Agenda item

CURRENT DEVELOPMENT PROPOSALS

Meeting of Conservation Advisory Panel, Wednesday, 17 February 2021 5:15 pm (Item 156.)

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

Minutes:

A) Henshaw Street, N S Waites

Planning Application 20201497

Change of use from factory; construction of three additional floors to create student accommodation (37 x 1 bed, 7x 2 bed studios) and ancillary amenities (Sui Generis)

The Panel focused primarily on the increase of the height of the existing building with respect to the Grade II Listed Former Luke Turner Factory. Most members considered the upward extension to be excessive and over-dominant, with the effect exacerbated by the blankness of the gable abutting the Grade II Listed asset, which was considered inappropriate in its context.

Some members noted the site’s location in between the cluster of interrelated designated heritage asset (Grade II* St Andrew’s Church, Grade II Listed Vicarage and Grade II Listed Luke Turner Factory) and the building’s role in providing a somewhat neutral transition in-between these assets. Most members agreed that due to this being the case, no building in excess of three storeys should be supported for the site under consideration.

More generally, panel members commented on the somewhat arbitrary retention of existing features combined with considerable external alterations, such as a change in floor levels in respect to the existing building when viewed against the Grade II Listed asset.

OBJECTIONS

B) 280 East Park Road

Planning Application 20202291

Construction of three storey dwellinghouse (2 bed) (Class C3)

The members supported the principle of an infill development, taking into consideration the current character and condition of the site. However, the Panel concluded that any new development should form an extension to the existing terrace, that is adjacent to the existing property at 280 East Park Road, with the proposed gap removed.

Members scrutinised the design of the frontage, requesting that the dormer and entrance in particular are improved, with more contextually responsive detailing throughout. They also sought clarification on the finish of the elevations and external features (e.g. where render is to be used).

SEEK AMENDMENTS

C) 12-16 Southernhay Road, Land between

Planning Application 20202598

Construction of two-storey detached dwelling (1x4 bed) (Class C3) with associated landscaping & dropped kerb; Installation of 1.8m high fence

The Panel welcomed the revised scheme. The works to the front curtilage were appreciated, considered to provide a more contextually appropriate response to the existing streetscene and character of the designated locality. The contemporary reinterpretation of the previous design was welcomed, as were the legibly modern elements introduced to the proposed frontage. The revised materiality, including the horizonal divide between render and brickwork, was also welcomed.

NO OBJECTIONS

D) 4 Knighton Road

Planning Application 20202047

Construction of single and two storey extensions at rear; alterations to house (Class C3)

The members noted the architectural quality of the building under consideration. They commented on the location of the primary changes being away from the street scene, such that they would have limited impact on the wider appearance of the Conservation Area as experienced by the general public. Whilst some members questioned the necessity of the first storey extensions, most concluded that the works will help to revitalize and uplift the property.

NO OBJECTIONS

E) 5 Pendene Road

Planning Application 20202152and 20200421

Demolition of garage and construction of two storey dwellinghouse (3 bed) (Class C3); installation of gate and hard surfacing and removal of gate and fence to front.

The principle of a two-storey dwellinghouse on site was not objected to; the members concluded that a development of such scale and massing would read as subservient to the existing dwellinghouse next door. In reference to the design, the pastiche approach was criticised, in particular regard to the incoherent detailing, materiality and finish as currently proposed.

The Panel requested that the scheme is reconsidered. More contemporary and cohesive design were requested, with improved proportionality and materiality of integral features and enhanced definition of side elevations.

SEEK AMENDMENTS

Change of use from house (6 bed) (Class C3) to two houses (1x5 bed; 1 x 1 bed) (Class C3); construction of porch and steps to front, single storey extension to side and two storey extensions, raised platform, steps, 2.2m high wall and alterations to ground levels to form basement level amenity space at rear; alterations

The members criticised the alterations proposed. To the rear, the proposed alterations to the existing bays were objected to. These were considered to have a detrimental effect on the special interest of the historic property, which was considered to add positively to the wider Conservation Area. The installation of uPVC windows and sliding doors was not supported. The installation of the stone clad portico to the front was also objected to. This element was considered as overtly pastiche, neither sympathetic to the property under consideration nor appropriate in its context.

