas.

Sticks like section 215 are sadly needed because sometimes even generous carrots, such as funding from the heritage action zone schemes and partnership schemes in conservation areas, are an insufficient lure. This is especially the case when it comes to absentee landlords, often overseas, who are interested solely in land value and are sometimes, I suggest, waiting for heritage buildings to get into such a poor state that they are able, or required, to demolish them, as we saw with the pub that my hon. Friend just mentioned.

We have actually had buildings falling into the street in Longton. The latest one, on Market Street, could have killed someone. I and others made multiple reports to the council about the perilous condition, but action was not taken until it was too late. The whole of Longton conservation area is on the heritage at-risk register, and is rated as very poor by Historic England. The whole of the historic Trent and Mersey canal through the city, including where it runs down the west of my constituency, is also registered as at risk. This is the cumulation of decades of inaction, under-investment, decline and a preference for tinkering at the edges. It has to change.

Where there has been a proper focus, such as on Trentham mausoleum in my constituency—the only grade I listed property in Stoke-on-Trent—the situation has greatly improved. There is now a clear path for getting the mausoleum off the at-risk register, on which it is now listed as being in a “fair” condition and described as “generally sound”.

Hopefully, the Office for Place will help to focus minds further. I certainly look forward to engaging with it and talking through where I think our sense of place in the south of the city is being undermined. I have done the same with Historic England and am grateful to that body for ensuring that parliamentarians are involved and informed. Having made the case to win funding from the Government, it is right that MPs play an important role.

[Theo Clarke (Stafford) (Con)]

I congratulate my constituency neighbour and hon. Friend on securing this important debate. Stafford has a number of similar challenges, with heritage buildings being closed on my high street, which is why I campaigned for the Shire Hall to be reopened—the Government recently gave us £1.6 million to do that. Does my hon. Friend agree that the Government must do more to regenerate and reopen these historic buildings in Staffordshire, and that we must invest and level up in the west midlands?

[Jack Brereton]

I thank my hon. Friend for her intervention and commend the work she has been doing in the town centre to bring some of those buildings back into use; they have such an important role. I know that Stafford faces challenges similar to those faced by many of the high streets across Staffordshire and the country, so I very much commend the work that my hon. Friend has been doing to raise these issues and encourage new usage in Stafford town centre.

We have been working hard in north Staffordshire—in Stoke-on-Trent—to attract Government funding. It is good that levelling-up bids and, indeed, the bids for the restoring your railway fund require the sponsorship of MPs for local projects to win national funding. We often see a bigger picture and are able to raise the hopes and concerns of constituents at a local level more broadly. It seems to me that the bigger picture is what the Office for Place is really all about. The bigger picture I see is that ceramics is not just our past, but our present and our future. Industrial heritage properties give our city a sense of place, but it is manufacturing, of which ceramics is most emblematic, that gives our city its sense of purpose.

It is that sense of purpose that means that our place in the world is more than just a kind of permanent stage, or a film set for a period drama. Of course, it is excellent for those purposes too—from time to time—but we cannot live in a period drama, and particularly not a gritty one. I am sure that the Office for Place gets that and recognises the huge potential of cities like Stoke-on-Trent, which have grown faster economically than other areas in recent times. I hope it shares my excitement that the UK has overtaken France to be the world’s eighth-largest manufacturer. Industrial decline must be left as a fiction for the movies.

The renewed sense of purpose in the manufacturing of our world-class goods is key to levelling up our city, and the sense of pride that we take nationally in our manufacturing base helps to drive that purpose locally. We like the fact that people all over the world still place extra value on ceramic goods that have “made in Stoke-on-Trent” written on them. I emphasise to the Minister that it is important for her to think of her mission as levelling back up, reversing decline and restoring our heritage and skillset to where they belong, which is at the very forefront of international manufacturing, engineering and technology. It is that rooted sense of purpose that built what is now our industrial heritage in the first place.

