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North Kesteven District CouncilLocal Development Framework

Sleaford MaltingsSupplementary Planning Document

Adopted August 2006

North Kesteven District Council North Kesteven District Council North Kesteven District Council

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SLEAFORD MALTINGS AdoptedSLEAFORD MALTINGS Adopted

1.0 Introduction ....................................................................................................3

2.0 Sleaford Maltings, its Setting and Opportunitiesfor Development.............................................................................................5

3.0 Design Criteria ...............................................................................................6

4.0 Policy Framework ........................................................................................11

5.0 Future Uses ..................................................................................................12

6.0 Planning Applications and Implementation ..............................................13

7.0 Further Information and Advice .................................................................14

Information on the adopted Sleaford Maltings Supplementary PlanningDocument (SPD) is available in other formats. If you would likeinformation in Braille, Audiotape, larger print, PC disk or CD Rom, oryou need information in a different language please contact the DistrictCouncil on 01529 414155 or 01522 699699 if calling from a Lincolnnumber, or dial 01529 308088 to use the Minicom service.

One of six alleys and bridges between buildingsContents

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SLEAFORD MALTINGSSupplementary Planning Document

1.0 Introduction

1.1 This Supplementary Planning Document(SPD) sets out for developers and the widercommunity, the key land use, planningpolicy parameters, principles and criteriathat the District Council will use whendetermining planning applications andlisted building consent applications withinthe Sleaford Maltings site. The re-use andrestoration of the site represents a majorregeneration opportunity close to the centreof Sleaford.

1.2 The SPD aims to:• Preserve the site, prevent inappropriate

alterations and prevent demolition of anysignificant part of the complex unless ithas been fully justified;

• Promote a comprehensive mixed usedevelopment of the whole site whichmakes the most of the existing featuresand protects against any ad hocproposals that may prejudice this aim;

• Set out the physical and policyparameters that would influence thedevelopment; and

• Ensure that the new developmentintegrates the site with Sleaford town,with appropriate access.

1.3 This SPD interprets, and must conform to,National and Regional planning policies aswell as those set out in the emerging NorthKesteven Local Plan.

1.4 The Supplementary Planning Documenthas been informed by a wide ranging pre-SPD consultation exercise supported bythe Project Development Group. Thisinvolved direct mailing of a consultationbooklet to 302 consultees and 17stakeholders, distribution within Sleaford of2,500 booklets, inclusion of the text of thebooklet in the Sleaford Target newspaper,meetings with 13 local organisations, andworkshops with nine focus groups.

1.5 The main conclusions of the publicconsultation were:

• Strong support for the development asa resource for the town, preserving theopen area to the south, and clear linkageof the Maltings into the town structure;

• Strong support for a new Boston Roadaccess plus a rail bridge to servethe site; and

• Support for a wide range of uses on thesite with least support for a large retailstore within the Maltings.

1.6 The Project Development Group has, withthe support of funding from the EuropeanUnion Objective 2 programme, LincolnshireCounty Council, North Kesteven DistrictCouncil and G W Padley Property Ltd,commissioned the production of a range ofdetailed studies, as follows:• The Framework Study including a

Condition Statement and HistoricBuildings Report;

• Traffic Study;• Ecology Study;• Contamination Study;• Access Study; and• Sustainability Study.

1.7 These will support developers inunderstanding some of the practicalchallenges in developing the site. TheHistoric Buildings statement also providesguidance on the significance of theMaltings as a Grade II* listed buildingwhich would need to be safeguarded inany applications.

1.8 This SPD has also been subject to formalpublic consultation, which has informed itsdevelopment.


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SLEAFORD MALTINGS Adopted

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2.0 Sleaford Maltings, its Setting andOpportunities for Development

2.1 The Sleaford Maltings is a Grade II* Listedcomplex occupying a site of 5.4 hectares(13.3 acres) and covering 50,000 squaremetres (500,000 square feet) of floor space.The Grade II* complex comprises:• Eight former malthouses, each covering

5,420 square metres of floor space; • A central core section covering 2,800

square metres of floor space containingengine room, boiler room, water tower,barley kiln, granaries and artesian well; and

• Five small, detached mess rooms, allsingle storey (Grade II).

2.2 The original development included theassociated access road and the entrancegates and pillars, eight cottages, offices,stables, cart sheds and manager’s house.The road and all the structures areconsidered an integral part of the complexin their Grade II listed buildings description.

