Agenda item

40 - 42 Michaelgate, Lincoln (LBC)

Minutes:

The Assistant Director of Planning:

 

  1. outlined an application submitted for Listed Building Consent at 40-42 Michaelgate Lincoln requesting:

 

  • Internal and external alterations to facilitate subdivision of an existing C3 dwelling (used as holiday let) to two C3 dwellings (to be used as two holiday lets).
  • Internal alterations including new partitions, re-pointing of stone walls with lime mortar, replacement of brick wall with reclaimed bricks, new limecrete floor, damp proof works, removal of staircase and alterations to retained staircase.
  • External alterations including re-roofing of a single storey flat roof off-shoot and installation of conservation rooflight, replacement timber windows, refurbishment of windows and dormer, removal of render from the south east elevation to expose a timber frame, replacement of concrete slabs with Yorkstone paving and refurbishment of gates. (Listed Building Consent).

 

  1. described the location of the application for development at 40-42 Michaelgate, a grade II listed building located on the east side of Michaelgate, close to the junction with Steep Hill

 

  1. added that it adjoined The Harlequin, 20-22 Steep Hill to the east, also a grade II listed building, with a yard to the south of the building beyond at 36 Michaelgate

 

  1. advised that the property was located within the Cathedral and City Centre Conservation Area

 

  1. reported on observations made by the City Council’s Conservation Officer as follows:

 

  • The building had historically been two distinct properties, as suggested by the address, and by the various dates of construction.
  • No. 42, to the north, had been a house and shop dating from the mid and late 18th century. Constructed from brick with a stone plinth it was two storeys plus garrets and included a late C18 glazing bar shop window with pilasters and cornice.
  • No. 40, to the south, was a domestic property which potentially dated from the 14th century with 18th, 19th, and 20th century alterations. The half-timbered structure sat on a dressed stone and brick ground floor plinth. The gable framing had curved braces and corner posts and the half-timber work was also expressed internally.

 

  1. added that there was currently access through a party wall that linked the two buildings as a single unit and in recent years the property has been a holiday let, managed by the National Trust, vacant since 2018; the application proposed to reinstate the historic use of the building as two distinct dwellings and it was intended to continue the existing holiday let arrangement with the two dwellings

 

  1. gave further detail of the proposed external and internal living arrangements for the building as outlined within the officer’s report

 

  1. confirmed that this listed building consent would only consider the proposed internal and external alterations with regard to the impact on the building as a designated heritage asset; an accompanying application (2021/0871/FUL) for full planning permission would consider the principle of the use and matters relating to visual amenity, the character and appearance of the conservation area, residential amenity, and parking

 

  1. highlighted that both the full planning permission and listed building consent applications were being presented to Members of the Planning Committee for determination due to the application property being in the ownership of the City Council

 

  1. referred to the site history to the application site as detailed further within the officer’s report

 

  1. provided details of the policies pertaining to the application, as follows:

 

  • Policy LP25: The Historic Environment
  • Policy LP26: Design and Amenity
  • Policy LP33: Lincoln's City Centre Primary Shopping Area and Central Mixed-Use Area
  • National Planning Policy Framework      

 

  1. advised Planning Committee of the main issue to be considered as part of the application to assess the proposal with regard to impact on the building as a designated heritage asset

 

  1. confirmed that consultations were carried out in accordance with the Statement of Community Involvement, adopted January 2018

 

  1. outlined the responses made to the consultation exercise

 

  1. concluded that:

 

  • The proposals did not involve activities or alterations prejudicial to the special architectural or historic interest of the listed building, its fabric or setting, and would indeed be of benefit to the building, safeguarding its future.
  • The proposals would therefore be in accordance with CLLP Policy LP25 and guidance within the NPPF.

 

 

The Committee considered the content of the report in further detail.

 

RESOLVED that planning permission for Listed Building Consent be granted subject to the conditions as set out below.

 

  • Time limit of the permission
  • Development in accordance with approved plans
  • Methodology for removal of modern render
  • Methodology for preparation and application of new render
  • Sample of new lime render
  • Repointing methodology and mortar mix to be agreed
  • Replacement handmade brick sample
  • Details of rooflight in kitchen
  • Details of new external flue
  • Details of new mechanical extract fan
  • Scope and methodology for refurbishments of gate
  • 1:5 joinery details for new window
  • 1:5 joinery details of new handrail to stairs
  • 1:5 joinery for new balustrade.

Supporting documents: