Listed building consent for the repair/restoration of listed buildings including works to house, outbuilding and boundary walls.

Transcription

1 APP 02 Application Number: 16/02999/LBC (Other) Listed building consent for the repair/restoration of listed buildings including works to house, outbuilding and boundary walls. AT Emberton House Farm, Newport Road, Emberton FOR Mr And Mrs Mercer Target: 15th December 2016 Ward: Olney Parish: Emberton Parish Council Report Author/Case Officer: Jeremy Lee Contact Details: Team Leader:: Helen Lowe Development Management Manager East Team Contact Details: INTRODUCTION (A brief explanation of what the application is about) The main body of the report set out below draws together the core issues in relation to the application including policy and other key material considerations. This is supplemented by an appendix which brings together planning history, additional matters and summaries of consultees responses and public representations. Full details of the application, including plans, supplementary documents, consultee responses and public representations are available on the Council s Public access system All matters have been taken into account in writing this report and recommendation. The application is reported to Development Control Panel due to an objection from the Parish Council. The application was deferred from consideration at the 23 rd February 2017 meeting of the Panel to allow the applicants to consider amending the associated planning application (16/02998/FUL). That application is reported elsewhere on this agenda. 1.3 The Site Emberton House Farm is a Grade II listed house, with large grounds, located on Newton Road to the east of the A509 and the village of Emberton. The boundary of the property with the A509 is formed by a large, attractive, stone wall and there is a detached stable in the garden. The house has been the subject of renovation works but the boundary wall is currently in a poor state of repair. 1.4 The site is located within the open countryside and also within the Area of

2 Attractive Landscape. Immediately to the east of the site is another listed building (1 Honey Hill) and to the south, also served from Honey Hill, is a group of newer properties. 1.2 The Proposal Listed Building Consent is sought for works to restore and repair the house, boundary wall and outbuildings, the main works include: House - repair/replacement of external stone around the bays on the North façade. Either new stone units or stone facing Open joints filled with lime mortar Feature band dressed with lead. Further investigation of cause of internal dampness. Potential lime rendering of the building (see 5.3) Internal replastering of affected plaster and redecoration Repair of eroded stonework and removal of cementitious mortar and repointing in lime mortar Wall - repair/replace bricks and repointing with lime mortar as ongoing maintenance Fit wall with ties to secure stone face to brick face All bays with rat trap bonding facing the garden (J through L inclusive) should be tied Outbuilding (Pool House) - repoint walls in lime mortar, re-build masonry as required and replace roof structure. 2.0 RELEVANT POLICIES (The most important policy considerations relating to this application) 2.1 National Policy National Planning Policy Framework 2012 Section 12 Conserving and Enhancing the Historic Environment 2.2 Legislation Sections 16 and 66 of The Planning (Listed Buildings and Conservation Areas) Act (1990) 2.3 Local Policy Core Strategy 2013 CS19 The Historic and Natural Environment 2.4 Milton Keynes Local Plan (Saved Policies) HE4 Extension or Alteration of a Listed Building HE5 Development affecting the setting of a Listed Building

3 3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision) 3.1 The Impact of the proposed works on the Listed Building. 4.0 RECOMMENDATION (The decision that officers recommend to the Committee) 4.1 It is recommended that listed building consent is granted subject to the conditions outlined in section 6.0 of this report. 5.0 CONSIDERATIONS (An explanation of the main issues that have led to the officer Recommendation) 5.1 Sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 place a duty on local planning authorities to have special regard to the desirability of preserving a listed building or its setting or any features of special architectural or historic interest which it possesses. Saved Policy HE5 of the Milton Keynes Local Plan and Core Strategy Policy CS19 reflect these duties and require development proposals to protect and enhance the significance of the heritage assets. Section 12 of the National Planning Policy Framework also seeks the conservation and enhancement the historic environment. 5.2 The farm house has already benefitted from renovation works including structural repairs and improvements. Additional works are now proposed to the house including repairing/replacing some of the stonework on the northern façade. 5.3 In addition the boundary walls (side and front) are in poor condition and a section of the side wall has suffered a partial collapse. Repair of stonework and the use of lime mortar is proposed and the removal of cement will ensure that the wall is brought back to its original condition. The wall is a positive feature and an important heritage asset and is clearly visible from the A509. The improvement works to the wall are considered a positive part of the proposal. 5.4 The applicant has had ongoing discussions and meetings with the Conservation and Archaeology Team and the works proposed reflect those previous talks. 5.5 It is considered that the proposed works will enhance the heritage asset and are acceptable in principle subject to further details which are controlled through the proposed conditions. It is recommended that listed building consent is granted subject to the conditions outlined in section 6.0 of this report.

