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Decision details

APPLICATION 18/02080/FULL - DEMOLITION OF GROUND FLOOR SHOP, INSTALLATION OF EXTERNAL CLADDING, SIGNAGE, CANOPY AND DISPLAY WINDOWS, ERECTION OF A MIXED USE BUILDING OF 3 APARTMENTS WITH GROUND FLOOR RETAIL UNITS WITH ASSOCIATED WORKS - 34 FORE STRE

Decision Maker: Planning Committee

Decision status: Recommendations Approved

Is Key decision?: No

Is subject to call in?: No

Decisions:

The Committee had before it * report of the Head of Planning, Economy and Regeneration regarding the above application.

The Area Team Leader outlined the contents of the report highlighting by way of presentation the widening of the walkway through to the market area, the proposed demolition works, proposed illuminated floorspace and the elevations and section plans for the proposed buildings.  Members viewed photographs from various aspects of the site including that from the Fore Street and the market.

Discussion took place regarding:

·         The views of the applicant highlighting the proposed connection from Fore Street to the market, the widening of the walkway to provide a safer movement for people to move around the town, the 3 retail units and proposed residences in the centre of the town.

·         The view of the Town Council with regard to the architectural heritage, the impact of the proposal on the Conservation Area, whether the development was sensitive and in line with the NPPF and whether the proposal was in accordance with Policy DM2.

·         The views of the Ward Members with regard to the fact that the scheme was critical for the town and the market, there were 3 obvious benefits in that the scheme would enhance the area, there would be new retail units and 3 new flats in the town centre.

·         Whether the design of the shops was in keeping with the area, although it was felt that there was no particular theme in the design of adjacent buildings.

 

RESOLVED that planning permission be granted subject to conditions as recommended by the Head of Planning, Economy and Regeneration  with the following additional conditions:

No work shall be carried out on site to any external walls or roofs unless particulars of the materials (including the provision of samples where appropriate) to be used for external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. Such particulars will include the detailed finish (rough sawn, hand tooled, etc.) Slate hooks shall not be used.

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

No work shall be carried construct any external wall unless full details of the coursing, bonding and coping; mortar profile, colour, and texture along with a written detail of the mortar mix, have been be provided in writing and supported with a sample panel to be provided at a time to be agreed in writing. The work shall be carried out in accordance with the agreed details, and the sample panel shall remain available for inspection throughout the duration of the work. Note: on sloping sites, the top of the wall should run with the slope of the land and not be stepped.

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

No repointing shall be undertaken on site unless full details, including elevational drawings, to indicate the areas to be repointed; details of the method of removal of existing pointing (in this regard mechanical tools shall not be used); details of the mortar mix, and a sample panel of new pointing that shall be carried out in the agreed mortar; have been submitted to and approved in writing by the Local Planning Authority. The work shall be carried out in accordance with the agreed details, and the sample panel shall remain available for inspection throughout the duration of the work.

 

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

No work shall be carried out to fit any doors, windows, boarding or other external opening, including Juliet balcony unless details of the design, materials and external finish of these elements have been submitted to and approved in writing by the Local Planning Authority. This will include detailed drawings including sections of at least 1:5. Such approved details, once carried out shall not be retained.

 

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

No work shall be carried out to form any new window or door opening unless details of any expressed lintel have been submitted to and approved in writing by the Local Planning Authority.  Such approved details, once carried out shall be permanently retained.

 

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

The windows comprised in the development hereby permitted shall be recessed in accordance with details to be submitted to and approved in writing with the Local Planning Authority before any windows are fitted.

 

 

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

No work shall be carried out in relation to roof eaves, verges and rainwater goods unless the design details of all roof eaves, verges and abutments, including detail drawings at a scale of 1:5, and all new cast metal guttering, down pipes, other rainwater goods, and external plumbing have been submitted to and approved in writing by the Local Planning Authority.  Such details once carried out shall not be permanently retained.

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

No work shall be carried out to fit the roof lights unless details of the roof light units have been submitted to and agreed in writing by the Local Planning Authority. Unless otherwise agreed in writing, the roof lights shall be top hung and flush with the roof covering. Such approved details once carried out shall not be permanently retained.

 

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

Details of all making good of any existing structure abutting any of those to be demolished, shall be submitted to and approved in writing by the Local Planning Authority. Such approved details, once carried out shall not be permanently retained.

 

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

All electrical and telephone services to the development shall be run underground.  All service intakes to the dwelling(s) shall be run internally and not visible on the exterior.  Any meter cupboards and gas boxes shall be positioned on the dwelling(s) in accordance with details, which shall have been previously submitted to and approved in writing by the local planning authority and thereafter retained in such form. Satellite dishes shall not be fixed to the street elevations of the buildings or to roofs. 

 

Reason:

To preserve the character and appearance of the conservation area in accordance with policies DM2 and DM27 Local plan part 3 (Development Management Policies).

 

 

(Proposed by Cllr P J Heal and seconded by Cllr D J Knowles)

Notes

i)             Cllr R L Stanley declared a personal interest as the Cabinet Member for Housing and chose to leave the meeting during the discussion and vote thereon;

ii)            Mr Busby (applicant) spoke;

iii)           Cllr Hill (Tiverton Town Council) spoke;

iv)           Cllrs Mrs E J Slade and Mrs B M Hull spoke as Ward Members;

v)            The following late information was reported:

Change to recommendation:

Reference to signing of a S106 should be removed as the Council cannot have an agreement with itself.  Internal arrangements can be made regarding this matter.

 

Comments from MDDC Conservation Officer:

You will recall that we discussed the heritage statement prior to our joint discussions with the applicants agent. Your report is a sound     outlining of the issues and the balance to be struck.

 

With regard to the heritage statement, I agree with and I am happy the conclusions with the following comments:

 

I do feel that they should have used the process as outlined by Historic England in General Practice Advice Note 3 on the Setting of Heritage Assets.

 

With regard to the new building to the rear:

 

They omit to assess the setting and appreciation of the Parish Church. Whilst I agree the site is well defined and the listed buildings have defined and intimate settings, the Church Tower stands above the surrounding buildings and is visible when approaching from Fore Street into the Pannier Market to the left. I do not feel that there is any harm, but we should acknowledge the intervisibility and assess it.

 

Overall I consider the form and massing of the development to cause no harm to the setting of the listed Pannier Market and Church and to preserve and enhance the conservation area. The form and detail, runs along the mediaeval burgage plot, reflecting historic patterns of development, and whilst the design has a modern twist, it is restrained and does not compete with the Pannier Market or Church, or be overly assertive in the conservation area.

 

The frontage building onto Fore Street is relatively modern, is quite poor architecturally and gives little to the conservation area. At best it is benign. The opening up of the archway reinstates a wider opening shown on the historic maps, and the projection on the front adds to the building and is not harmful to the conservation area or the setting of nearby listed buildings.

 

vi)          *Report previously circulated copy attached to signed minutes.

 

 

 

Publication date: 08/03/2019

Date of decision: 06/03/2019

Decided at meeting: 06/03/2019 - Planning Committee

Accompanying Documents: