Planning Committee Report
31 August 2016
REPORT SUMMARY
REFERENCE NO - 16/503954/LBC
APPLICATION PROPOSAL
Listed Building Consent for conversion of listed building (Building C) to residential use, internal
and external alteration, removal of attached non listed structures and addition of attached new
build structures.
ADDRESS Former Cranbrook Engineering Site And Wilkes Field Stone Street Cranbrook Kent
TN17 3HF
RECOMMENDATION GRANT subject to conditions (see section 11 of report for full
recommendation)
SUMMARY OF REASONS FOR RECOMMENDATION
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The proposal is not considered to cause harm to the designated heritage asset (Grade II
Listed Building (LB)).
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Subject to conditions, it is considered that the proposal is in accordance with adopted
Development Plan and national policy and it is considered that the impact on the character
and historic fabric of this Grade II Listed Building and any features of special interest is
acceptable.
INFORMATION ABOUT FINANCIAL BENEFITS OF PROPOSAL
The following are considered to be material to the application:
Contributions (to be secured through Section 106 legal agreement/unilateral undertaking): None
in this instance.
Net increase in numbers of jobs: As part of the wider application for planning permission: end
users of Community Hub and retail unit are not yet known but agent advises at least five full time
equivalent jobs with additional supporting employment e.g. management of communal areas of
the Hub
Estimated average annual workplace salary spend in Borough through net increase in numbers of
jobs: As part of the wider application for planning permission: £ 67,327
The following are not considered to be material to the application:
Estimated annual council tax benefit for Borough: As part of the wider application for planning
permission: £4,581.08
Estimated annual council tax benefit total: As part of the wider application for planning
permission: £45,810
Annual New Homes Bonus (for first 6 years): As part of the wider application for planning
permission: £28,000
Estimated annual business rates benefits for Borough: Similar to those through previous
operation of site
REASON FOR REFERRAL TO COMMITTEE
Referred by Head Of Planning.
WARD Benenden &
PARISH/TOWN COUNCIL
Cranbrook
Cranbook And Sissinghurst
DECISION DUE DATE
PUBLICITY EXPIRY DATE
APPLICANT Mr C G Johnson
& Cranbrook & Sissinghurst
Parish Council
AGENT Amsbury
Development Ltd
OFFICER SITE VISIT DATE
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Planning Committee Report
31 August 2016
04/07/16
01/07/16
25/05/16
RELEVANT PLANNING HISTORY (including appeals and relevant history on adjoining
sites):
App No
16/503953/FUL
Area of Site
Cranbrook
Engineering
and Wilkes
Field.
Proposal
Mixed use development
comprising of demolition of
unlisted buildings (Buildings
A, B, D, E, F, G, H, I on
former Cranbrook
Engineering site and
Building J on Wilkes Field)
and construction of a new
Community Centre, 28 no.
residential dwellings,
including conversion of a
listed building to residential
use involving internal and
external alteration, 1 no.
retail unit, together with
parking, access,
landscaping and ancillary
works.
Decision
Pending
Date
-
Introduction
In order to avoid unnecessary repetition, Members are advised that Sections 1.0, 3.0,
5.0, 6.0, 8.0 and 9.0 of this Report are identical to that provided under
16/503953/FUL and therefore will not be repeated here. Similarly, with the exception
of application 16/503953/FUL the planning history is identical, and accordingly in
order to avoid unnecessary repetition has not been repeated.
MAIN REPORT
1.0
DESCRIPTION OF SITE
1.01
Please see description under 16/503953/FULL.
2.0
PROPOSAL
Cranbrook Engineering part of site:
Demolition of all unlisted buildings in the Conservation Area labelled as A, B,
and D,
2.01
It is only by virtue of the attachment of Buildings A, B and D to building C that the
demolition of these buildings requires Listed Building Consent (LBC). The demolition
of buildings E – J as set out in the application for full planning permission do not
require LBC.
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31 August 2016
2.02
Associated works to stabilise building C, the LB, where adjoining buildings would be
removed are included in the proposal, together with removal of underground petrol
storage tanks from the forecourt to Stone Street.
Conversion of the Grade II listed building (building C), to a single residential
property involving internal and external alteration;
2.03
Key external works proposed are:
Ground Floor:
- Modern garage door removed and new glazed doors inserted; existing
opening partially blocked up;
- Modern window replaced by a door;
- Existing doors blocked up and converted to windows.
First Floor:
- Window in same position as existing;
- Window in newly formed wall (currently large opening to Assembly Hall)
Other:
- Internal changes to the LB require the benefit of listed building consent only.
