Agenda item

Listed building consent for refurbishment of existing listed building to retain the existing pub use on ground and basement levels, and the redesign of the non-self contained residential units at upper levels to provide 3 self-contained residential units. Demolition of rear later addition to listed building and redevelopment of the rear of the site to provide 4 x 4 bed houses and 2 x 2 bed maisonettes units (AMENDED DESCRIPTION).

RECOMMENDATION: Grant Listed Building Consent subject to conditions.

The Committee considered a report, previously circulated, for Listed Building Consent, which gave details of the application, planning history and relevant factors and policies.

RESOLVED

That, subject to conditions, Listed Building Consent for application HGY/2009/1696 be approved.

Conditions:

IMPLEMENTATION

1. The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.           

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

2. The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity. 

EXTERNAL APPEARANCE

3. Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

Reason: In order to retain control over the external appearance of the development and in the interest of the visual amenity of the area. 

4. Notwithstanding the amended application drawings additional information and details shall be submitted to and approved in writing by the Planning Authority prior to commencement of this part of the works;

a)  Detailed Schedule of Repairs for the Listed Building, including its side extension

b) Fully annotated and dimensioned detailed plan, front elevation and cross-section through the proposed re-located main entrance to the Listed Building, showing proposed steps, balustrade, threshold, front door, and decorative fanlight above set within its archway, illustrating detail design, architectural features, facing materials, and finishes, at a scale of 1:10.

c) Fully annotated and dimensioned detailed plan, elevation, and cross-section, showing the proposed main front pedestrian gate through the Listed Building to the rear of site, illustrating detail design, architectural features, facing materials, and finishes, at a scale of 1:10.

d) Fully annotated and dimensioned detailed plan, elevation, and cross-section of the proposed new rear dormer window on the roof of the Listed Building, illustrating detail design, architectural features, facing materials, and finishes, at a scale of 1:10.

e) Fully annotated and dimensioned roof repair details to chimney stack, chimney pots, flashings, parapet wall, cornice, eaves, illustrating architectural features, facing materials, and finishes, at a scale of 1:10.

f) Fully annotated and dimensioned detailed plan, elevation, and cross-section of the proposed new conservatory at the rear ground floor of the Listed Building.

g) Details showing the re-location of the dedication stone on the front elevation of the side extension to the Listed Building.

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

5. All new external and internal works and finishes and works of making good to the retained fabric, shall match the existing with regard to the methods used and to material, colour, texture and profile, unless shown otherwise on the drawings or other documentation hereby approved or required by any conditions attached to this consent.

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

6. Notwithstanding any indication on the submitted drawings, details of the siting and design of all walls, gates, fencing, railings or other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. The walls/gates/fencing/railings/enclosures shall be erected in accordance with the approved details following completion and occupation of the building hereby approved.

Reason: In order to retain control over the external appearance of the development and in the interest of the visual amenity of the area. 

CONSTRUCTION

7. The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1300 hours on Saturday and not at all on Sundays or Bank Holidays.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties. 

8. The contractor on site shall ensure that all due care is taken to protect the historic fabric of the Listed Building from damage during the course of the works, including any materials, or elements of structure, that may be temporarily taken down and put to one side, and afterwards re-erected as part of the repair and reinstatement works.

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

9. Before any work is undertaken in pursuance of this consent to demolish or to alter by way of partial demolition any part of the building, structural engineers' drawings / method statement, indicating the proposed method of ensuring the safety and stability of the building fabric to be retained throughout the period of demolition and reconstruction, shall be submitted to and approved by the Local Planning Authority. The relevant work shall be carried out in accordance with such structural engineers' drawings / method statement thus approved.

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

REASONS FOR APPROVAL

The development at the rear of the site is considered necessary to enable and to secure the proper repair, restoration and long term future of the Listed Building. The siting, design, form, detailing of the terrace block and associated landscaping to the rear of the site have been designed sensitively in terms of its relationship with the Listed Building. Overall the proposed development will restore and enhance the appearance of the Listed Building and will preserve and enhance the character and appearance of this part of the Conservation Area. As such the proposal accords with polices CSV1 'Development in Conservation Areas', CSV4 'Alteration and Extensions to Listed Buildings', CSV5 'Alteration and Extensions in Conservation Areas' and SPG2 'Conservation & Archaeology'.

Section 106: No