Download Officer Report-2032367.pdf - Bolsover District Council

PARISH
Old Bolsover
__________________________________________________________________________
APPLICATION
Conversion to 6 apartments including internal and external alterations
(revised scheme)
LOCATION
The Sportsman New Bolsover Bolsover Chesterfield
APPLICANT
Mr K Schofield 4 Newbold Road Chesterfield DerbyshireS41 7PA
APPLICATION NO. 15/00219/LBC
FILE NO.
CASE OFFICER
Mrs Karen Wake (Mon, Tues, Wed)
DATE RECEIVED 28th April 2015
DELEGATED APPLICATION
__________________________________________________________________________
SITE
Two storey vacant building, previously used as a public house/social club. The building is
constructed in red brick with a slate roof and timber windows. There is a small yard to the rear
(east) of the building with a 3m wall along the eastern boundary with a two storey dwelling
beyond, set higher than the site. There are highways directly to the north and west of the site.
To the north of the adjacent highway is a former shop which has now been converted to flats.
To the west of the adjacent highway is a sports pavilion and bowling green. To the south of
the site is an area of public open space and a number of mature trees.
PROPOSAL
The application is Listed Building consent for the conversion of the building to 5, one bedroom
flats and 1, two bedroom flat. The proposal includes internal alterations, external repairs and
installation of new windows. The application is an amendment to the previously approved
scheme which alters the internal arrangements to 3 of the proposed flats, including a first floor
bedroom to one of the flats. The proposal also includes replacing a side door with a window
which had previously been blocked up in the original scheme. The proposal also includes the
ground floor windows in the rear elevation which were previously being altered fro4 small
windows to 2 larger windows now remaining as four small windows.
AMENDMENTS
None
HISTORY (if relevant)
99/00469/ADV: Illuminated & non-illuminated signs: Approved 4/1/2000
14/00420/FUL: Change of use to 6 apartments with internal and external alterations:
Approved 24/2/2015
14/00421/LBC: Listed building consent for Change of use to 6 apartments with internal and
external alterations: Approved 24/2/2015
CONSULTATIONS
Conservation Officer: No objections subject to same conditions as on previous permission
and additional conditions relating to new timber windows:
Parish Council: Leave to District Council to determine: 19/5/2015
DCC Highways: No objections: 8/6/2015
PUBLICITY
Site notice, press notice and 8 neighbours notified.
POLICY
Bolsover District Local Plan (BDLP)
GEN 1 (Minimum Requirements for Development) GEN 2 (Impact of Development on the
Environment) CON 7 (Extension and Alterations to a Listed Building) CON 1 (Development in
the Conservation Area) HOU12 (Conversion of Buildings to Flats) CLT 1 (Protection of
Existing Buildings which Serve the Community)
National Planning Policy Framework
Paragraph 128. In determining applications, local planning authorities should require an
applicant to describe the significance of any heritage assets affected,
including any contribution made by their setting.
Paragraph 131. In determining planning applications, local planning authorities should take
account of:
-the desirability of sustaining and enhancing the significance of heritage
assets and putting them to viable uses consistent with their conservation;
-the positive contribution that conservation of heritage assets can make to
Sustainable communities including their economic vitality; and
-the desirability of new development making a positive contribution to local
Character and distinctiveness.
Paragraph 132 - When considering the impact of a proposed development on the
significance of a designated heritage asset, great weight should be given to the asset’s
conservation. The more important the asset, the greater the weight should
be. Significance can be harmed or lost through alteration or destruction of
the heritage asset or development within its setting. As heritage assets are
irreplaceable, any harm or loss should require clear and convincing
justification. Substantial harm to or loss of a grade II listed building, park or
garden should be exceptional. Substantial harm to or loss of designated
heritage assets of the highest significance, notably scheduled monuments,
protected wreck sites, battlefields, grade I and II* listed buildings, grade I and
II* registered parks and gardens, and World Heritage Sites, should be wholly
exceptional.
Paragraph 133. Where a proposed development will lead to substantial harm to or total loss
of significance of a designated heritage asset, local planning authorities should refuse
consent, unless it can be demonstrated that the substantial harm or loss is necessary to
achieve substantial public benefits that outweigh that harm or loss, or all of the following
apply:
- the nature of the heritage asset prevents all reasonable uses of the site;
and
-no viable use of the heritage asset itself can be found in the medium term
through appropriate marketing that will enable its conservation; and
-conservation by grant-funding or some form of charitable or public
ownership is demonstrably not possible; and
-the harm or loss is outweighed by the benefit of bringing the site back
into use.
Paragraph 134. Where a development proposal will lead to less than substantial harm to the
significance of a designated heritage asset, this harm should be weighed against the public
benefits of the proposal, including securing its optimum viable use.