2.04
During the course of determining the application further discussions have taken place
with the agent. An amended floor plan has been submitted to reflect retention of the
1730’s partitions at first floor. The agent has advised that:
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Scaffolding would be put up around the LB;
Buildings around the LB would be demolished;
Roof tiles would be removed;
An investigation of the first floor of the LB would then be undertaken;
If the 1730’s partitions can be used following this investigation, then they will
be retained;
If they are rotten and unable to be used then a fresh listed building consent
would be submitted (Officer Note: this would be considered on its own merits
at that time).
2.05
Therefore, a phased approach to the conversion is proposed which intends to
maintain the 1730’s partitions.
3.0
SUMMARY INFORMATION
3.01
Please see summary information under 16/503953/FUL.
4.0
RELEVANT PLANNING CONSTRAINTS
Constraints applicable to site
LBs (statutory duty to preserve or enhance the significance of heritage assets under
the Planning (Listed Buildings & Conservation Areas) Act 1990: Building C C16-early
C17 outbuilding to former inn – Grade II on Cranbrook Engineering area
Constraints within vicinity of site:
LBs (statutory duty to preserve or enhance the significance of heritage assets under
the Planning (Listed Buildings & Conservation Areas) Act 1990):
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Grade II*:
-
Anderson and Sons, Stone Street (see Description of Site);
The George Hotel (see Description of Site);
5.0
POLICY AND OTHER CONSIDERATIONS
5.01
Please see Policy and Other Considerations under 16/503953/FULL.
6.0
LOCAL REPRESENTATIONS
6.01
A number of representations have been submitted in relation to both this application,
and the associated application for full planning permission 16/503953/FULL which
cover the same points. Therefore, in order to avoid unnecessary repetition, please
refer to Section 6.0 in 16/503953/FULL.
7.0
SUMMARY OF CONSULTATIONS (Where more than one set of comments have
been received, it is the most recent comments that are summarised)
7.01
Cranbrook and Sissinghurst Parish Council (It is to be noted that the Parish
Council is joint applicant)
(26/05/16) – In order to avoid unnecessary repetition, please refer to comments from
the PC set out in 16/503953/FUL.
7.02
Historic England (HE)
(08/06/16) - In order to avoid unnecessary repetition, please refer to comments set
out in 16/503953/FUL.
7.03
KCC Heritage Environment, Planning and Enforcement
(10/06/16) – In order to avoid unnecessary repetition, please refer to comments set
out in 16/503953/FUL.
7.04
Cranbrook Conservation Area Advisory Committee (CCAAC)
(07/06/16) – In order to avoid unnecessary repetition, please refer to comments set
out in 16/503953/FUL.
7.05
Weald of Kent Protection Society
(15/06/16) – In order to avoid unnecessary repetition, please refer to comments set
out in 16/503953/FUL.
7.06
7.07
Principal Conservation Officer
In order to avoid unnecessary repetition, please refer to the full comments set out in
16/503953/FUL. However, detailed comments regarding the impact on the LB itself
are detailed below.
Impact on the Grade II LB itself
-
The importance of the LB is its evidential value, related mostly in its form and its
surviving materials, form all periods but in particular from the original build and
the 1730s “residential conversion”;
The conversion to residential use is in principle acceptable;
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-
-
-
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“The proposed residential use of the LB would appear to be the optimum viable
use for the purposes of the NPPF”;
External changes are acceptable:
o Re-use of existing openings in the external façade is positive;
o No details of the interface between the LB and the new build but this can
be secured by condition
Following receipt of amended plans which indicate the retention of existing
partitions at first floor level, it is considered that internal changes are acceptable,
subject to conditions requiring:
o A full timber survey itemising timbers to be replaced, strengthened,
spliced, rendered redundant by placing parallel supporting structures;
o A timber treatment report;
o Requiring a full plaster survey itemising what is to be replaced (last
option) or repaired;
o A report on damp and proposals to deal with damp conditions;
o The retention of all partitions and walls unless subsequent investigation
indicates that they are not suitable for retention;
o Details of new finishes internally (e.g. for the bare brick walls at ground
level);
o Details of insulation;
o There are no alterations currently proposed to the ground floor slab but
works will be needed so details will be required;
o Impact of proposed built development on existing foundations.
Further conditions are recommended in relation to works to stabilise the building,
a written specification for recording features, a schedule of works, a watching
brief and that demolition does not commence until after planning permission has
been granted and a contract let for the works.
Conclusion: impact on the Grade II LB itself is not harmful.
8.0
BACKGROUND PAPERS AND PLANS
8.01
Please see Section 8.0 under 16/503953/FULL.
9.0
APPLICANT’S SUPPORTING COMMENTS
9.01
Please see Section 9.0 under 16/503953/FULL.
10.0
APPRAISAL
Introduction
10.01 The key issue to consider is the impact that this proposal has on the character and
historic fabric of this Grade II LB and any features of special interest.
