Archaeology & Development Control

The Historic Environment Record (HER) is the principal aid and first resource in the provision of archaeological planning advice to both the Local Planning Authority and to developers. Central government issues advice to planning authorites on all planning issues in the form of Planning Policy Guidance (PPG).

PPG16 Archaeology and Planning issued by the Department of Environment in November 1990 sets out government policy on archaeological remains; it recognises that such remains are fragile, non-renewable and easily destroyed. Archaeological deposits are to be given real material consideration in determining planning applications. The key to informed and reasonable planning decisions is for consideration to be given early and before determination to the question of whether archaeological remains exist on a site where development is planned, and the implications of the development on those remains. Further guidance, PPG 15 Planning and the Historic Environment issued in September 1994 complements PPG 16 recognising the continuum between buried archaeological remains and historic structures.

Where archaeological deposits are known to exist mitigation measures to reduce the impact of any permitted development will require consideration (below). Where they have not been conclusively identified but the HER indicates that important remains may be present developers will usually be requested to commission either an archaeological assessment, which is desk-based and non-interventive, or an archaeological evaluation which will involve field work and selected trial-excavation, or geophysical ground-sensing, for example.

The costs of an assessment or evaluation are the responsibility of the developer, not the local authority, and as such are analogous to all other costs incurred in presenting a planning application: architects, chartered surveyors, legal fees etc. Torbay’s Archaeology Service can provide lists of professional bodies and individuals who are able to carry out archaeological work, but as it also monitors the standards of archaeological contractors it is unable to endorse individuals or organisations.

Monitoring the Weekly Planning Lists

Torbay’s Planning & Development Services prepares a weekly list of all planning, listing building, and conservation area consent applications: over 2000 in 2003/04, nearly 2200 in 2004/05; about 40 each week.

The Archaeology and Historic Environment Officer checks the details of each application for the potential impact of any groundworks. If groundworks are required to implement a proposed development, the location of the footprint of that development is checked against any information held on the HER of archaeological deposits that may be present. In the vast majority of cases development proposals will have no impact on the archaeology.

An illustration of the process involved, with typical though fictitious examples, follows:

Planning Application List 12/05

• 2005/3161 OA - 70 Acacia Avenue, Torquay  -  Erection of a dwelling house in grounds by Gold Star developments - Conservation area
• 2005/3162 PA - 87 Barnfield Crescent, Paignton  -  Extensions at ground and 1st floor by Holding trust
• 2005/3163 LB - King William House, Brixham  -  New roof and foundations to rear range by J & A Arthur - Listed Grade II
• 2005/3164 PA - 3 Coronation Road, Torquay  -  Erection of a Conservatory by Mr King
• 2005/3165 PA - 159 Coastal Drive, Paignton  -  -Change of use from flat to shop by Mrs Magazine
• 2005/3166 AD - The Old Bakery, Churston  -  Non-illuminated shop sign by Mr Bun - Conservation area

Archaeological Appraisals

Of these 6 applications the first 3, nos. 2005/3161-63 if permitted will involve groundworks: foundation trenches for the buildings and the provision of services; additionally 2005/3163 will reveal the roof structure of a 17th century building listed for its special architectural or historical interest. If archaeological deposits are present in the ground at these sites they will be disturbed and destroyed by the groundworks of development; while a new roof will obviously replace an historic one. The latter 3 applications, nos. 2005/3164-66 are unlikely to involve groundworks which disturb archaeological deposits.

Each of the 3 applications that do involve groundworks will have their locations checked against the HER to see if there is any previous archaeological or historical information recorded. If there is no recorded information no further appraisal is likely. If, say, the HER recorded that the sites of some of the original houses in Acacia Avenue had revealed prehistoric artefacts when they were built, an archaeological assessment might be required to determine the wider context. Or if it were recorded that King William House replaced an earlier, say, late-medieval dwelling then an archaeological evaluation within the proposed footprint of a development would be required.

The purpose of the evaluation is to determine the presence or absence of archaeological deposits, their nature, extent and significance. The local planning authority, as advised by PPG16, will usually defer determination of a planning application until the results of the evaluation are available.

Archaeological Mitigation

If archaeological remains are known to exist at a development site, or have been revealed by an assessment or evaluation, the impact of the development upon them may be assessed and the damage to them mitigated.

PPG 16 advises that although preservation in situ is the preferred solution, with development designed around the archaeology, it also recognises that this is not always possible – especially in urban areas.

Only two alternatives may otherwise be possible:

1. A shallow-foundation solution which does not penetrate deep deposits.
2. Full excavation of the footprint of the development and any service trenches prior to the development commencing, followed by post-excavation analysis and the publication of results. This is preservation by record and is usually imposed as a condition of permitted development.

Torbay Council’s Archaeology officer will, as a matter of course, monitor any fieldwork that takes place.

Development may then proceed, subject to any other conditions attached to the notice of consent, once the mitigation measures have been implemented on site.

The results of any archaeological work: assessment, evaluation or excavation will be added to the Torbay Historic Environment Record and will assist in the provision of future advice .

Summary & Caveats

Archaeological deposits may be adversely affected by development. All planning applications are checked for their possible adverse impact upon the archaeology using the Historic Environment Record (HER). Where a ‘prima facie’ case exists for such an affect, an archaeological assessment or a field evaluation will be requested to determine the significance and extent of the remains. Dependent upon the results mitigation measures or alternative proposals for the development may be required, if it is to go ahead.

The HER is a record only of the known archaeology and history of the area covered. Many archaeological sites and finds are chance happenings which can not be predicted, even though our knowledge is constantly growing; this is especially true of the material culture of prehistoric times, which has perforce left no record.

Related Documents

To view any published Related Documents for this service you will require the appropriate software. To download this software please see our documents help page. All links to documents will open in a new window. To request documents and files in an alternative format please contact us using the contact information provided on this page.