High Street Heritage and Conservation Areas

Marco Longhi 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.

--- Later in debate ---

[Jo Gideon (Stoke-on-Trent Central) (Con)]

I am delighted to take part in this important debate and I congratulate my neighbour, my hon. Friend the Member for Stoke-on-Trent South (Jack Brereton), on securing it. I make no apology for the fact that Stoke-on-Trent is 100% represented in this debate, and that we dominate, because we are all incredibly proud of our city of six towns. It is always a pleasure to follow the hon. Member for Strangford (Jim Shannon), who always has something enlightening to say.

[Marco Longhi]

Don’t forget the Black Country.

[Jo Gideon]

My hon. Friend, whose constituency is in the Black Country, raises an important point. We all hope that the Crooked House is rebuilt.

Conservation areas hold a special place in our hearts because of their historic and architectural significance. They are meant to be protected and preserved, yet empty properties in those areas threaten the essence of what makes our towns and cities special. The sight of boarded-up shops and decaying buildings has a serious impact on our collective sense of pride and identity. We need to encourage growth in these historic places and help our heritage assets to be more productive, unlocking their potential and making them more attractive to residents, businesses, tourists and investors.

In my constituency, conservation areas include the city centre, Hanley Park, our blue-green canal corridors and the old Spode factory, as well as the university quarter. Stoke-on-Trent is a city steeped in the tradition of ceramics. The Potteries has a rich heritage of craftsmanship and artistic achievement, which I am reminded of when I walk around the city centre and look up at the fine examples of architecture.

However, at street level many of those buildings house boarded-up shops and display the scars of antisocial behaviour and graffiti. Those structures, which in past eras would have been part of a proud civic scene, are now suffering neglect. High streets are important barometers of local pride. It saddens me when I see buddleia growing from the brickwork of those once-loved buildings. From Hanley Town Hall to the historic Bethesda chapel—a Methodist sanctuary that once accommodated up to 2,000 worshippers—buildings with a key purpose in times gone by now languish in need of a new purpose that respects their heritage but breathes new life into them.

Hanley features on the list of high street warning lights as one of the 100 towns where persistent vacancy rates have increased since 2015, so I am always pleased to see innovative ideas. For instance, the Potteries Centre in Hanley encourages pop-up shops for small businesses and welcomes community use to attract more people through its doors.

If we are to stop the decline of heritage buildings in our high streets, we must hold property owners to account when their properties fall into disrepair. Councils have a statutory duty to ensure community safety; when buildings are deemed unsafe, action must follow. Councils also have the power to offer discounted rent or easier lease arrangements on their own property portfolio to community organisations and charities. I believe that power should be used to stem the tide of empty buildings. In Hanley, I am particularly sorry about the Prince’s Trust move from its heritage building in Tontine Street. The Prince’s Trust provides a valuable resource to young people, so its departure from Hanley will mean that yet another building will stand empty and an important organisation will be gone from its city-centre base.

Injecting funds is not enough; if there is not community engagement and a bigger vision, well-intended investment in projects is far less likely to succeed. Although I am grateful that Stoke received £2 million in funding from the heritage action zone fund, there is still much more ground to cover. Without community buy-in, our town centres cannot thrive. Indeed, I am a fan of ideas such as the creation of a high street buy-out fund to help communities to purchase empty property on high streets, along with a specific business rates relief for regulated socially trading organisations.

Power is too distant from communities. Polling conducted across England by Power to Change revealed that three quarters of people felt that they had little or no control over the important decisions affecting their local area. We need to develop places that are really valued by the local communities that they serve. For that to happen, we need a collaborative approach and strong local leadership. There is no one-size-fits-all solution here and today’s consumer is very alert to something that is inauthentic.

Town centres should be places where we see a mixture of arts and culture alongside the traditional shopping experience. There is a growing consensus that experience will be at the heart of the future high street, whether it is in the form of a greater role for hospitality, community organisations or public services, or in the form of more residential property.

Across our city, many more opportunities exist to repurpose heritage buildings while preserving their distinct Potteries characteristics. In particular, the site of the old Spode Works presents a significant opportunity for intelligent regeneration, and levelling-up funding will encourage further investment. However, the complexity of the Spode site necessitates a sensible approach. Although many buildings should be repurposed, some buildings should make way for a new vision of the site. Revitalising our high streets is not solely about repurposing properties currently sitting empty but about enhancing our heritage. Does the Minister agree that we must show ambition in our vision, to create new heritage for future generations?

--- Later in debate ---

[The Minister of State, Department for Levelling Up, Housing and Communities (Rachel Maclean)]

It has been a pleasure and a privilege to listen to this fantastic debate. As a midlands MP myself, it has made me just that little bit more proud of the heritage that I share with colleagues here—as well as with Milton Keynes and, of course, Strangford across the water in Northern Ireland. There is always a lively debate about where exactly the Black Country ends. I am often asked whether there are any bits of Worcestershire in the Black Country—perhaps we will discuss that outside the Chamber.