If the Minister were to walk around the Longton conservation area with me—she is very welcome to do so; I invite her to join me—she would see that that sense of purpose is still there in part, just as our sense of place is still there in part, but that it needs to reach its full potential. In the Potteries tradition, there are fantastic manufacturers of ceramic wares, such as Duchess China 1888, which makes world-class tableware that can be bought in the House of Commons shop, and across the road from that firm we have Mantec Technical Ceramics, which makes an array of advanced, technical and specialist products.

The Minister will know, because I say it often enough, that the gross value added of the ceramic sector has doubled in real terms since 2010. Its revival, and the revival of our wider local economy, is keeping alive heritage buildings that would otherwise be in the same state that the Crown Works is sadly in, following the loss of the famous Tams business, which occupied it until the financial disaster of the last Labour Government saw it close.

The Crown Works is a landmark building that I have been determined to save from gradual dereliction and all-too-frequent arson attacks. I cannot thank the Department, or indeed the Prime Minister, enough for the levelling-up fund. It has enabled me to work with the city council and OVI Homes to get together a scheme to save this heritage asset by repurposing it as retirement housing, which will in turn mean greater footfall and more town centre living. Thankfully, we are now seeing actual delivery at the Crown Works, which is the necessary final step.

As MPs for Stoke-on-Trent, we have frankly busted a gut to secure much-needed funding for a range of schemes across the city. We have had to watch with frustration as covid lockdowns and inflationary pressures delayed so much of what we believed, and were promised, could have been delivered by now. I hope the Government will look carefully at what has been delayed and work with councils— a number of councils, not just ours—to adjust the timeframes for the delivery of projects that sadly could not be met for reasons that were totally out of our control.

I am particularly keen to get the accessibility improvements for Longton railway station finalised and under way. If we look at the visitor numbers for the Gladstone Pottery Museum, and then the numbers of passenger entries and exits at Longton, we see a correlation in the ups and downs. If we look at the visitor surveys, we see causation too, with visitors opting to take the train to Longton and walk up to the museum. Perhaps as much as half the passengers who have used Longton station recently have been visitors to the museum. Preserving the beauty of this cherished asset, even with all its warts—such as the recent saving of its rare sash windows from a bygone age of long-outlawed industrial practices—is integral to Longton’s wider success as a must-see destination and working centre of contemporary manufacture. It is a living destination, steeped in the full narrative of ceramics history.

By preserving our unique industrial heritage, we continue to attract today’s leading international ceramicists—practitioners who could base themselves anywhere in the world—to Stoke-on-Trent, as the authentic world capital of ceramics. However, Stoke-on-Trent, including Longton, is sadly also an area of multiple deprivation, and we had been running up a down escalator just to stay still—never mind advance—even before covid hit. The council tax base is the second lowest in the country after Hull, which poses significant challenges in leveraging restoration funds from the private owners of heritage buildings. Of course, the Government understand that, because they have granted us national funding to help, including funding to reinstate residential accommodation above shops.

The delivery of schemes is now key. The schemes will be sustainable if, alongside wider public realm improvements, they encourage people to use the buildings that are saved on Market Street, Commerce Street, and up to the Gladstone Pottery Museum, for interesting new business and residential uses. Currently, though, the pedestrian journey between the station and the museum is unacceptably poor. Longton station has steps, but not lifts or ramps, and the historic Victorian ticket hall is boarded up—the transforming cities fund is supposed to be unlocking it. Transport is not the Minister’s Department, so I will not rehearse my frustrations with Network Rail and the council with her, except to say that if she wants to see a case study of how delivery has been stymied by covid, by inadequate resourcing and skillsets and by the intransigence of other bodies, she could use Longton station as an example.

