PLANNING AND ENVIRONMENT
Register of Buildings and Sites of Architectural, Archaeological and Historical Importance in Jersey Appeal against the registration of First Tower Inn and First Tower Cottage,
La Route de St Aubin, St Helier
Purpose of the Report
The purpose of this report is for the Minister to consider an appeal against the registration of First Tower Inn and First Tower Cottage, having regard to the States strategic objective ‘to protect the best of the Island’s architectural heritage’ and a key objective of the Island Plan 2002 to protect and promote Jersey’s built, cultural and archaeological heritage.
Background
This report has been prepared by the Jersey Heritage Trust as part of its responsibility under a Service Level Agreement to provide reports and recommendations to the Minister for Planning and Environment on the registration of buildings and sites. It incorporates the views of the Ministerial Registration and Listing Advisory Group (MRLAG) - a group established to provide independent, expert advice on matters relating to the protection of buildings and sites of cultural interest.
The Jersey Building Heritage Sub-Committee added First Tower Inn (including First Tower Cottage to the rear) to the Historic Buildings Register as a BLI on 4 November 2002.
The Planning and Environment Department received an appeal from MS Planning Limited against this registration on 3 August 2006 and subsequently requested that the Jersey Heritage Trust undertake an appraisal of the property ahead of discussions with the Ministerial Registration and Listing Advisory Group.
The Curator of Historic Buildings carried out an inspection of the buildings on 3 August and submitted a report, including a copy of the appeal report, to members of MRLAG on 7 August.
MRLAG carried out a site visit and discussed the interests of the buildings at its meeting on 14 August.
Discussion
It was noted that the First Tower Hotel (later Inn) was built circa 1889 with First Tower Cottage dating from a similar period - perhaps a little earlier.
Members assessed the architectural, historical and scenic interest of the buildings on site and discussed in detail each of the points raised in the appeal report submitted by MS Planning Limited, July 2006. The following cites and then addresses in turn each of the points raised in the appeal:
· MS Planning Limited: The First Tower Hotel, together with a cottage to the rear, was added to the Historic Buildings Register in 2002 in the Buildings of Local Interest grade. This is an appeal against that registration, on the basis that the buildings possess insufficient architectural or historical interest or scenic value to warrant protection.
Members were advised that the BLI registration was recommended by the Historic Buildings Section (S Fell, R Hills and F Smith) and approved on 4 November 2002 by members of the Jersey Building Heritage Sub-committee (Deputy A Layzell, O Finch, M Waddington, J Williams, C Aubin, J Arthur, M Day and R Le Sueur).
· MS Planning Limited: It is incumbent on the Minister, in restricting the opportunities for development which registration brings, to justify the inclusion of every property in the Historic Buildings Register. The principles of registration (Appendix 2 of the Terms of Reference of MRLAG) states that such buildings ‘are those which substantially retain their historic form and detail… and so make a significant and positive contribution to the architectural and historical identity, character and amenity of Jersey’. This is a very broad statement which gives little practical guidance when dealing with buildings of modest architectural and historical value, as in this case. The Minister must clearly define a threshold for registration for each building type at which the ‘significant and positive’ test is deemed to be satisfied.
The group agreed that the published criteria for the selection of historic buildings for registration and the historic building assessment form that accompanies each registration does provide practical guidance in assessing the historic, architectural and scenic interest of a building, and provides justification for its inclusion, or otherwise, on the Historic Buildings Register.
Members further noted that the Historic Buildings Section of the Planning and Environment Department devised an additional score sheet in 2005 specifically to help in the assessment of more modest urban domestic buildings considered to be borderline cases for registration. This score sheet was used during the site visit to assist members’ deliberations.
MS Planning Limited: The justification for the registration of the First Tower Hotel will come under very close scrutiny because the fact of their registration recently went unnoticed by the officers of the Planning Department on no less than 3 occasions, resulting in the appellant buying the property and making an application for redevelopment on the basis of advice that these buildings were not registered. Should the Minister confirm this registration and refuse demolition then a legal challenge will inevitably follow.
MRLAG was advised that this is not a relevant consideration for the group.
The appellant has also made legal representation on the basis of this matter: this is a procedural issue and is not material to the decision as to whether the building is worthy of registration. Registration of a building can happen at any time.
The MS Planning Limited report goes on to cite seven grounds of appeal against registration as follows:
1. As the interiors of both buildings have been destroyed through remodelling, the potential interest of these properties is limited to their historic significance, external architectural form and scenic value (MS Planning Limited)
Members were advised that this is not a ground of appeal as the registration of a building as a Building of Local Interest only takes into account the exterior of the building and its scenic value.
2. The buildings were built in c1889 (the rear cottages possibly a little earlier) and therefore fall into a date category where, in terms of appendix 2 of MRLAG’s terms of reference which deals with principles of registration, ‘selectivity is necessary, normally based on thematic assessment of particular building types’. As there has not yet been any thematic review of urban houses and cottages, or hotels or inns, so as to place this building in a broader architectural and historical context, a decision to register these buildings on these grounds is necessarily intuitive (MS Planning Limited)
It was agreed that thematic reviews will broaden our understanding of building types. However, the existing registration criteria – reflected in the building assessment form - provide guidelines for the evaluation of individual properties based on reasoning and observation.
3. In historical terms, there is no evidence in support of the registration to suggest that the First Tower Hotel and the cottage behind it are in some way significant either in the local context or in the wider Island context (MS Planning Limited)
Members agreed that the First Tower Inn and First Tower Cottage have general historic interest as examples of nineteenth century buildings. Further to this, the First Tower Inn had continuous use as a hotel / inn for over 110 years, and some members advised the group that the cottage was originally two fishermen’s cottages.