It is right that I start by congratulating my hon. Friend the Member for Stoke-on-Trent South (Jack Brereton) on securing the debate, which has shone a light for us all on the diligent work that he does day in, day out on behalf of his constituents. It has also shown his deep knowledge of his area. As he said himself, although he was not able to rely on some established processes to contribute to the consultations he mentioned, he could draw on a lifetime’s experience of living and breathing the streets of Stoke-on-Trent South.

Like my hon. Friend, the Government want our high streets to be restored to their former glory, as the beautiful, beating hearts of our communities where people can come together to socialise, shop, work and run businesses in safe and attractive surroundings. The reality is that many of our high streets are struggling—they are blighted by boarded-up shops and antisocial behaviour—but we are determined to break the cycle of decline. We have already started to do so, working side by side with local leaders to achieve our shared goals. Transforming dying high streets back into vibrant places to live, work and socialise is central to our levelling-up agenda, and that will be the litmus test for our success.

Today’s debate is crucial to our better understanding what more needs to be done to protect and rejuvenate crucial civic centres, which are rightly cherished by communities up and down the UK. There is no better example of best practice than those that hon. Members shared of the historic ceramic industry and pottery towns of Stoke-on-Trent, which are backed by the Conservative Government. I will turn to the specific points raised by hon. Members at the end of my remarks. The truth is that, in stark contrast to what the hon. Member for Luton North (Sarah Owen) just said, we have success stories all over the country, backed by billions of pounds of funding from the Conservative Government.

Even with the massive challenges that have emerged in recent years—the exodus to online shopping and the impact of the pandemic—people still very much care about their high streets, as we have heard from all the speakers in the debate. High streets are central to people’s sense of local pride and belonging; they are the iconic thing that people focus on. When we ask, “What does levelling up mean to you?”, concern about the high street comes up time and again.

Let me talk about some of the actions that we are taking to reverse some of the issues that hon. Members have rightly identified. Our ambitious Levelling-up and Regeneration Bill will help to tackle the growing problem of empty shops on high streets, which fuels the feeling of decline, through high street rental auctions. Those will empower local authorities to address long-term vacant properties. Landlords will be required to rent out persistently vacant high street commercial properties to new occupants, or face the local authority’s stepping in and putting the lease up for auction.

My hon. Friend the Member for Stoke-on-Trent South may be aware that, on 27 March this year, the Secretary of State for Levelling Up, Housing and Communities announced that £2 million would be made available by the antisocial behaviour action plan to support communities and businesses to bring such derelict properties back into use. That vital funding will cover the cost of refurbishing properties, the cost of the auction and the council’s fees, and will enable doors to open again for rapid occupation. High street rental auctions will breathe new life into our much-loved high streets, and the funding will do just that by empowering communities to take control and restoring pride in place.

As my hon. Friend noted, local planning authorities have powers under section 215 of the Town and Country Planning Act 1990 to serve notices that require owners to take steps to clean up their land where it is adversely affecting the amenity of an area. The power applies to both land and buildings, and it is an important tool for local planning authorities, alongside other powers, such as repair notices in respect of listed buildings or dangerous structure notices.

[Marco Longhi]

Today’s debate has been about how we look after our high streets, and one of the best ways of keeping heritage buildings going is just keeping them going. Unfortunately, a number of buildings require extra protection, and there is a pattern, up and down the country, of buildings suddenly becoming vulnerable to arson attacks, and then demolition, when they are either sold or not used as much. The Minister will know why I make that point.

As we are talking about enforcement, one way that we could, perhaps, afford extra protection to such buildings is through the listing process. When an application for listing is made in England, there is no protection until the full process is undergone and a decision is made to protect the building. In Wales, when an application to list is made, temporary provision is made immediately, and then a final decision is made about whether to give full protection. Will the Minister consider that, and perhaps suggest it to the Under-Secretary of State for Levelling Up, Housing and Communities, my hon. Friend the Member for Bishop Auckland (Dehenna Davison)? Will she also consider increasing penalties where there is clear evidence of arson and misuse of property?

[Rachel Maclean]

I thank my hon. Friend and commend him for all the work he is doing on behalf of his constituents, who I know used to be regulars at the Crooked House pub. We have all watched the situation there with great concern. I will take his ideas seriously and look at what more we can do; I thank him for those proposals.

We have seen some transformational examples of section 215 powers being put to good use for formerly vacant industrial sites, town centre street frontages, rural sites and derelict buildings, as well as more typical rundown residential properties and overgrown gardens. Local authorities have powers to undertake clean-up works themselves, the cost of which they are empowered to recover from the landowner.

My hon. Friends have called for use classes to be made simpler and more straightforward. My hon. Friend the Member for Stoke-on-Trent South will know that the class E use class includes a broad and diverse range of uses suitable for a high street or town centre, including shops, restaurants, cafés and offices, as well as health centres and gyms. It also allows for new uses that may emerge in a town centre. The use class applies to buildings in conservation areas and to listed buildings, but unfortunately planning permission is still required for any external works in those areas. We always keep use classes under review, and I am sure it is right that we continue to explore where we may be able to assist my hon. Friend in achieving the objectives he outlined. My hon. Friend the Member for Stoke-on-Trent Central (Jo Gideon) made the point that people like to visit properties in heritage areas, whether they are pop-up cafés or restaurants. That is a vital point.

I am also sympathetic to the frustrations of my hon. Friend the Member for Stoke-on-Trent South with the implementation of local conservation areas and the boundary lines. I know that he has already taken that up with the local planning authority. I remind the authority that it is duty-bound to review past designations to determine whether former or new areas should be considered to be within the boundary. Planning authorities are responsible for delivering conservation area appraisals, which should be kept up to date.

One of the central policies that we have to enable Stoke-on-Trent to reach its flourishing potential even more than it is at the moment is the Office for Place, which my hon. Friend mentioned. I am thrilled that that newly created arm’s length body will be located in Stoke-on-Trent, because it gives me the perfect opportunity to arrange a visit and to have oatcakes with cheese, bacon, red sauce and maybe even brown sauce—let’s try them all and see which we prefer. Of course, the vision is to support the creation and stewardship of a beautiful, sustainable, popular and also healthy place, so perhaps we should have a small oatcake.

There could be no more appropriate home town for the Office for Place than Stoke-on-Trent—the city’s name in Old English means “place”. We have heard the city’s proud heritage and its chance for a prosperous future so passionately and clearly articulated. The levelling-up funding going into the Crown Works is just one part of taking that heritage into a new area. I understand that the Office for Place chair, Nicholas Boys Smith, who is a leading expert in the country, has already met my hon. Friends the Members for Stoke-on-Trent North (Jonathan Gullis), for Stoke-on-Trent South and for Stoke-on-Trent Central, and council leaders, to discuss opportunities for regeneration. He will be working closely with them to help them reinvigorate their city, moving from streets as gyratories to streets as enjoyable places to be, attracting jobs and taking advantage of the proud industrial heritage.

The Office for Place has already established its office in Stoke-on-Trent, which will benefit the city through its positive impact on the local economy and opportunities for collaboration. It is fully envisaged that it will partner with Stoke-on-Trent City Council, but of course it must also take into account the views of local MPs, who have a broad vision, as my hon. Friend the Member for Stoke-on-Trent South said so well.

My understanding from colleagues in the Department for Transport is that they are still working with Stoke-on-Trent City Council to deliver the transforming cities fund programme, including proposals at Longton station. I encourage my hon. Friend—if he needs encouragement —to continue his lobbying efforts with the Department for Transport.

There has been a lot of discussion of high street heritage action zones. The championship that Members present have shown on behalf of their constituents, who both work in and appreciate the ceramics industry now and in the past, is just exceptional. We all agree that restoring our high streets must include protecting our heritage. The Government remain steadfast in our commitment to doing that, which is why we are investing tens of millions in regenerating historic buildings on high streets and in town centres across England through our future high streets fund. Meanwhile, social enterprises, community groups and charities reusing heritage buildings on high streets and in town centres have been supported through the £15 million made available via the Architectural Heritage Fund’s transforming places through heritage programme.

That programme is benefiting local people and businesses. For example, the historic Drapers’ Hall in Coventry has opened its doors once more following funding from the scheme as a successful arts venue. Meanwhile, through the £95 million high street heritage action zones programme, we are driving the regeneration of 67 towns and cities, transforming historic buildings and streetscapes. More funding is coming on top of that thanks to the additional £930,000 investment made this year by the Department for Culture, Media and Sport to support existing high street heritage action zone projects.

I was delighted, as always, to hear from my friend the hon. Member for Strangford (Jim Shannon)—it has been too long. It reminded me what a wonderful time I had in his constituency. I really valued his tribute to the Union of our beautiful islands, to the royal family, and to moving forward together on our cherished heritage. I strongly agree with my hon. Friend the Member for Stoke-on-Trent Central that we should show ambition for the future, for our children and grandchildren, in terms of our culture and heritage.

My hon. Friend the Member for Stoke-on-Trent North is a huge advocate for pride in place. Together with his colleagues, he has driven exceptional, record amounts of funding, in particular into his town of Tunstall. I very much hope that the current Labour administration of Stoke-on-Trent City Council will heed his calls, and those of all his colleagues, to work constructively with the exceptional, record amounts of funding that have been put into their city by a Conservative Government who believe in the future of Stoke-on-Trent after many years of neglect. It is always a pleasure to debate the Opposition spokesperson, the hon. Member for Luton North, but I will take no lectures from her about Labour councils. I say one thing to her: Birmingham City Council.

Our high streets have been the lifeblood of our communities for generations, and we will not let them wither on our watch—far from it. Instead, we are pulling out the stops to preserve them, protecting our heritage, supporting local businesses, and helping to provide the vibrant, safe civic hubs that our communities deserve, supported by our newly established Office for Place. We have measures to support our ongoing efforts, from planning use classes to high street rental auctions, and we must work pragmatically with local leaders on some of the timescales that have been raised with me due to delays from the covid pandemic. We are laying the foundations for a brighter future by working alongside local leaders to deliver for their communities with exceptional devolution deals that transfer meaningful powers and funding to them as we level up opportunity across the country.