Agenda item

Application for listed building consent for the conversion of offices (B1a) to five flats (C3) including demolition of single storey rear extension, conversion of outbuilding to one dwelling.

Late items received after preparation of the agenda:

Consultations:-

A full 14 day re-consultation was carried out on the amended layout and detailing. Representations received from the following consultees raise no further comments:

HBBC Conservation Officer

Burbage Parish Council

Three further letters of representations have been received from one address raising the following new concerns.

1)         Loss of trees within the site and the conservation area

2)         Land levels differing throughout the site

3)         Loss of the boundary wall and loss of the land to the rear of 66-72- Church Street

Appraisal:-

All letters of representations and concerns raised through the re-consultation and the initial consultation have been addressed in the Officer’s report.  The concerns raised by residents above point 1 and 2 are planning concerns and are not matters that can be considered as part of the listed building consent but are considered on the planning application.

Point 3 relates to the loss of a wall separating the land to the rear of Cedar Lawns from land to the rear of 66-72 Church Street is currently covered by dense vegetation and ivy and is not as visible from land within the Cedar Lawns. The wall is listed and is proposed to be demolished as part of this application which would cause a level of harm to the significance of the curtilage listed structured, considered to be minor. However the removal of this wall provides the opportunity to provide an enhancement on the current condition of the land to the rear of 66-72 Church Street through the proposed use of part of the land as garden. As high quality landscaping can be achieved, secured via a condition, then the significance of Cedar Lawns and the conservation area can be sustained and enhanced which is considered a heritage benefit.

Concerns have also arisen regarding further detailing and work to be completed on the main building itself, including repairing and restoration works. As a result, the existing window which is currently bricked up on the second floor side elevation should be reused and re-opened, this is to be secured by condition. The proposed restoration works to the main building, including stone work, guttering, downpipes and windows are to be conditioned for further information to be submitted prior to commencement.

Recommendation:- No change

Amended Condition

2.         The development hereby permitted shall not be carried out otherwise than in complete accordance with the submitted application details, as follows:

            Block Plan Drg. No. 16/20/05 Rev. G (scale 1:200) and Site Plan Drg. No. 16/20/14 Rev. D (scale 1:200) received by the Local Planning Authority on 8 February 2017 and

            Proposed Outbuilding Conversion, Drg. No. 16/20/12 Rev. D (scale 1:100), Proposed Elevations Drg. No. 16/20/10 Rev. C (scale 1:100) and Proposed Floor Plans Drg. No. 16/20/04 Rev. B (scale 1:100) received by the Local Planning Authority on 28 February 2017.

            Reason: To ensure a satisfactory impact of the development to preserve the architectural and historic character of the building in accordance with Policies DM11 and DM12 of the adopted Site Allocations and Development Management Policies Development Plan Document.

3.            No development shall commence until a method statement for the external elevations of Cedar Lawns, the rebuilding of the external wall to Grove Road and the retention of the feature chimney have been submitted to and approved in writing by the Local Planning Authority. Details shall include but are not exhaustive to:

·                     Stone and brick repair across the building, including the side elevation to Grove Road

·                     Details of guttering and downpipes and the materials to be used

·                     Details of any repairs to windows and openings including secondary glazing features

The approved details shall be implemented in full before the development the first occupation of any dwelling.

Reason: To ensure that the development has a satisfactory external appearance to accord with Policies DM10, DM11 and DM12 of the adopted Site Allocations and Development Management Policies Development Plan Document.

Application for listed building consent for the conversion of offices (B1a) to five flats (C3) including demolition of single storey rear extension, conversion of outbuilding to one dwelling.

It was moved by Councillor Sutton, seconded by Councillor Hodgkins and

RESOLVED – listed building consent be granted subject to the conditions contained in the officer’s report and late items.