Agenda and minutes

R. Gill (Chair), M. Richardson (RTPI), P. Ellis (VS), N Feldmann (LRSA)

None.

The Minutes of the meeting held on 12^th May are attached and the Panel is asked to confirm them as a correct record.

The Panel agreed the notes.

The Director of Planning, Development and Transportation submits a report on planning applications received for consideration by the Panel.

A) St Peters Lane and Churchgate, Land at corner

Planning Application 20210727

Construction of four storey building to include one retail unit (Class E) to ground floor and flats (7 x 1 Bed; 8 x 2 Bed) from ground to third floor (Class C3)

Whilst the panel considered that there were some improvements in evidence in the design and articulation of the proposed complex relative to precious submission, with the legibly active frontage to the ground floor commended, the Panel had significant concerns regarding’s the development’s impact on the character of the Conservation Area and the setting of a number of Grade II Listed assets.

The absence of a satisfactory Heritage Statement with the application was criticised on a technical level but it was further argued that this should have been produced to help inform the design development and that the scheme would have benefitted from such an approach. 

The members considered that the development failed to correspond positively to the historic environment and local distinctiveness of the area, lacking a contextually appropriate form and design. The overtly bulky top storey, which was seen as lacking definition and visual interest, was considered as particularly problematic and inappropriate in its context. Some members suggested that a mansard roof would have been better and/or more detail on a high-quality finish, but others considered the storey should be removed altogether.

The lack of consistency in detail between the AVRs and elevational drawings was also noted. A blank elevation fronting onto the Grade II Listed Great Meeting School, as shown in one AVR, was noted as being particularly prominent as approached from the west along St Peter’s Lane and was not considered to be a suitable solution.

Whilst the principle of the redevelopment of the site was strongly supported, it was concluded that the development as currently proposed would fail to preserve or enhance the Conservation Area and the setting nationally listed building in its immediate proximity.

OBJECTIONS

B) 332 Narborough Road

Planning Application 20210092

Construction of two storey extension at rear of ground and first floor flats (2 x 1 bed) (Class C3) to create additional bedrooms (2 x 4 bed) (Class C3); ramped access to south side; alterations.

The scale, footprint and massing of the proposed new extension were regarded as excessive in its context, failing to read as subservient and complimentary to the existing building. The design and format were criticised for their lack of adequate contextual response, including detailing and definition, to the architectural interest of the former lodge. The blankness of the proposed side elevation was considered as particularly harmful. The members also criticised the level of proposed alterations to the non-designated asset, as well as the limited and incomplete information submitted. 

The unauthorised works were also noted, deemed as harmful to the special significance and architectural interest of the building and the setting of a number of adjacent non-designated heritage assets.

The panel members concluded that the scheme is unacceptable from conservation perspective, failing to preserve or  ...  view the full minutes text for item 172.