10.02 The level of information provided in respect of the works to, and the proposed use of
Building C was much lower when considering applications 15/505805 and 15/505812
in 2015 for the demolition of buildings, including those attached to Building C (the
LB). The conclusions reached then in relation to these applications were that a) this
would cause “less-than-substantial” harm to the LB, but b) this harm was outweighed
by the public benefits likely to be realised through the re-development of the
application site.
10.03 Given the greater level of detail provided in this application, the Principal
Conservation Officer now considers that the proposed works to Building C would not
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cause harm (subject to control by condition), and indeed that residential use is the
optimal viable use of this heritage asset. Subject to conditions, it is therefore
considered that the listed building consent should be granted for the proposal,
subject to the details recommended below.
10.04 Careful regard has been given to the Principal Conservation Officer’s comments that
a condition should be attached requiring that demolition not be undertaken until
planning permission has been granted for the redevelopment of the site, and a
contract let for these works. These matters were considered in relation to the full
application, as set out below:
-
-
-
Paragraph 136 of the NPPF sets out that the loss of a heritage asset(s) should
not be permitted without taking all reasonable steps to ensure the new
development will proceed after the loss has occurred;
The grant of permission for the demolition of the buildings at the Cranbrook
Engineering element under reference 15/505805 included a condition that
required that no demolition of buildings A and D took place until both planning
permission has been granted for the development of the application site (i.e. both
the Cranbrook Engineering and Wilkes Field areas) which secures the public
benefits identified as part of that proposal, and a contract let for these works;
As the full application currently being considered includes the development of
both the Cranbrook Engineering and Wilkes Fields elements, there is no need for
the first element of this condition;
Careful consideration has been given to whether a condition should be attached
requiring that demolition not take place until a contract is let for the
redevelopment works;
The applicants have given a clear indication that development at the Cranbrook
Engineering element will proceed, and the independent advice on the Viability
Assessment indicates that the proposal could achieve a suitable level of profit to
be viable, and the applicants have detailed that a key element to delivery will be
demolition of the buildings in September before ecological considerations would
prevent this for some months;
The independent advice on the VA (which is not usually available at planning
application stage) provides comfort that the risk that new development will not
proceed after the loss has occurred is reduced.
10.05 With this in mind, and as part of a finely balanced decision, it is not recommended
that a condition be attached requiring that a contract be let prior to the demolition of
the buildings.
10.06 The exact plans to be listed under Condition 2 shall be detailed at the Planning
Committee.
11.0
RECOMMENDATION – GRANT Subject to the following conditions:
(1) The development to which this consent relates shall be begun before the expiration
of 3 years from the date of this decision.
Reason: To comply with the requirements of Section 18 of the Town and Country
Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by
Section 51 of the Planning and Compulsory Purchase Act 2004.
(2) The development hereby permitted shall not be carried out except in complete
accordance with the details shown on the following submitted plans/documents:
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To be listed at the Planning Committee.
Reason: To clarify which plans have been approved
(3) No demolition/development shall take place/commence until a written scheme of
investigation (WSI) has been [submitted to and] approved by the local planning
authority in writing. For land that is included within the WSI, no
demolition/development shall take place other than in accordance with the agreed
WSI, which shall include the statement of significance and research objectives, and:
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the programme and methodology of site investigation and recording and the
nomination of a competent person(s) or organisation to undertake the agreed
works;
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The programme for post-investigation assessment and subsequent analysis,
publication and dissemination and deposition of resulting material. This part of
the condition shall not be discharged until these elements have been fulfilled in
accordance with the programme set out in the WSI.
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All works and excavation shall be carried out in accordance with the approved
details.
Reason: To ensure items of historic merit are properly recorded.
(4) No development shall take place until a written specification and timetable for a
programme of building recording, to be undertaken by a competent person(s) or
organisation approved by the Local Planning Authority, has been submitted to and
approved in writing by the Local Planning Authority and implementation of that
programme has been fulfilled in accordance with the approved programme and all
findings submitted to and approved in writing by the local planning authority. All
works shall be carried out in accordance with the approved details.