4. There is nothing externally to distinguish the First Tower Hotel from an urban dwelling of similar size and date. There is no evidence in the papers supporting the registration that the building was designed with the intention of use as an inn – its first known use was as an hotel. The First Tower Hotel can add little to the body of knowledge about how this building type evolved in the island other than the conclusion that small hotels such as this were indistinguishable from dwellings of similar size. The building is not referred to in Philip Ahier’s ‘The Historical and Topographical Hotels and Inns in Jersey, 1979 (second edition), which lists 64 hotels, guest houses, inns and taverns, including some relatively modest premises (MS Planning Limited)
Members agreed that the fact the building used as a hotel is the same as an urban dwelling of similar size and date is an interesting fact that contributes to our knowledge of this building type. Members noted that the 1891 census includes the ‘First Tower Hotel’ and states that the owner was a publican – strongly suggesting that it was used as a hotel/inn soon after it was constructed. The omission of the First Tower Hotel from the Philip Ahier book is perhaps more a reflection of the comprehensiveness of the book rather than the interest of the building.
5. In appearance, the First Tower Hotel is identical to a common type of symmetrical 3-bay urban house of the late 19th century period. It is simple in form and unembellished, the most striking visual feature at present being the faux quoins, which are painted on. It retains some original external detail in its door, windows and chimneys. However, it has lost the frontage wall and railings which are a significant feature of virtually all the historic properties in the First Tower area that are sited on a road edge. There is little to set this building apart from many other buildings of this date and architectural form which are not registered, an example of which is the house at Isabella Villa in Farley’s Lane, only a few yards away to the west. If painted with faux qoins, this house would be virtually identical to the First Tower Hotel. It has retained its front wall and railings (MS Planning Limited)
Members observed that the First Tower Hotel substantially retains its original external form and detail – including its door with painted glazed overlight, a complete set of windows with iron shutter pintles and stays, and its chimneys. The frontage wall has been lost and some members recall it as having heavy ornate cast iron railings evident elsewhere in the vicinity.
The group were advised that Isabella Villa does not appear to have been assessed for registration by the former JBH sub-committee and members agreed that it should be considered for registration by MRLAG.
6. The cottage behind the First Tower Hotel is similar to many others in the locality in terms of its form and position; this is a simple vernacular cottage built in granite rubble with brick dressings, now painted. The only unusual feature is that it appears never to have been rendered (MS Planning Limited)
Members agreed that this does not appear to be an argument against the registration of the Cottage. The group concurred with the views of the Curator of Historic Buildings, that it is as important to protect the simpler vernacular buildings as the grander houses in the Island. Members also argued that there are not many examples of nineteenth century un-rendered granite rubble cottages in the area and that First Tower Cottage has value for this reason.
7. In scenic terms, the property can be perceived in two ways. First, the Hotel is seen as an incident in a continuous built-up frontage along La Route de St Aubin. The disparate collection of buildings that make up this frontage can be considered as an informal, entirely accidental, ensemble. The First Tower Hotel makes no special contribution here, it is simply a variation on a modest architectural theme; if anything, the blank forecourt which results from the removal of its frontage railings is detrimental to the wider setting, where neighbouring buildings have retained their historic walls and railings. Second, to the pedestrian, the Hotel and cottage are seen together as a building group in a plot running between La Route de St Aubin and Victoria Avenue . This visual relationship can make no great claim of significance in townscape terms; it is simply the accidental juxtaposition of two buildings. These buildings therefore fail to satisfy any of the basic necessities of high quality informal townscape; i.e., sustained architectural quality, pleasing enclosure or termination of views, or picturesque character (MS Planning Limited)
The group assessed the scenic interest of the buildings from la Route de St Aubin, St Andrew’s Park and from the direction of Victoria Avenue. Members viewed the informal, accidental ensemble as part of the scenic interest of the group, and argued that not all interesting townscape has to be contrived. Members agreed that the First Tower Inn and Cottage do make a positive contribution to the scenic value of the area and to the historical character of First Tower, and that they do possess a picturesque character that is evident both from La Route de St Aubin and from St Andrew’s Park. The fact that the buildings run between La Route de St Aubin and Victoria Avenue was seen as additional townscape value.
Taking the above factors into consideration, members unanimously agreed that both the First Tower Inn (formerly First Tower Hotel) and First Tower Cottage satisfy the criteria for registration as Buildings of Local Interest. The group further recommended that the later infill building between the rear of the hotel/inn and the gable end of the cottage is of no interest and should be excluded from the registration.
Recommendation
First Tower Inn and First Tower Cottage should be retained on the Historic Buildings Register as Buildings of Local Interest.
Reason(s) for Decision
First Tower Inn and First Tower Cottage satisfy the published criteria for registration.
The registration of First Tower Inn and First Tower Cottage is in accordance with Interim Policy HB1 which states ‘Historic buildings which contribute positively to the distinctive character or appearance of Jersey’s built-up areas or countryside, particularly where they are of ‘group value’, will be identified and included in the Register of Buildings and Sites of Architectural, Archaeological and Historical Importance in Jersey.’
Action Required
Notify Development Control Section
Issue notification letter to the appellant
Written by: | Roger Hills Curator of Historic Buildings - Jersey Heritage Trust |
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Approved by: | Fiona Smith Historic Buildings Officer |
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Endorsed by: | Kevin Pilley Assistant Director – Policy and Projects |
Attachments:
Location plan
Registration assessments and photographs, August 2006
Exempt 3.2.1(b): Appeal letter from Mr S Fell on behalf of MS Planning Ltd, July 2006
Exempt 3.2.1(b): Facsimile from Mr J Lawrence on behalf of Premier Tour Limited dated 14 September 2006
18 September 2006
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