The Government are driving levelling up by enabling funding, but they have caught councils and other bodies on the hop because submissions for funding are often reactive to the funds and are not part of an active wider local agenda that is driven by a coherent sense of purpose. I get why that is—the Government want to deliver on national priorities for their own sense of purpose in levelling up—but many councils do not have local schemes that are remotely shovel ready and perhaps bid for funds without really knowing how they will deliver them if something goes wrong. Some councils are not resourced to meet the match funding requirements of some national schemes, and some lack the specialist officers or the time to deliver what is agreed, for whatever reasons.

[Alexander Stafford (Rother Valley) (Con)]

My hon. Friend is making an incredibly important point about councils not having the plans in place to move forward. In Rother Valley, for instance, the Land Trust had quite a detailed outline plan in place for Dinnington high street, so when the levelling-up fund went ahead we could bid for it, but other high streets in Rother Valley such as those in Thurcroft, Swallownest and Maltby do not have that outline plan; the council has not done it, which means it cannot bid for the money. Does my hon. Friend agree that councils should have a duty to put together outline plans for all our high streets—heritage and otherwise—to ensure that when pots of money become available, they can secure them?

[Jack Brereton]

My hon. Friend makes a good point. We absolutely need that coherence. There are often many different pots of funding, but we need something to bring them together to increase the benefit—[Interruption.]

[Yvonne Fovargue (in the Chair)]

Order. The sitting is suspended for a Division in the House.

--- Later in debate ---

On resuming—

[Jack Brereton]

As I was saying, some councils are not resourced to meet the match funding requirements of some national schemes, while some lack the specialist officers or time to deliver on what is agreed, because of skills shortages or churn in personnel or for some other reason. The Government have been amazing in enabling funding to come forward for projects in Stoke-on-Trent and unblocking some of the barriers often presented by national bodies. It would be a tragedy if rigid timescales and problems at the council led to a failure to deliver what the Government have provided funding for.

Fundamentally, there needs to be a plan for enhancing the character of the conservation area in Longton that is deliverable and is delivered. There are several pots of money, and of course more money in those pots would be gratefully invested; I am thinking particularly of Historic England’s PSICA programme. There also needs to be a coherent plan for re-establishing a more obviously pedestrian-friendly town centre environment, especially along Market Street and the Strand, to link better into the big pedestrianised 1960s Exchange shopping arcade.

I am glad to say that, thanks to investment by the owners of the Exchange, some of the empty shops there are now being turned into small-scale units for independent retailers and potters selling their authentic local crafts. On Saturday, I was particularly pleased to see the opening of Keep It Local, a new shop selling products that are nearly all handcrafted by local artists and craftspeople. I wish it every success: we need to see more of that in our town centres.

Historically, Longton’s lower market square, which is now called Times Square, was joined to an upper market square by Market Street. That upper square is now all but lost to traffic flows, but when it last served its purpose it was called Union Square. I want to bring back Union Square with that sense of purpose to enhance the sense of place of Longton as a town centre.

Much of the current highway infrastructure is from overengineered and unsympathetic post-war traffic schemes and is detrimental to the surrounding historic town centre street scene. It appears to come from a mindset that Longton had a future as a place to drive through, but not to stop in. For many who do stop, the current poor urban environment, particularly the narrow pavements in places, dissuades footfall. That, in turn, dissuades future uses of many of the heritage buildings. There is none of the dwell time that we see in other towns that have ripped out the 1960s road configuration to make them places to be, not places to pass through. Decline has encouraged crime and antisocial behaviour. We have too many broken windows, and all that the broken windows theory predicts will follow, including the problems related to monkey dust that I have raised in a separate debate.

Future proposals for the reorganisation of the road layout, including through the as-yet-undelivered transforming cities fund, should pay serious attention to making a positive impact on the conservation area and encourage footfall along Market Street. We need to link our town centre together better, especially along Market Street and the Strand, bringing together the station, Gladstone Pottery Museum and the main retail centre. I am waiting to see what proposals the new administration in Stoke-on-Trent will come forward with once it has finished its process of re-evaluating the projects that it inherited mid-delivery.