2.3 The buildings are of a uniform design andmaterial, and utilise repeated patterns,which will need to be preserved in thefuture development. The attention to detailextends from the overall design to the useof materials within the building.

2.4 The site, which lies within the settlementcurtilage for Sleaford as defined in theemerging North Kesteven Local Plan (PolicyC1), has a number of neighbouring uses,including:• Residential – land to the north of the

railway, opposite the site and to thesouth-west;

• Commercial – to the north-west, and tothe west - but south of the railway;

• Open agricultural – to the south-east,outside the settlement curtilage in acountryside location; and

• Former railway sidings – to the east,outside the settlement curtilage in acountryside location.

2.5 This SPD draws on the findings of researchand consultation exercises carried out onbehalf of the Sleaford Maltings Partnershipcomprising: HRH The Prince of Wales’sPhoenix Trust; G W Padley Property Ltd(owners); North Kesteven District Council;Lincolnshire County Council; Sleaford TownCouncil; Lincolnshire Enterprise; andGovernment Office for the East Midlands(GOEM). A list of relevant documents isprovided in paragraphs 1.6 and 7.4. Thearchitect’s designs contained in theseparate Framework Report document areindicative only.

East elevation circa 1920s

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3.0 Design Criteria

3.1 A number of Design Criteria for theconversion of the existing buildings havebeen drawn from the research undertakenon behalf of the Maltings Partnership andthese criteria will be applied by the LocalAuthority in considering any proposals.

These are:• Restoration and retention of all the

perimeter buildings to preserve longviews and the symmetry of the Maltingselevations in the landscape, includingrestoration of all fire damaged steepsbuildings facing south. Material usedshould match that elsewhere on the site.

• Demolition within the body of the sitemight be accepted, where the developercan demonstrate that it is essential to theirscheme and that no alternative solution ispossible. However, any demolition shouldbe as limited as possible. Strict adherenceto government policy guidance onalterations and demolition, as set out inPlanning Policy Guidance Note 15, will beessential. All developers will be expectedto engage in full pre-applicationdiscussions with the local planningauthority, English Heritage and otherconsultees. In considering any proposalsfor demolition the Council will want toensure that elements of the characteristicspaces found in the relationship betweenblocks are maintained. Key buildingelements, eg malthouses, central towerblock, alleys, bridges, transport systemand link bridges should be retained, withintheir original rectangular layout formwherever possible.

• Existing original openings (eg windowsand doorways) should be retained intheir present form, although minimumalteration will be accepted whereessential to provide access and amenity.Any approved new openings must fitwithin the existing architectural pattern,design and symmetry.

• Surviving and original materials inexternal areas (eg cobbles, railwaytracks) should be retained, and theCouncil will not support proposals forwidespread replacement.

• Changes to the internal layout of theblocks to allow for the introduction, forexample, of new means of access will beconsidered favourably as long as thespecial interest is preserved.

• Schemes which avoid subdivision ofspaces will be welcomed. Wheresubdivision is required, schemes whichinvolve a minimum of intervention in tothe existing building spaces and fabricwill be welcomed. The re-use of block 2(or block 3) should develop a solutionwhich does not involve subdivision of theinternal spaces, including the insertion ofmezzanine floors, and which can allowpublic access to allow the historicinternal spaces, layout and equipment tobe visited and viewed.

• Where blocks, with the exception ofeither block 2 (or block 3), retainelements of original equipment theirremoval and relocation elsewhere in thecomplex will be allowed, althoughschemes which are able to retain theseitems of original equipment in situ will besupported. Within block 2 (or block 3) alloriginal equipment should be retainedand restored in situ. Where elements oforiginal equipment not present in block 2(or block 3) are still existing in, but will beremoved from, other buildings, theseshould be relocated and installed withinblock 2 (or block 3).

Off-loading balcony

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3.2 The site lies wholly within the settlementcurtilage for Sleaford, where a wide rangeof uses is acceptable in principle underLocal Plan Policy C1. Proposals forassociated or enabling developmentconnected with the Maltings will have tomeet the criteria set out above in relation topreserving the setting of the building andbe fully in accordance with EnglishHeritage’s national policy guidance onenabling development. The importance ofthe views from the south would mean thatno enabling development would beappropriate in this location which affectedthe view of the buildings. If space isrequired for car parking it might beaccommodated in this area provided thatparticular attention is paid to landscapingto minimise the impact of the parkedvehicles. Any large scale development inthe open countryside will need to bejustified as a departure from thedevelopment plan.

