Caution urged over Nicholsons redevelopment impact on historic Maidenhead views

Historic England has urged caution over the Nicholsons redevelopment – saying if it’s not carefully done, it could negatively impact views as far as Cliveden.

Historic England is the public body that helps protect and champion England’s historic environment.

Even though there are no listed buildings on the development site itself, there are some nearby heritage assets.

The historical significance of the conservation area lies in its origin as a medieval settlement crossing the Thames, which subsequently developed into a coach stop for travellers on the Great West Road.

This origin is still reflected in the layout of the High Street, its backstreets, the tight urban grain, narrow building plots and small scale (two- to four-storey buildings).

Shops with accommodation above are the dominant building type in the conservation area, largely dating from the Victorian and Edwardian period.

The open space by the Methodist Church and the Boy and Boat sculpture is a key area.

Viewpoints from here towards the conservation area ‘embraces many historic buildings of merit’ and as such ‘is particularly heritage sensitive.’

The new elements would form ‘a considerable increase’ in height, scale and massing (the overall shape and bulk) compared to other buildings.

If the new buildings don’t fit in stylistically with the historic surroundings, they would ‘dominate the street scene’ and distract from the views along the conservation area.

Another sensitive area is at the junction of the Broadway with Queen Street.

Here, the urban form is defined by a variety of two- to three-storey high historic buildings, including the grade II listed numbers 25-27, which date from the 18th century.

In addition, the three-storey red-brick building at the corner of the two thoroughfares has been identified as an unlisted building of merit.

The proposed tall building cluster ‘would introduce intrusive visual elements’ said Historic England.

However, the reduction of the landmark building’s height from original plans and the relocation of the multi-storey car park behind Siena Court ‘have mitigated the previous dramatic change in scale’, resulting in a decrease in the level of harm.

The multi-storey car park remains, however, ‘a very large building.’

It would be noticeable above the buildings within the conservation area from a number of standpoints; in particular, from the junction of Queen Street and Brock Lane and along the latter alleyway.

The proposals ‘would be appreciable in long views from Berry Hill, Taplow Court and Cliveden.’

Its silhouette would stand out on the established horizon in views from Berry Hill and Cliveden Terrace, Historic England believe.

Thus, if the council accepts that the height of the tallest buildings is justified, it’ should ensure that the exterior design of the scheme minimises their visibility.’

‘Very careful consideration’ is required of the external finish of the buildings (balconies, cladding, lighting) to avoid the development becoming a ‘beacon’ in long-range views.

Historic England further noted that the height of some of the proposed blocks ‘does not accord’ with the requirements of the council’s Tall Buildings SDP.

This document highlights where tall buildings might be acceptable in the borough. Of particular concern are the 20-storey and 17-storey buildings.

Nonetheless, Historic England thinks the degree of harm caused by these issues would amount to ‘less than substantial harm.’

This is an official planning term which means the harm might be acceptable if the benefits of the development clearly outweigh that harm.

Moreover, Historic England think the harm level would fall within the lower half of that spectrum.