Cultural venue alterations at Haigh Hall, School Lane, Haigh, Wigan

“Development proposed: Listed building consent for internal and external alterations to facilitate a change of use of Haigh Hall to a mixed-use cultural venue comprising art galleries, education suite, event spaces, restaurant/café, retail, office and bedroom accommodation, together with a rooftop extension to form a bar and circulation space and infill of the ground floor inner courtyard to create a kitchen, and associated external works.”

“The application site comprises Haigh Hall and part of its grounds. Haigh Hall is a Grade II* Listed Building which is on Historic England’s ‘Heritage at Risk Register’.”

“Part of the site lies within the Haigh Village Conservation Area. There are a number of listed buildings and Non-Designated Heritage Assets (NDHAs) in the vicinity of the site. The site also lies within the wider allocation of Historic Parks, Gardens and Cemeteries under saved Policy EV4D of the Wigan Replacement Unitary Development Plan (UDP) and Policy CP11 of the Wigan Core Strategy (Core Strategy). The site also lies within the Green Belt.”

“Application reference A/22/93295/LBLA - Listed building consent for the repair and cleaning of the external fabric of the building including roofs and courtyard elevations, opening up and investigation work and subsequent repair works. Removal of timber decking, installation of new downpipes. Removal of 3 ground floor windows and installation of replacement glazed double doors and retrospective consent for the retention of roof structure and extract fan.”

“Application reference A/24/96774/LB - Listed Building consent for erection of 3 glasshouses, tool shed/store and associated works and restoration works including replacement roof, additional window and door openings, works to garden wall, hardstanding and landscaping following demolition of existing barn and stores and removal of stone wall section. Approved subject to conditions – 14 November 2024.”

“Taking the proposals as a whole and applying the section 16(2) duty first, Officers conclude that the scheme would preserve the listed building for the purposes of the Act when considered in the round, but that aspects of the works would nevertheless result in harm within the upper range of “less than substantial” to the significance of Haigh Hall as a Grade II* listed building, with lower levels of less than substantial harm to aspects of setting.”

“Applying the section 16(2) statutory duty as a primary consideration, and then the relevant provisions of the NPPF and local policy as material considerations, the proposals represent a proportionate, conservation‑led intervention that enables a viable future for a designated heritage asset of the highest significance within the Borough.”

“The proposed scheme of works is intensive and invasive and has the potential to cause significant and irreversible harm to the special architectural and historic significance of Haigh Hall as a Grade II* listed heritage asset.”

“Following the submission of amendments, the Society maintains their objection. They are not convinced that the applicant’s approach has been justified and has significant concerns regarding the proposals for the rooftop bar extension and the demolition of the servants’ stair, give the rooftop bar extension could be relocated.”

“The application was publicised in accordance with statutory requirements and the Wigan Council Code of Practice for the Publicity for Planning Applications. Two representations have been received, one in support and one in objection.”

“The supporting representation says that it appears that the proposals would make the Hall feel like a commercial venue with heritage added around that, for example, splitting the long library info a café feels disappointing. Moreover, the combined impact of the proposed changes could soften the Hall's bold, grand character. However, it indicates that it very much wants this project to succeed and for Haigh Hall to continue as a place that can be enjoyed by future generations.”

“The Committee approve the planning application and grant planning permission, subject to the conditions specified below.”

“Representations had been received in support of the application in relation to the venue feeling commercial with heritage added around it; combined impact of alterations could soften the Hall’s bold character; and the will for the project to succeed and for Haigh Hall to continue as a place that can be enjoyed by future generations.”