3.3 Access to the site will be a key issue toresolve. The Council seeks to ensureappropriate accessibility to developments.The Local Plan (Policy T1) highlights thatplanning permission will be granted fordevelopments only if adequate andeffective measures are taken to facilitatesafe and convenient access by all modesof transport (including promoting publictransport, walking, cycling); and the site’slocation and infrastructure serving it aresatisfactory, or can be made satisfactory.

3.4 A traffic model prepared by Lincolnshire

County Council has shown thatdevelopment of the Maltings would requirethe following:a) A light controlled junction onto

Mareham Lane;b) A bridge over the railway line providing a

link to Boston Road; andc) The upgrade of the access road from

Mareham Lane to the Maltings to anadoptable standard capable of acting asa primary access road. Preference willbe given to schemes that do not involvethe relocation or alteration of the historicentrance gateway.

3.5 The link road between a railway bridge andBoston Road would be required to run tothe side of the west boundary of theRecreation Ground to limit the effect of theroad on the open space. On the Maltings(south) side of the railway line preferencewill be given to a scheme that is set as faraway as possible from block 1. The bridgeshould be carefully designed to minimisethe impact on the whole of the historic site.

3.6 These works will ensure that congestion atthe level crossing will be reduced and thatredevelopment could take place on land tothe west of the Maltings and to the north ofthe railway line. The link road would resultin benefits to traffic and pedestriancirculation around Sleaford and affect thedevelopment potential for land to the northof the railway line.

3.7 Pedestrian and cycle links to the site will becreated along the road access.

Sleaford Maltings

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Town Centreuses

Housing

Housing

Housing Housing

Grid Reference 50785,344973

Sleaford Maltings Existing Wider Context

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Housing

using

Reproduced from or based upon the 1995 OrdnanceSurvey Mapping with permission of the Controller on Her

Majesty’s Stationery Office (c) Crown Copyright.Licence No. LA078808

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OpenCountryside

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Local PlanSettlementCurtilageBoundary

for Sleaford(Policy C1)

Local PlanTown Centre

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IndicativePotentialNew LinkRoad and

BridgeCorridor

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4.0 Policy Framework

4.1 If development is promoted that accordswith this SPD, it will be in accordance withthe emerging Local Plan.

4.2 The protection of the historic buildingsaccords with the following local planpolicies:• Policy HE4 – Demolition of a Listed

Building• Policy HE5 – Development Affecting the

Setting of a Listed Building• Policy HE6 – Extension, Alteration or

Change of Use of a Listed Building

4.3 The expectation is that the buildings will bebrought back into effective use. As abrownfield site close to the establishedtown centre of Sleaford the developmentwould achieve the aims of sustainabledevelopment within the main settlementcurtilages.

• Policy C1 – Development withinSettlement Curtilages

4.4 To take advantage of the location of the siteclose to Sleaford Town Centre a number ofuses would be appropriate to support theexisting town centre and the spirit ofPolicy R1.

• Policy R1 – Concentration of Retail,Service and Entertainment Development.

4.5 Any proposal would also be assessedagainst all other relevant national, regionaland local Policies as appropriate andcurrent at that time. Particular attentionshould be given to government policyguidance as set out in Planning PolicyGuidance Note 15 (Planning and theHistoric Environment).

Water Tower

5.0 Future Uses

5.1 In order to secure the future of the Maltingsnew uses need to be considered for thesite. The size, location and scale of thebuildings, close to the town centre, wouldindicate that a mixed-use developmentwould offer the most benefits for Sleaford.In order to achieve a comprehensive andsustainable development, the Councilwould expect that the eventualdevelopment would comprise a mix of anumber of uses. The Council would notwish to prescribe a precise mix of uses.Proposed new town centre uses at theMaltings site should enhance or have apositive impact on the vitality and viabilityof Sleaford Town Centre.