4 6.0 CONDITIONS (The conditions that need to be imposed on any planning permission for this development to ensure that the development is satisfactory. To meet legal requirements all conditions must be Necessary, Relevant, Enforceable, Precise and Reasonable ) 1. The works to which this consent relates shall be begun before the expiration of three years from the date of this consent. Reason: To prevent the accumulation of listed building consents; to enable the local planning authority to review the suitability of the works in the light of altered circumstances; and to comply with Section 51 of the Planning and Compulsory Purchase Act Prior to any works of development commencing a schedule of works including method statements and illustrative drawings sufficient to describe the full extent and nature of works for the principle building, outbuildings and walls shall be submitted to the local planning authority for written approval. Works shall then proceed in accordance with the approved details. Reason: To preserve the fabric and setting of the listed building in accordance with saved policies HE4 and HE5 of the Milton Keynes Local Plan Prior to the commencement of works of construction a schedule of all facing materials shall be submitted to and approved in writing by the local planning authority and shall include samples of the proposed outer finishes and roof materials. Works shall then proceed to their full completion in accordance with the approved details Reason: To ensure that the development does not detract from the appearance of the locality and to preserve the fabric and setting of the listed building in accordance with policies HE4 and HE5 of the Milton Keynes Local Plan. 4. Prior to the commencement of works of construction a sample panel of the proposed brickwork shall be erected on site for inspection and written approval by representatives of the local planning authority. The sample panel shall demonstrate the proposed bricks, mortar type, bond, coursing and pointing. The sample panel shall be retained on site for the duration of construction. Works shall proceed to their full completion in accordance with the approved details. Reason: To preserve the fabric and setting of the listed building in accordance with policies HE4 and HE5 of the Milton Keynes Local Plan, 5. Prior to the commencement of any works of development, full working drawings of the exterior elevations and roof plan of the proposed dwellings shall be submitted to and approved in writing by the local planning authority. The details shall confirm the final built dimensions and all the external materials to be used in construction. Works shall then proceed in accordance with the approved details.

5 Reason: To preserve the fabric and setting of the listed building in accordance with policies HE4 and HE5 of the Milton Keynes Local Plan. 6. Prior to their installation full details of proposed rainwater goods shall be submitted to, and approved in writing by the Local Planning Authority. The works shall be carried out thereafter in accordance with the approved details. Reason: To preserve the fabric and setting of the listed building in accordance with policies HE4 and HE5 of the Milton Keynes Local Plan. 7. Prior to their installation full details of the proposed windows shall be submitted to and approved in writing by the Local Planning Authority. Details shall include window elevation drawings, horizontal and vertical cross sections at a scale of at least 1:5. Details shall confirm the finish of the windows, depth of reveal (to facing materials) and include opening method and sill detail. The works shall be carried out thereafter in accordance with the approved particulars. Reason: To preserve the fabric and setting of the listed building in accordance with policies HE4 and HE5 of the Milton Keynes Local Plan. 8. Prior to their installation full details of the proposed doors shall be submitted to, and approved in writing by the Local Planning Authority. Details shall include elevation drawings, horizontal and vertical cross sections at a scale of at least 1:5 and confirm the proposed finish. The works shall be carried out thereafter in accordance with the approved details. Reason: To preserve the fabric and setting of the listed building in accordance with policies HE4 and HE5 of the Milton Keynes Local Plan. 9. No new plumbing, pipes, soil stacks, flues, vents, extracts, ductwork, grilles, security alarms, lighting, cameras or other appurtenances shall be fixed on the external faces of the building unless shown on the drawings hereby approved or otherwise approved in writing by the Local Planning Authority. Reason: To preserve the fabric and setting of the listed building in accordance with policies HE4 and HE5 of the Milton Keynes Local Plan.

