Brighton and Hove's heritage at risk

From long sweeping Regency squares to Victorian barns and downland villages, there is a lot for people in the city-by-the-sea to be proud of.

Despite this, Brighton and Hove City Council has confirmed that five of its 34 conservation areas – about 15% – are “at risk” of losing their special status.

A further one – Stanmer – is also being monitored by South Downs National Park Authority.

A mixture of age and decay means if urgent action is not taken, an important part of the history of Sussex could be lost forever.

Local authority experts vow they are taking urgent action to solve the issues.

Tourism Despite the increasing cost to owners of keeping buildings looking good and structurally sound, conservationists argue it is important the areas remain to preserve the built environment.

Roger Hinton, of the Regency Society, which acts as an umbrella group for amenity groups in the city, said: “Conservation areas play a key role in protecting Britain’s heritage and in a city like Brighton and Hove, where many visitors come specifically to see the architecture, they are crucial to tourism.

“Along with our iconic attractions, our series of robustly different conservation areas is part of what makes our city such a special place for residents and visitors.

“It’s impossible to say whether things are becoming better or worse at broad level.”

With 34 protected areas, Brighton and Hove has among the most of any city in the country.

Hove Borough Council designated the first two in 1969: Charles Busby’s iconic and distinctly shaded self-contained Brunswick Town estate; and the mid-19th-century suburb of Cliftonville, dubbed Italianate in style, which stretched from Holy Trinity Church down Ventnor Villas to the seafront.

The following year Brighton Borough Council set up zones to preserve and improve the five ancient downland villages – Ovingdean, Patcham, Preston, Rottingdean and Stanmer.

The same year, the Kemp Town estate, of Arundel and Chichester Terrace plus Sussex Square, was also designated.

More recently, in 2008, the early-19th-century area of Carlton Hill in Brighton was placed under protection.

However, creating other zones has been more difficult. Selma Montford, honorary secretary of the Brighton Society, who lives in the Preston Village protected area, said: “I would like there to be more conservation areas.

“When we first started looking at conservation areas, the possibility was put forward of protecting the entire city with pockets for the areas right for development.

Streetscape

"Personally I wanted more areas. There is an area of council housing in north Moulsecoomb which is particularly attractive and unique to that time but it is too late to protect that now.

“It’s not just about the architecture but it’s about the whole streetscape so changes to gardens and front yards can also be seen as damaging the special area.”

Mr Hinton said he believed responsibility for looking after properties in protected areas was split between the owners and the local authority.

He said: “People can keep their eyes open. Residents in a conservation area should watch out for unauthorised changes to listed buildings or other historic features and if they see that happening tell the council’s conservation team.

“They can’t be everywhere and are grateful for any information they receive. They can then take appropriate action.”

A council spokesman said: “Designation as a conservation area gives the council greater planning powers to manage those areas in order to help conserve their heritage, which is an important part of the appeal of the city as a place to live and work, as well as a significant draw for tourism.

“The criteria for determining whether a conservation area is at risk are set by English Heritage and the city council chose to take part in an English Heritage annual survey as part of our ongoing work to monitor and maintain the city’s conservation areas.

“Conservation areas are deemed to be ‘at risk’ because their special architectural or historic interest – what makes them worthy of conservation area status – is threatened in some way and the reasons for this can vary from area to area.

“Managing the city’s conservation areas is an important part of the council’s planning team’s work and the areas listed as ‘at risk’ have all been prioritised for future action.”

BENFIELD BARN

DESIGNATED: 1989

WHERE: A privately owned barn and agricultural buildings off Meads Avenue, Hangleton, Hove HOW BIG: 0.4 hectares

CHARACTER: The late 18th / early 19th century listed barn is a typical Sussex design in timber and flint, with red brick dressings. Benfield Manor House, dating from 1611, originally stood to the south of the barn, but was demolished in 1871 and replaced with the row of yellow brick and slate farm labourers’ cottages which exist today.

The area is all that remains of Benfield Manor Farm which was at the heart of the Norman manor of Benfield.

A council spokeswoman said: “This is listed as at risk because of the poor condition of the barn and other historic outbuildings, which are not currently in use.”

QUEEN’S PARK

DESIGNATED: 1977

WHERE: Area around the park from St Luke’s Terrace in north to Edward Street in south, including the Pepperpot and Egremont Place.

HOW BIG: 18.5 hectares

CHARACTER: Focused around the large park in the east of Brighton which was laid out in 1823. The area is dedicated to Queen Adelaide, the wife of William IV. Among the items it includes are two archways, the classical remains of a spa, a brick and stone clock tower and the Pepperpot.

A council spokeswoman said: “A number of changes have been made to houses in this area, for example replacing windows and doors or removing front boundary walls, which have harmed the appearance of the area.

“In the future it is ntended to introduce an Article 4 Direction, requiring property owners to seek planning permission for these kinds of changes. Such controls already apply in many other conservation areas.”

EAST CLIFF

DESIGNATED: 1973 (last extended 2002)

WHERE: Large part of area around St James’s Street and St George’s Road, stretching from Old Steine to Rock Street.

HOW BIG: 60 hectares

CHARACTER: Development was a result of the rapid growth in Brighton after 1750. It has clear association with the growth of the area as a Regency and Victorian seaside resort. It contains nearly 600 listed buildings.

Council comment – as Queens Park

SACKVILLE GARDENS

DESIGNATED: 1997

WHERE: Seafront area including Walsingham Road, Sackville Gardens, and Westbourne Villas, which lie to the west of the old village of Hove.

HOW BIG: 32.4 hectares

CHARACTER: Until the end of the 19th century it was used for allotment gardens but development of houses alongside wide avenues started in 1890s and was largely complete by 1914. Because development took place mainly over three decades the styles vary immensely, but experts say it contributes to the area's special character.

Council comment – as Queen’s Park 

VALLEY GARDENS 

DESIGNATED: 1973 

WHERE: Stretches from the Palace Pier north up Grand Parade to The Level.

HOW BIG: 37.6 hectares 

CHARACTER: Dubbed the “central spine of historic Brighton”, it includes some of the earliest buildings from Brighton's fashionable Regency development phase as well as many of the town's most important listed buildings and open spaces. It extends out to the sea via the Palace Pier.

A council spokeswoman said: “This relates to a combination of factors but mainly the condition of the public open space in the area, the adverse impact of heavy traffic and buildings in poor condition.

“The council is currently working on proposals to improve the whole area and will also be working with property owners to try to bring vacant buildings back into use.”