Reason: To ensure items of historic merit are properly recorded
(5)
Not withstanding the submitted drawings and all supporting documentation no
development shall commence in respect of those matters referred to below until
written schedules of work have been submitted to and been approved in writing by
the Local Planning Authority. Work schedules shall be produced for and include as
stated, the following:
a)
Roofs, (flat and pitched): a full schedule of all proposed works affecting
existing timbers, both structural and non structural associated with the repair,
construction or alteration of the roof, both historic and modern, shall be provided
complete with a method statement, including plans and detail drawings at an agreed
scale, detailing how works will be carried out.
b)
Roof, (flat and pitched): a full schedule of all proposed works to roof
coverings, flashings, soakers, dormers, shall be provided complete with method
statements, plans and details at an agreed scale, detailing how works will be carried
out. Shall include samples of proposed replacement / additional materials proposed
c)
Masonry: a full schedule for all proposed works to brickwork, stonework,
including walls, chimneys, parapets, piers, window/door heads, Jambs and cills and
any other masonry features along with appropriate drawings to clearly identify all
areas to be taken down, cut out or repointed. Submission should include provision for
inspection on site of 1m x 1m sample panels showing brick sample, masonry bond,
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bed and perpend width and pointing finish, along with a method statement for any
demolition, replacement of damaged bricks and a specification for repointing.
d)
Timber framing / floor construction: a full schedule of all proposed works to
existing timbers, both structural and non structural, historic and modern associated
with the repair, construction or alteration of walls or floors shall be provided complete
with method statement detailing how works will be carried out including
plans/elevations and detail drawings at a scale of 1:20.
e)
Miscellaneous joinery repairs: a full room by room repairs schedule for all
miscellaneous joinery items including but not restricted to; existing skirtings, dado
rails, picture rails, panelling, staircases shall be provided complete with full sections
and elevations to scale 1:5 of typical details of all new joinery items, details of
mouldings shall be to a scale of 1:1 or 1:2.
f)
Plasterwork - ceilings and walls both solid and partition, historic or modern: a
full works schedule room by room detailing problems and solutions with method
statements for all works to lathe and plaster and / or two coat with skim plaster
finishes to all areas where these finishes exist or are deemed to have existed prior to
dilapidations as determined by the Local Planning Authority.
g)
Timber Decay - Investigation: a full schedule of works required to fully
investigate and address the existence of dry rot, insect presence and other decay
mechanisms shall be provided complete with method statements covering all
identified works.
h)
Timber Decay - Resolution: a full schedule of works detailing problems and
solutions shall be provided with method statements for remedial action to treat dry
rot, insect presence and other decay mechanisms. Detailed elevations and plans
identifying all areas where works are to be carried out shall be provided at a scale of
not less than 1:50. Where such works involve works of intervention to historic fabric
the provision of additional appropriate schedules of works shall be prepared as
agreed with the Local Planning Authority and in accordance with the appropriate
Local Planning Authority standard 'schedule of works' conditions as if they had been
applied to the current permission.
i)
Treatment of damp: A full schedule of works detailing problems and justified
solutions shall be provided with method statements for damp proofing measures.
Detailed plans identifying all areas where works are to be carried out shall be
provided at a scale of not less than 1:50.
The works shall be completed in accordance with the approved details.
Reason: To preserve the character and historic fabric of the building
(6)
Notwithstanding the submitted drawings and all supporting documentation prior to
commencement of those areas of work referred to below, the following details shall
be submitted to and approved in writing by the Local Planning Authority.
a)
Full detail sections at a scale of 1:10 through all roof structure, floors or walls
which are proposed to be altered to achieve better insulation, weatherproofing or for
other purposes shall be provided complete with method statements or specifications
for all proposed works and proposed materials.
b)
Full detail sections and elevations to a scale of 1:5 or 1:2 of all new joinery,
including but not restricted to all new windows, doors, porches, door surrounds,
shutters, staircases, panelling, skirtings, dado rails, picture rails etc. In addition,
sections of glazing bars and mouldings shall be to a scale of 1:1 or 1:2. Details of
finishes shall also be included
c)
Full detail sections and elevations to a scale of 1:10 of the proposed interface
between the existing building and the new build including intersections at roof level,
ceiling level, floor level, foundation level and wall junctions where applicable.
d)
Full detail sections to a scale of 1:2 of all rainwater goods and other external
pipework indicating section sizes, profiles, material and method of fixing, shall be
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31 August 2016
provided complete with method statements or specifications for materials and
installation, along with fully detailed elevations at a scale of 1:50 showing the location
of all external pipework.
e)
Full detailed information of all flues, air conditioning units and mechanical
ventilation that may be required, including dimensions, colour and material shall be
provided complete with method statement of installation .Fully detailed elevations at
a scale of 1:50 showing the location of all flues or mechanical installations shall also
be submitted.
f)
Full detailed layout plan and method statement for the electrical, domestic
plumbing and heating fit-out shall be submitted to and approved in writing by the
Local Planning Authority before any works are commenced on the implementation of
this element of the consent.
The works shall be completed in accordance with the approved details.
Reason: To preserve the character and historic fabric of the building
Case Officer: Ellen Gilbert
NB
For full details of all papers submitted with this application please refer to the relevant
Public Access pages on the council’s website.
The conditions set out in the report may be subject to such reasonable change as is
necessary to ensure accuracy and enforceability.
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