Agenda item

Conversion of hotel and various alterations and extensions to the listed buildings to accommodate 21 dwelling units, car and cycle parking and private and communal gardens. (Listed Building Consent)

Description

Conversion of hotel and various alterations and extensions to the listed buildings to accommodate 21 dwelling units, car and cycle parking and private and communal gardens. (Listed Building Consent).

Decision

The Committee received a presentation from the Planning Officer.

The following matters were raised by the Committee:

a)            Listed building status: Following a question from a Member, the Officer confirmed that only part of the building is registered as Listed. It was noted that, should the Application be approved, works would start as soon as possible to prevent any further deterioration in fabric.

b)            Confidential comments from residents: Following a question from a Member, the Officer confirmed the process in following GDPR rules when compiling a Committee report. It was noted that public comments are redacted to omit sensitive information from concerns regarding an application. The Officers work hard in dealing with concerns from local residents when creating their reports.

c)            Monitoring: Members noted the possibility that, should the Application be approved, a condition being included for the Developer/owner to make a contribution for the future monitoring of this site. The Officer noted that a condition would not be suitable, but this may be arranged by way of a S106 Agreement. This may also state that should the fabric of the building begin to deteriorate, the Council may step in and intervene at their own cost.

The Head of Planning proposed the following additional:

Informative:

(2)          ’Under section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990 it is a criminal offence, without consent, to demolish a Listed Building, or to alter or extend such a building in a way that would affect its character. The penalties for this can be heavy, both for the person who carries out the work and for whoever commissions it. The applicant is strongly advised to ensure that the contractor carrying out the work is made aware of the above conditions. Should the works carried out exceed that which is permitted then it may be open to the Local Planning Authority to take prosecution action against the owner of the property and/or the contractor. If the applicant is unclear about any aspect of the specification for works, they are strongly advised to contact the Council’s Historic Buildings and Conservation Area Officer prior to the commencement of the works.

Following consideration, the Committee resolved with 10 Members voting for, 2 abstentions and the Chair not voting that:

Listed Building Consent be GRANTED subject to the following:

Condition(s):

(1)          The works hereby granted shall be commenced before the expiration of three years from the date of this consent

Reason: To comply with Section 18 (1) (a) of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by Section52 (4) of the Planning and Compulsory Purchase Act 2005.

(2)          The development hereby permitted shall be carried out in accordance with the following approved plans:

Proposed Elevation

19311-CL-LAW-W-Z-DR-A-500301-P01 –   Proposed Elevations – Sheet 1

19311-CL-LAW-W-Z-DR-A-500302-P00 –   Proposed Elevations – Sheet 2

19311-CL-LAW-W-Z-DR-A-500303-P00 –   Proposed Elevations – Sheet 3

19311-CL-LAW-W-Z-DR-A-500304-P00 –   Proposed Elevations – Sheet 4

19311-CL-LAW-W-Z-DR-A-500305-P00 –   Proposed Elevations – Sheet 5

19311-CL-LAW-H-Z-DR-A-500306-P00 –   Proposed Elevations – Sheet 6

19311-CL-LAW-H-Z-DR-A-500307-P00 –   Proposed Elevations – Sheet 7

19311-CL-LAW-H-Z-DR-A-500308-P00 –   Proposed Elevations – Sheet 8

Proposed Plans

19311-CL-LAW-Z-G00-DR-A-500101-P01 –   Proposed General Plan – Ground Floor

19311-CL-LAW-Z-U01-DR-A-500102-P00 –   Proposed General Plan – First Floor

19311-CL-LAW-Z-U02-DR-A-500103-P00 –   Proposed General Plan – Second Floor

19311-CL-LAW-Z-R01-DR-A-500104-P00 –   Proposed General Plan – Roof Level

19311-CL-LAW-H-G00-DR-A-500201-P00 – Proposed Plan – Heathcote House –   Ground Floor

19311-CL-LAW-H-U01-DR-A-500202-P00 –   Proposed Plan – Heathcote House –   First Floor

19311-CL-LAW-H-U02-DR-A-500203-P00 –   Proposed Plan – Heathcote House –   Second Floor

19311-CL-LAW-W-G00-DR-A-500204-P00 –   Proposed Plan – Woodcote House West –   Ground Floor

19311-CL-LAW-W-G00-DR-A-500205-P00 –   Proposed Plan – Woodcote House East –   Ground Floor

19311-CL-LAW-W-U01-DR-A-500206-P00 –   Proposed Plan – Woodcote House West –   First Floor

19311-CL-LAW-W-U01-DR-A-500207-P00 –   Proposed Plan – Woodcote House East –   First Floor

19311-CL-LAW-W-U02-DR-A-500208-P00 –   Proposed Plans – Woodcote House West –   Second Floor

19311-CL-LAW-W-U02-DR-A-500209-P00 –   Proposed Plan – Woodcote House East –   Second Floor

Proposed Sections

19311-CL-LAW-W-Z-DR-A-500401-P00 –   Proposed Section – Section AA

19311-CL-LAW-W-Z-DR-A-500402-P00 –   Proposed Section – Section BB

19311-CL-LAW-W-Z-DR-A-500403-P00 –   Proposed Section – Section CC

19311-CL-LAW-W-Z-DR-A-500404-P00 –   Proposed Section – Section DD

19311-CL-LAW-W-Z-DR-A-500405-P00 –   Proposed Section – Section EE

19311-CL-LAW-W-Z-DR-A-500406-P00 –   Proposed Section - Section FF

19311-CL-LAW-H-Z-DR-A-500407-P00 –   Proposed Section – Section GG

19311-CL-LAW-H-Z-DR-A-500408-P00 –   Proposed Section – Section HH

19311-CL-lAW-H-Z-DR-A-500409-P00 – Proposed Section – Section JJ

Demolitions

19311-CL-LAW-W-G00-DR-A-500501-P00 –   Proposed Demolition Plan– Woodcote House West – Ground Floor

19311-CL-LAW-W-G00-DR-A-500502-P00 –   Proposed Demolition Plan– Woodcote House East –   Ground Floor

19311-CL-LAW-H-G00-DR-A-500503-P00 – Proposed Demolition Plan – Heathcote House – Ground Floor

19311-CL-LAW-W-U01-DR-A-500504-P00 –   Proposed Demolition Plan– Woodcote House West – First Floor

19311-CL-LAW-W-U01-DR-A-500505-P00 –   Proposed Demolition Plan– Woodcote House East –   First Floor

19311-CL-LAW-H-U01-DR-A-500506-P00 –   Proposed Demolition Plan– Heathcote House -First Floor

Window Details

19311-CL-LAW-Z-Z-DR-A-500700-T01 –   Double Casement Window in Existing brick wall

19311-CL-LAW-Z-Z-DR-A-500701-T01 –   Double Casement Window in Existing render wall

19311-CL-LAW-Z-Z-DR-A-500702-T01 –   Double Casement Window in Existing Wall (Hanging Tiles)

19311-CL-LAW-Z-Z-DR-A-500703-T00 –   Single Sash Window in Existing Render Wall

Material Samples

19311-CL-LAW-Z-Z-SC-A-500901-T01 –   Materials Samples – Sheet 1

19311-CL-LAW-Z-Z-SC-A-500902-T01 –   Materials Samples – Sheet 2

19311-CL-LAW-Z-Z-SC-A-500903-T00 –   Materials Samples – Sheet 3

19311-CL-LAW-Z-Z-SC-A-500904-T00 –   Materials Samples – Sheet 4

19311-CL-LAW-Z-Z-SC-A-500905-T00 –   Materials Samples – Sheet 5

19311-CL-LAW-Z-Z-SC-A-500906-T00 –   Materials Samples – Sheet 6

19311-CL-LAW-Z-Z-SC-A-500907-T00 –   Materials Samples – Sheet 7s

Reason: For the avoidance of doubt and in the interests of proper planning as required by Policy CS5 of the Core Strategy 2007.

