Agenda item

(Councillor Hewson re-joined the meeting.)

 

(Councillor Watt left the meeting early to attend a prior engagement.)

 

The Planning Team Leader:

 

1. reported that the application was brought before Committee at the request of Councillor Longbottom

 

2. advised that planning permission was sought for this property at 5 Christ’s Hospital Terrace, a three-storey house at the intersection of Steep Hill, Christ’s Hospital Terrace, Michaelgate and Wordsworth Street, opposite The Harlequin; the gable of the application property faced Steep Hill, with a yard at basement level containing a single storey outbuilding to its immediate south

 

3. confirmed that the application property was grade II listed; an associated listed building consent application was to be considered as the next item on tonight’s agenda

 

4. advised that planning permission was sought to extend the property into the yard, demolition of the single storey out-building, erection of a ground floor structure to form a bedroom and above it, at first floor a part glazed building serving the main house as additional living space

 

5. highlighted that the new structure would be constructed behind the existing wall and railings to the Steep Hill side of the yard, which would be retained

 

6. reported that:

 

 

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

 

·         National Planning Policy Framework

·         16: Conserving and Enhancing the Historic Environment

·         Central Lincolnshire Local Plan

·         Policy LP25: The Historic Environment;

·         Policy LP26: Design and Amenity Standards

·         Policy LP29: Protecting Lincoln’s Setting and Character

 

8. advised Planning Committee of the main issues to be considered as part of the application to assess the proposal with regards to:

 

·         The relationship of the proposal to planning policy

·         The impact of the proposal on the significance of the listed building and on the character and appearance of the conservation area

·         The impact on the amenity of adjacent residents

 

9. outlined the responses made to the consultation exercise

 

10. referred to the Update Sheet which included additional photographs in relation to the planning application

 

11. concluded that the applicant had explored several options with their architect and officers of the Planning Authority to arrive at a form of development that was considered to be acceptable in this sensitive location, it represented a contemporary but also restrained addition to the area.

 

Melanie Whild addressed Planning Committee in support of the application, making the following points:

 

·         She thanked members for allowing her the opportunity to speak.

·         The proposals had already been described eloquently by officers.

·         This was a significant site.

·         The building felt like a book end to other properties.

·         The extension would offer a sympathetic addition to the existing property.

·         Views over the top of the property would be maintained.

·         The extension would be built behind the existing wall and set back from the main elevation of the house to fit in with the area.

·         The property was previously used as student accommodation and would be used as a family home.

·         Traditional materials including reclaimed building supplies would be used to complement the existing building and area.

·         Top quality materials would be used for the build.

·         She hoped members would give her the opportunity to work with local planners to develop the property appropriately.

 

Members discussed the content of the report in further detail.

 

Members referred to objections received from a local resident raising concerns regarding aesthetics and Lincoln Civic Trust having raised concerns around use of large glass windows and asked whether condition 4 requiring details of window dressings to be submitted would address these issues.

 

Councillor Longbottom commented as follows:

 

·         She had requested this planning application be considered by Planning Committee due to the sensitivity of the site involved.

·         The proposals included removal of a brick shed. She questioned whether this outbuilding close and within the curtilage of a listed building had been given sufficient attention.

·         The effect on the setting of a development discussed within the Local Plan spoke about protecting local views. The proposed extension would result in the view through the site being significantly altered.

·         In summary, she had reservations on grounds of:

Ø  Demolition of a building

Ø  The extension did not ‘add’ to the build

Ø  It distracted from views in an important part of the city.

 

Other comments were made in respect of the significance of the outbuilding to be demolished, archaeology and whether the Civic Trust objection had been dealt with.

 

The Planning Team Leader offered the following points of clarification:

 

·         The options for the build had been drawn up during discussions with planning officers and the Principal Conservation Officer.

·         The glazing in the building was considered to be appropriate.

·         The outbuilding was attached to the Listed Building. Officers had made a site inspection. It was considered that demolition would cause some harm, however the test in planning terms was whether this was substantial harm or not. Officers were of the opinion that together with the benefits of the extension the harm would be less than substantial and felt that the design for the build was appropriate.

·         The quality of materials to be used was at the uppermost end of the market, including very high quality blinds.

 

RESOLVED that planning permission be granted subject to the following conditions:

 

Conditions

 

1. Development to commence within three years
2. Development in strict accordance with the approved drawings
3. No work to take place until a sample panel of all materials to be used has been prepared on site and has been approved.
4. Details of window dressing including colour to be submitted before those works are undertaken.