Woolton Hall – No News is Bad News

WooltonHall

Woolton Hall is one of only 27 grade 1 listed buildings in Liverpool and most of them are on the docks. It dates from 1704 and was remodelled by Robert Adams in 1774 – it is considered to be one of the famous architect’s best works. It is one of Liverpool’s heritage treasures but has been empty for many years. I blogged about it in January 2015 at the height of the St Julies furore when it was on the market with Savills estate agents with an existing planning consent for the hall to be refurbished as a day care centre and  become the centrepiece of a new build care home facility. Someone visited about two years ago and took some photos that show that it wasn’t in too bad a condition – in visual terms at least. http://www.derelictplaces.co.uk/main/residential-sites/30679-woolton-hall-liverpool-sept-14-a.html

Since then not a dicky bird. In a previous incarnation I worked on the conservation of historic buildings and areas and the alarm bells are ringing. For historic buildings at risk no news is bad news. South Liverpool is peppered with the sites of similar mansions which have long been demolished and replaced with detached up-market houses. The maths are simple: for a developer a site is worth a lot more with the historic building gone. No need to do anything –General Winter or  fire-raising vandals will do the work. And once it’s down no one can prove that it wasn’t dangerous. The site of the old St Julies school adjacent to the hall will become available once the new school now going up is completed. Those alarm bells are making my ears ache.

I tried to contact Chris Griffiths, the Council’s conservation officer, but he has left and not been replaced. The Council’s planning people say that two years ago a party was informed that retirement apartments would be a suitable use of the site. Since then, nothing. I will check with the  Woolton Society and will endeavour to get the building added to the Historic Buildings at Risk register. If anyone has any news concerning the hall please get in touch.

ST JULIES, WOOLTON: IT’S GOING UP!

woolton woods 032 (2)img_0097

 

Well, the new St Julies is going up! Against all our best efforts it’s a floor higher than the old one and it is 30 to 70 metres closer to the village (see photos). It will be faced with reasonable brick but there is no doubt that it is much more prominent in views from the village. Could anything have been done to stop it? I am a retired planner so might be able to throw some light on what happened. Well first, the Council and the mayor used the oldest trick in the book. They put up a number of red herring proposals that took varying amounts of the playing fields and woods. The proposal chosen had least impact. Surprise, surprise. And they offered the sop of part of the grounds being opened up for public access. The proposal contravenes the Council’s own unitary development plan (UDP), still the statutary document for guiding planning decisions in the city, via its effect on the green wedge (Policy OE3) and the conservation area (Policy HD11). Except, compliant Liverpool planners amazingly informed the Woolton Society that they ‘see no problem building on conservation/green wedge areas’. Why have a UDP at all? Why pay planners when you can just have a big rubber stamp on the mayor’s desk?

Equally amazingly, the tame consultant taken on to prepare the heritage statement on the impact of the new school said:

The new development will reflect the orthogonal nature of Woolton hall and make a positive contribution to the local character and distinctiveness of the area. And: The open character of the land which is proposed to be developed does at present allow views over it from the north but the current views are towards the current unsightly building of St Julie’s school and their replacement with a co-ordinated design for the new school buildings will be an enhancement of that view.

‘Orthogonal’ comes from the Greek for ‘right angle’. I think the author means ‘huge box’. Look at the photos and make your own mind up.

The problem with trying to get a good design was that the school wanted the new build to be next to the existing school to avoid disruption to the pupils’ education – and the site of the existing school will make a good site for new housing development. Crucially, it is difficult to challenge a local planning authority’s decisions and get the government’s secretary of state to call in an application unless there is some strategic issue at stake or procedure hasn’t been followed. The only possible way would have been to employ an expert barrister at great cost and with little chance of success. That’s local democracy for you.