5.2 Possible uses, subject to achievement ofappropriate access and protection of theamenity for existing and proposed users,would include:

Retail, the Town Centre, Services andEntertainment – as a site adjacent toSleaford town centre a number of retail,cultural and leisure uses may beappropriate. The scale of these uses wouldhave to be appropriate to Sleaford’s rolewithin the retail hierarchy. The nationalsignificance of the site, however, maysupport the provision of a cultural asset of

national importance. Other uses mayinclude Cinemas, Concert Halls, DanceHalls, Sports Halls/Gymnasiums, Indoorand Outdoor Sports and Leisure(D2 uses), Theatres, Night Clubs, Casinos(sui generis uses).

Business and Employment Uses – Theindustrial nature of the existing building willsupport employment uses which do notrequire high spaces or provision forsignificant mechanical handling. Officedevelopment will need to be consistent tothe scale and function of the centre.

Residential Uses – Parts of the Maltingsshould readily convert to residential use,subject to the provision of affordablehousing and the design of the public realm.Any residential development would need toprovide affordable housing. Policy H5 of theemerging Local Plan states that theproportion of affordable housing requiredby each development would be set by anup-to-date Housing Needs Assessment.The Council has concluded that 35% ofnew development should be affordable,on the basis of the 2004 HousingNeeds Assessment.

Non Residential Institutions and CulturalUses – Opportunities exist for the followinguses: Museums, Doctors, Dentists, HealthCentres and Surgeries, Churches, DayNurseries, Libraries, Public Halls, NonResidential Education and TrainingCentres, Schools.

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6.0 Planning Applications andImplementation

6.1 The scale and complexity of the site meansthat the Council will need to be clear aboutthe way in which any developmentproposal contributes to the development ofa sustainable future for the site. This will beachieved ideally by the development of acomprehensive plan. This should show howthe overall design proposals will be carriedforward, how access arrangements will beprovided and the mix of uses proposed. Itshould also show the overall phasing ofdevelopment.

The Council, however, accepts that thelength of time over which development willtake place will mean that amendments tothis co-ordinating structure may be requiredover the life of the project. The Council willtherefore be particularly concerned toestablish the principles that underpin thecomprehensive development frameworkand to seek to ensure that those principlesare applied in subsequent amendments.

6.2 Each planning application will need tobe supported by appropriate ListedBuilding Applications.

6.3 Any application that prejudices thecomprehensive long-term development ofthe site is likely to be refused (Policy C7).

6.4 If considered appropriate, applications for atemporary proposal or uses may begranted temporary planning permission fora limited period.

6.5 Before any application is submitted, it isessential that pre-application discussionstake place between the Council, theapplicant and any other relevant parties.The Maltings development is of nationalsignificance as well as being fundamentalto the future of Sleaford. The Council iskeen to work with developers to ensurethat the widest possible opportunities areafforded for the development of different

solutions for the site. The Council is alsokeen to involve the public and other keystakeholders in those discussionswherever possible.

6.6 The extensive consultation on the futuredevelopment of the Maltings alreadyundertaken provides the basis for this work.A Project Development Group and a widerReference Group are also alreadyestablished. The Council will want todevelop a strategy with a developerthat will set out the process ofdesign development.

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7.0 Further Information and Advice

7.1 Informal Advice and ContactsSpend time on your preparatory work andseek advice from the Council’s PlanningService staff who will be able to informallyexamine the benefits and any potentialproblems of an application, and, wherenecessary, offer advice as to how ascheme could be improved.

7.2 North Kesteven Council ContactsEconomic, Community and PlanningServices, District Council Offices, KestevenStreet, Sleaford, Lincs. NG34 7EF Tel: 01529 414155Email: [email protected]

Development Control – Phillip RowsonForward Planning – Brooke Smith

Mike BraithwaiteEconomic Development – Alan GraySleaford MaltingsProject Director – Peter Bright

7.3 Highways Authority ContactM. Heaton, Highways Officer, LincolnshireCounty Council (Tel: 01522 782070)

7.4 Further Information Further information on Sleaford Maltingscan be found in the following locations:

Bass Maltings, Sleaford: RegenerationProposals for the Phoenix Trust –Feasibility Study Report: November 2003(Authors: Allen Tod Architecture & ShieldEstates – for Phoenix Trust)

Sleaford Maltings Framework – Report,Revision 3, November 2005(Author: Allen Tod Architecture – forSleaford Maltings Partnership)

Sleaford Maltings Web site.www.sleafordmaltings.com/

To view the first two, contact the SleafordMaltings Project Director.

Water Tower Spiral Staircase

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