6 Appendix to 16/02999/LBC A1.0 RELEVANT PLANNING HISTORY (A brief outline of previous planning decisions affecting the site this may not include every planning application relating to this site, only those that have a bearing on this particular case) 00/01638/FUL Erection of 6 stables, feed and tack room. Permitted December /01776/FUL Construction of new access to Petsoe road, closure of existing access to Newport Road with wall and raising of height of frontage wall to 3 metres Permitted May /00358/FUL Change of use from agricultural use to private garden, erection of stable block, construction of hardstanding for tennis court with 3m high fence and construction of swimming pool with 1.8m high fence Permitted July /01576/LBC Listed building consent for glazed doors, second floor window and internal alterations Granted january /01924/LBC Listed building consent for internal alterations, roof alterations and doors and window alterations Granted November /00522/LBC Listed building consent to demolish the section of boundary wall between the driveway and adjoining field and rebuild a section of boundary wall at top of adjoining field facing onto public footpath Granted May /02998/FUL Demolition of timber stable block and erection of two dwellings to enable repair/restoration of listed buildings including works to house, outbuilding and boundary walls. Under consideration. A2.0 ADDITIONAL MATTERS A2.1 None. (Matters which were also considered in producing the Recommendation)

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9 A3.0 CONSULTATIONS AND REPRESENTATIONS (Who has been consulted on the application and the responses received. The following are a brief description of the comments made. The full comments can be read via the Council s web site) A3.1 Comments Parish Emberton Overshadowing and loss of privacy - The parish council understands that issues have been raised by a neighbouring property regarding overshadowing and loss of privacy. The planning officer should satisfy themselves that this issue has been addressed before a recommendation is made. Effect on listed buildings - The parish council has concerns regarding the development's impact on Emberton House Farm and 1 Honey Hill but are not in a position to make a qualified comment. However, the planning officer should satisfy themselves that this issue has been addressed before making a recommendation. Design and appearance - The parish council objects to the planning application as Councillors believe the design and appearance of the development does not fit with what is in the village. The parish council understands that a site visit will be undertaken by the development control panel and would like to request that the proposed development site is inspected from 1 Honey Hill and that the parish council receive an invitation to the site visit. Officer Response Although the letter of objection refers to the Listed Building consent, the comments relate to elements covered through the application for full planning permission and are addressed in the report under application 17/2998/FUL. A3.2 Ward - Olney - Cllr P Geary no comments received

10 A3.3. A3.4 A3.5 Ward - Olney - Cllr Hosking no comments received Ward - Olney - Cllr McLean Member of Development Control Panel. Historic England This application should be determined in accordance with national and local policy guidance, and on the basis of your expert conservation advice. Noted A3.6 Conservation And Archaeology Having had a more detailed look at the application for listed building consent and planning permission I maintain my previously stated position that, having had regard for sections 16 and 66 of the P(LB&CA) Act 1990 and national and local policies intended to protect historic buildings and places from insensitive change, there is no conservation basis for a refusal in principle and that matters of detail can be dealt with by condition. Noted See section 5 The overall harm to the setting of the listed building that would be caused by encroaching on garden land is not severe with a sense of general greenery and openness still prevailing, although it could be softened further with the use of a non-metallic material it is suggested. The benefit of gaining two dwellings offsets harm that the houses would cause to a degree where their presence is neutral or sufficiently close to neutral to conclude that there is insufficient basis for a conservation based objection. The contemporary design is important to the schemes success as it creates two buildings that are of a different idiom to the listed building but of sufficiently good design to allow them to be subservient yet still create a strong sense of their own identity. An approach that sought to create imitations of rural cottages would be unlikely to be successful due to the general inability of modern structures to

11 sufficiently emulate the subtleties of more vernacular types of construction, thereby risking an anonymous, sterile and more engineered appearance typical of a late C20th housing estate. This risk is well illustrated by the somewhat standardised, generic development at the end of Honey Hill access road. A more considered attempt at copying earlier styles would create an alternative problem of blurring the historic listed building and the modern development to the benefit of neither. Turning to the aspect of the application that relates to the repairs to the house and walls the details submitted fail to address the nature or scope of works and would be helped greatly by the inclusion of annotated drawings or photos. The following condition is suggested: A3.7 Local Residents 4 letters received from 2 residents: the following comments were made: Scale, size and proportions will adversely dominate the local area especially 1 Honey Hill Loss of privacy, overlooking and outlook Will significantly harm the setting of the heritage asset of the listed building at 1 Honey Hill Misleading planning application Information Impact on listed buildings adversely affecting the residential amenity of neighbouring properties Design and appearance of and visual impact of the development affecting neighbours and the character of the local area The adverse effect on the character of the rural neighbourhood The adverse effect on the outlook of the neighbouring properties Linkage of restoration of listed buildings and new dwellings is not relevant Factual inaccuracies Although the letter of objection refers to the Listed Building consent, all the comments relate to the proposal in the planning application.

12 Design not in keeping Negative impact on properties in Honey Hill especially properties which will be overlooked.