Planning Case Study 122
The Old Dock and Chavasse Park, Liverpool - area now known as Liverpool 1
Planning scenario(s)
Heritage assets affected
Non-designated heritage assets of archaeological and historic interest within a World Heritage Site. Listed Buildings
Type of application & broad category
Local planning authority
Authority: Liverpool City Council
References: 04O/0600. There are a number of planning applications, but this is the primary, overarching planning reference. There was also an EIA.
Development proposal
To redevelop land bounded by Redcross Street, Strand Street, Law Courts, Lord Street, Church Street, School Lane, Fleet Street, Gradwell Street, Hanover Street, Price Street, Paradise Street, Park Lane and Canning Place, otherwise known as the Paraside Street Development Area, (PSDA), for a mix of uses including retail (Class A1), food and drink (Class A3), leisure (Class D1 and D2), residential apartments (Class C3), broadcasting studios, offices (Class B1), Meeting Hall, Gallery (Class D1), ancillary accommodation, 2 hotels, new bus station, bus layover provision plus ancillary facilities, circa 3000 public car parking spaces, new means of access, public open space including a new public park, and associated servicing, highway works and landscaping.
Archaeological information known about the site before the planning application was made, or before the development commenced, as appropriate
World Heritage Site (inscribed in 2004).
Archaeological/planning processes
A Desk-Based Assessment (1999) identified the high potential of the development area.
Planning permission was granted in 2004 with pre-commencement conditions (66-72) for archaeological and historic building mitigation.
A series of evaluations, excavations, watching briefs and building recording took place between 2001-2006.
Below-ground archaeological investigation was concentrated within a c.2.0ha area known as Mann Island for which a planning application was submitted and approved by Neptune Ltd. The investigations took place in 2006 and a post-excavation assessment report was produced in 2010.
The report summary says:
"The investigations have generated large amounts of stratigraphic and structural data and substantial assemblages of finds. This report assesses the potential of the archive and presents an updated project design for its analysis and publication. It concludes that the data have considerable potential to address a number of regional, national and international research aims, unique to the work undertaken in Liverpool. The proposed revised project design provides for the post-excavation analysis of the finds and dataset, culminating in the publication of the results in a volume which will bring together the evidence for the development of Liverpool’s docks and associated settlement, and will be accessible to the general public."
The analysis and publication of the investigation are however still outstanding. A task list and costs for analysis and publication at 2008-9 prices is contained within the report appendices.
The planning permission for 040/6000 includes provision to secure analysis and publication:
- Condition 66 of 04PO/0600 does require a programme of archaeological work, and the attached Reason for the Condition includes the following ‘To ensure that any archaeological remains are adequately assessed, recorded as appropriate and the results published’.
- In the accompanying Notes for Planning Decision Notices, the text on compliance with the permission/consent includes ‘where a planning permission is granted subject to conditions it is important that these are fully complied with.’
The lack of progress between 2010 and 2015 is partly due to the absence of archaeological advice whilst the Merseyside Archaeology Service had no staff and the service was closed.
Discussions are currently taking place with the relevant parties (City Council, site owner, developer, archaeological contractor and Historic England) to resolve the issue.
Outcomes: archaeological
A pre-commencement condition allowed for appropriate mitigation by archaeological investigation of an internationally important site.
Little progress has been made with analysis and publication of the results since 2010 partly due to the absence of archaeological advice to the LPA. Since the restoration of archaeological advice from the Merseyside Environment Advisory Service in 2016, discussions have resumed between the relevant parties to progress the matter.
References and links/bibliography
Liverpool Museum 1999, An Archaeological Desk-Based Assessment of Land at Chavasse Park, Liverpool 1997 (NGR SJ 343 901). Unpublished report.
Oxford Archaeology North 2010, Mann Island Liverpool, Merseyside: Archaeological Post-excavation Assessment Report. Unpublished report, Oxford Archaeology North report no: 2008/898.