Other (specify)
Historic Environment Supplementary Planning Document
Successful Places: A Guide to Sustainable Housing Layout & Design
ASSESSMENT
The principle of the development has already been considered and approved in February this
year under planning application 14/00420/FUL and 14/00421/LBC.
The only issues for consideration are therefore the amendments to the proposal. The
amendments are mainly internal and do not alter the number of flats or the number of
bedrooms in each flat. The external alterations involve replacing a side door with a window
which had previously been blocked up in the original scheme. The proposal also includes the
ground floor windows in the rear elevation which were previously being altered from 4 small
windows to 2 larger windows now remaining as four small windows.
Overall it is considered that there will be a degree of harm caused in the change of use to
residential but the degree of harm is considered to be less than substantial and is not made
worse by the proposed amendments and is outweighed by the public benefits of bringing back
into use a vacant listed building which is currently the target of vandalism.
The proposed alterations are considered to generally respect the architectural character and
historic interest of the listed building and would preserve or enhance the character or
appearance of the conservation area. As such the amendments to the proposal are
considered to meet the requirements of Policies CON 1& CON 7 of the Bolsover District Local
Plan and the guidance given in the NPPF.
Other Matters
Listed Building: Covered in the above assessment
Conservation Area: Covered in the above assessment
Crime and Disorder: Covered in the above assessment
Equalities: N/A
Access for Disabled: N/A
Trees (Preservation and Planting): N/A
SSSI Impacts: N/A
Biodiversity: N/A
Human Rights: No issues relating to this proposal
RECOMMENDATION
Approve subject to the following conditions:
1) A101
2) The development hereby approved shall be carried out in accordance with the window
and door schedule received by the Authority on 23rd June 2015 and the detailed works
set out in the email dated 17th June 2015.
3) The development hereby approved shall be carried out in accordance with the window
and door schedule received by the Authority on 23rd June 2015 and the detailed works
set out in the email dated 17th June 2015.
4) Before any new windows or doors are installed on site, 1:20 details of those windows
and doors, including internal fire doors (W1, D1,D25 W25 and W38)on the
plans/schedule shall be submitted to the Local Planning Authority for approval and
shall be installed on site in accordance with the approved details and shall be
maintained as such thereafter.
5) Before the windows and external doors are painted the colour to be painted shall be
agreed in writing by the Local Planning Authority and then painted on site in
accordance with the approved colour.
6) Prior to the occupation of the flats, details of any secondary glazing required shall be
submitted to the Local Planning Authority for approval and the glazing installed in
accordance with those details and maintained as such thereafter.
7) Before being carried out on site, a sample panel of the proposed pointing shall be
carried out and approved in writing by the Local Planning Authority and the pointing
shall be carried out in accordance with the approved details.
8) Before being used on site a sample of the brick to be used for any replacement
brickwork shall be submitted to and approved in writing by the Local Planning Authority
and the approved brick shall be used on site for any repairs or replacement brickwork.
9) Before any rendering is carried out on site, a sample panel of the render shall be
constructed for approval and any rendering on site carried out in accordance with the
approved details.
10) Before their installation on site, details of the extract ventilation terminals to be installed
shall be submitted to and approved in writing by the Local Planning Authority and shall
be installed on site in accordance with the approved details.
11) Prior to the commencement of the internal wall insulation, full details of the material to
be used and method of fixing shall be submitted to and approved in writing by the Local
Planning Authority and the insulation shall be carried out in accordance with the
approved details.
12) No existing internal features (including fireplaces, doors, cupboards and joinery), or
components of them, other than those identified for removal in the Listed Building
Consent Application, shall be removed.
13) Disturbance to existing traditional wall and ceiling finishes, from the chasing-out for
service runs, shall be rationalised and kept to an absolute minimum. Repairs and
making good shall be undertaken on a like-for-like basis using lime plaster and timber
laths where appropriate.
Reasons
1) Y101
2) -12) To preserve the character of the Listed Building and the character and
appearance of the Conservation Area in accordance with Policies CON 7 and CON 1
of the Bolsover District Local Plan
Notes to applicant
1. The applicant is advised that any additional works to this listed building not explicitly
referred to within the documents and plans hereby approved may need a further
consent. Therefore you should first consult with the Development Control Section of
the Council to ascertain whether this consent needs to be modified or a new consent
sought. You must submit details therefore of any additional works arising from further
assessment of the buildings condition, works of stripping out or structural investigation
and any works required to meet other forms of statutory or advisory control. You are
further reminded to bring this consent and its conditions to the attention of the Client,
and any consultants, contractors or subcontractors who may be involved with the
implementation of this consent.
Statement of Decision Process
In compliance with the National Planning Policy Framework the Council has negotiated
amendments in respect of the details of the alterations to the building
__________________________________________________________________________
Officer
K. Wake
Endorsing Officer
Determining Officer
S. Phillipson
Date
23/06/15
Date
Date 23/06/15
(refusals/objections/
referrals to 3rd officer)