It is not just the buildings of Longton that need their attractive heritage rediscovered; it is also the squares, the roads and the public realm. They need to serve people and to be places that people will visit, live in and work in, encouraging new uses and more investment. I hope that that is something that the Office for Place will be able to inspire, catalyse and advise on.

Alongside having the right permanent public realm, I suggest that one way to unlock development is to simplify the restrictive planning use categories. Face-to-face businesses such as cafés and independent shops like to set up where the public realm attracts customers and staff. Where possible, those businesses like to be in historic buildings that add to the customer experience. Developers know that, but they also know that planning use categories can be a minefield.

Giving a historic building new life through a change of use should not be overly difficult. It should not be hard to host a temporary event such as a music or theatre event. We need to look at where such liberalisation might be possible to encourage new uses in our town centres. I would like local authorities to be given powers to designate all commercial properties within town centre boundaries to class E, mixed use. That would make it far easier to attract new commercial uses and remove the bureaucratic hurdles caused by the need for change-of-use applications.

In summary, these are my key asks of the Minister. We need more investment in Longton’s local heritage, particularly from Historic England. We need more time to get on with work delayed by covid and inflationary pressures. We need greater focus on enforcement, with better resources, including skills that relate to the enforcement by local government of section 215 notices and the upcoming measures in the Levelling-up and Regeneration Bill for compulsory rental auctions and so on. We need planning rules on change of use to be freed up, especially with greater powers to expand category E use in town centres. We need to take a good look at how the Department can keep an overview of how the various pots of national money can be better co-ordinated into local schemes. It would also be appreciated if the Minister could give us any further information about the Office for Place, particularly on the benefits that it will bring to its proud home in Stoke-on-Trent and, from there, to the rest of the country.

With the right sense of place, driven by a rooted sense of purpose, we can turn our declining high streets and conservation areas around. Coherence, delivery and enforcement are key, as is an enticing mix of a quality permanent public realm and interesting temporary events. If the public sector gets that right, it will attract the right businesses from the private sector, with the dynamism to build and respond to a loyal base of local consumers and an eager market of visitors from further afield, levelling back up with new opportunities and bringing the living heritage offer back to life.

[Several hon. Members rose—]

--- Later in debate ---

[Jack Brereton]

I thank the Minister for her thoughtful response and look forward to welcoming her to Stoke-on-Trent. We very much want to show her some of the things that we have been talking about as she has a look around our fantastic city. Stoke-on-Trent is very much on the up, and it is the litmus test for levelling up, so we would very much like to show her some of the issues that we have been talking about.

I thank all colleagues who contributed to the debate, particularly the hon. Member for Strangford (Jim Shannon). It was fantastic to hear about his town and the rich heritage of Northern Ireland. I also particularly thank my hon. Friends the Members for Stoke-on-Trent Central (Jo Gideon) and for Stoke-on-Trent North (Jonathan Gullis), who have supported the work that we have been doing to level up Stoke-on-Trent and attract the huge investment that has come into the city.

I thank my hon. Friend the Member for Dudley North (Marco Longhi). I very much agree with his suggestions about listings. We should look at the process in Wales and whether it could be applied in England to protect buildings under huge threat, such as we saw with the destruction of the Crooked House pub. I also thank my hon. Friend the Member for Milton Keynes North (Ben Everitt), although I will make a little correction: Staffordshire is not part of the Black Country, although part of the Black Country historically used to be in Staffordshire.

I slightly disagree with the points made by the Opposition spokesperson, the hon. Member for Luton North (Sarah Owen), regarding austerity. Many of the challenges and issues in Stoke-on Trent have been going on for decades. We saw decades of neglect under Labour Administrations. Some of the challenges now faced by our high streets have been going on for much longer than the issues she mentioned.

Motion lapsed (Standing Order No. 10(6)).