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Agenda item
Caple Ne Ferne, 2 Albany Road (LB)
Minutes:
Proposal:
Internal alterations to form self-contained flats.
Application No:
HS/LB/14/00644
Existing Use:
Previously a residential institution (C2)
- flats currently under construction
Hastings Local Plan 2004
N/A
Conservation Area:
Yes - Markwick Terrace
National Planning Policy Framework
Section 12
Hastings Planning Strategy
N/A
Development Management Plan
Proposed Submission Version:
N/A
Public Consultation:
No letters of objection received.
Referred by Ward Councillor
The Development Manager reported on a Listed Building application for internal alterations to form 8 self-contained flats at Caple Ne Ferne, 2 Albany Road, St. Leonards on Sea.
The corresponding planning application has been submitted (HS/FA/14/00645). Minute 55.4.
The site consists of a large detached building and parking area set within a large garden area. The building ranges from mainly two to three storeys, but includes a central four storey section with a balcony at third floor level. The original portion of the building (southern section) was built in the late 1800s and the northern section is a three storey addition. The site occupies a corner plot screened by mature trees and hedges. Adjoining the site are residential properties, Nos 38-40 Pevensey Road to the north and north east, 8 Albany Road and four dwellings at Caple gardens to the north east. The wider area is predominantly residential, dominated by semi-detached dwellings some of which have been divided into flats. The area forms part of the Markwick Terrace Conservation Area.
In 2013 planning permission and listed building consent were obtained for the change of use of the north house to 8 self-contained flats (HS/LB/13/00343 & HS/FA/13/00344). Recently works commenced on the approved scheme and applications were made for alterations to the approved layout (HS/FA/14/00335 & HS/LB/14/00383). Following a site visit by the Case Officer and the Council’s conservation consultant they considered the proposed works were unacceptable and the applications were withdrawn. They also identified that a number of the works proposed had already been completed and that others had taken place without the grant of listed building consent or planning permission. The Planning Enforcement Team are investigating the unlawful breaches.
This application sought consent to regularize a number of the breaches and proposed a number of new alterations to the building.
The main considerations of this application were the impacts of the proposal on the historic character and appearance of the Grade II listed building. The Development Manager recommended the application be refused because of the unacceptable harm on the historic character and appearance of the listed building. Furthermore, the scheme would erode the property’s significance as a heritage asset and was therefore contrary to the requirements of the NPPF.
The Human Rights considerations had been taken into account fully in balancing the planning issues.
A late statement had been received from the applicant since the publication of the agenda. This was circulated prior to the start of the meeting.
Councillor Robertsproposed a motion to refuse listed building consent as set out in the resolution below. This was seconded by Councillor Beaney.
RESOLVED– by (8 votes to 1, with 1 abstention) that Listed Building Consent be refused for the following reason:
1.
The proposal will result in alterations to the layout of the building and the loss or obstruction of important architectural and historic features. The proposal would therefore cause substantial harm to the historic and architectural character of this Grade II Listed Building. The public benefit of the proposal is considered to be minimal and does not outweigh the level of harm caused by the proposal. As such the works are contrary to the Planning (Listed Buildings & Conservation Area) Act 1990 and to the requirements of the National Planning Policy Framework Section 12, particularly paragraph 132, which states:
‘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.'
Note to the Applicant
1.
Statement of positive engagement: In dealing with this application Hastings Borough Council has actively sought to work with the applicant in a positive and proactive manner, in accordance with paragraphs 186 and 187 of the National Planning Policy Framework.
Supporting documents:
- Caple Ne Ferne, 2 Albany Road (LB), item 63d PDF 103 KB
- MAP - Caple Ne Ferne (LB), item 63d PDF 353 KB
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