(3)          Prior to  the commencement  of  external alterations  to  the rendered finish of, Woodcote House and Heathcote House details and samples of the external materials to be used for  those parts of the development shall be provided as  full size samples  on site  and  submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details.

Reason: To safeguard the special architectural and historic interest of the listed building in accordance with Policy CS5 of the Core Strategy(2007) and Policies   DM8, DM9 and DM10 of the Development Management Policies 2015.

(4)          The removal of any external partitions and divisions and insertion of new partitions and all making good shall be carried out using hand only tools only.

Reason: To safeguard the special architectural and historic interest of the listed building in accordance with Policy CS5 of the Core Strategy(2007) and Policies   DM8, DM9 and DM10 of the Development Management Policies 2015.

(5)          No work shall take place to the  joinery elements forming parts of the retained fabric to Woodcote House and Heathcote House, until detailed drawings and/or samples of all  new  internal and  external joinery details, have been submitted to and approved in writing by the local planning authority, including:

Windows (frames, depth of reveal common sight line with no  trickle vents, through glazing bars, method of opening, details of heads, cills and lintels);

Doors frames (architraves, linings, mouldings and beading),

Weatherboarding (type, lap, fastening and finishing edges);

Eaves verge boards, external posts and brackets, staircases and balconies (including balusters, newel posts and handrails);

Beading and skirting boards

The submitted details of sample elevations shall be at a   scale of not less than 1:20, and horizontal/vertical frame sections (including sections through glazing bars) at a    scale of not less than1:2. The works shall be carried out in accordance with the approved details.

Reason: To safeguard the special architectural and historic interest of the listed building in accordance with Policy CS5 of the Core Strategy(2007) and Policies   DM8, DM9 and DM10 of the Development Management Policies 2015.

(6)          Prior to  any roof finishing works  to the retained  roof  areas of Woodcote House and Heathcote House  taking place,  samples of all new roof finishing materials for the development shall be submitted to and approved in writing by the local planning authority. Roof slates shall be natural Welsh slate, rainwater goods to existing and altered roofs shall be in cast Iron and leadwork to stepped flat roofing / gutters shall be no less than Code 6   with leadwork used for flashings, and soakers no less than Code 4.

Reason: To safeguard the special architectural and historic interest of the listed building in accordance with Policy CS5 of the Core Strategy(2007) and Policies   DM8, DM9 and DM10 of the Development Management Policies 2015.

(7)          Prior to the commencement of works a schedule of works for the alteration to the listed building shall be prepared and submitted to the local planning authority in writing which shall itemise all works, alterations and materials affecting the fabric of the building, this schedule shall identify significant alterations to be made to the building, which shall include:

a)            All new windows and doors.

b)            All other joinery including roof and internal and external walls

c)            All new proposed brickwork including lintels.

d)            Alterations to masonry.

e)            Method and execution of works.

The local authority shall be advised when these itemised works are about to commence and be 14 days’ notice given in writing prior to full execution of each of the itemised works to inspect the materials and/or method/execution of works before those works begin in full.

Reason: To safeguard the special architectural and historic interest of the listed building in accordance with Policy CS5 of the Core Strategy (2007) and Policies DM8, DM9 and DM10 of the Development Management Policies 2015.

Informative(s):

(1)          The Council confirms that in assessing this planning application it  has worked with the applicant in a   positive and proactive way, in line with the requirements of paragraph 38 of the National Planning Policy Framework 2019.

(2)          Under section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990 it is a criminal offence, without consent, to demolish a Listed Building, or to alter or extend such a building in a way that would affect its character. The penalties for this can be heavy, both for the person who carries out the work and for whoever commissions it. The applicant is strongly advised to ensure that the contractor carrying out the work is made aware of the above conditions. Should the works carried out exceed that which is permitted then it may be open to the Local Planning Authority to take prosecution action against the owner of the property and/or the contractor. If the applicant is unclear about any aspect of the specification for works, they are strongly advised to contact the Council’s Historic Buildings and Conservation Area Officer prior to the commencement of the works.