OBJECTIONS

F) 31-35 Albion Street, Former Black Boy Public House

Planning Application 20202281

Change of use from public house (Class A4), partial demolition and extensions to sides and roof to form a five-storey building with 38 flats (26 x studio, 12 x 1bed) (Class C3).

The Panel agreed that the scheme is an improvement on the previously approved development. While the significant level of demolition and the substantial increase in height were acknowledged, most members thought the scheme was successful in adding mass and volume in a manner that was architecturally cohesive with the retained element. However, some members expressed concern with the level of demolition and considered that the retained structure lacked integrity and was essentially facadism.

The members sought clarification on the external finish of the scheme, in particular the proposed green panelling and brickwork. The use of brickwork for the other elevations was suggested as being more cohesive. The inconsistencies in visuals and submitted drawings and lack of adequate detail were noted.

SEEK AMENDMENTS

G) 58 Stoneygate Road

Planning Application 20201190

Change of use of school (Class D1) to 15 flats (Class C3) (1x 3bed, 13x 2bed, 1x1bed);part demolition of building; insertion of dormers; associated works. (Amended plansreceived 11/12/2020).

The Panel concluded that the submitted information in insufficient to judge the impact of the internal works on the special significance of what is now a Grade II Listed building. The members requested that plans clearly outlining the extent of demolition are submitted. In light of its newly designated status, some members voiced concerns over the newly created outrigger to the north section of the building and the construction of dormers to the courtyard, questioning if their design and level of detail are adequate.

SEEK MORE INFORMATION

H) 36-42 Friday Street

Planning Application 20210078

Demolition of existing buildings and structures; Construction of six storey buildings to provide 112 residential flats (28 x studios, 44 x 1 beds, 40 x 2 beds) (Class C3); car park and ancillary space.

The Panel commented on the undistinguished design and blankness (side elevations) of the proposed scheme and the pre-eminently industrial character of the immediate environs. In reference to the impact on the Grade II* Registered Abbey Park the members concluded that due to considerable distance and natural screening the impact on its setting and views will be negligible.

Whilst the site’s proximity to the locally listed 62 Friday Street was considered, the gap between the asset and the plot under consideration was considered sufficient to create a buffer between these building and ensure that the impact on its setting is not of note.

NO OBJECTIONS

The following applications were reported for Members' information but no additional comments were made.

Further details on the cases below can be found by typing the reference number into: http://rcweb.leicester.gov.uk/planning/onlinequery/mainSearch.aspx

107-109 St Barnabas Road

Planning Application 20202436

Change of use from general industrial factory (Class B2/B8) to convenience store (Class E) and storage (Class B8)

Hinckley Road, The Depot, Western Park

Planning Application 20201221

Part-retrospective application for change of use of parks depot (sui generis) to three dwellings (1x5 bed; 2x3 bed); associated works including single storey extension at rear (Class C3). Creation of retaining structure and terraces to west and south of building

Hinckley Road, The Depot, Western Park

Planning Application 20201221

Internal and external alterations to Grade II listed building to facilitate conversion to three dwellings. Single storey extension. Retention of unauthorised works.

56 Stoughton Road

Planning Application 20201952

Construction of single storey front and rear extension, loft extension with rear dormers (Class C3)

41 St Albans Road

Planning Application 20202480

Construction of dormer at rear; two rooflights at front of house (Class C3)

143-145 Narborough Road

Planning Application 20201783

Construction of roof extension at front with two dormers; Dormer extension at rear; Alterations

4 Wharf Street South

Planning Application 20202245

Change of use from shop (Class E) to hot food takeaway (Sui Generis); Installation of ventilation flue at rear

Shop, 749 Aylestone Road

Planning Application 20201766

Change of use from barber shop (Class E) to hot food takeaway (Sui Generis) and two studio flats (Class C3); installation of ventilation flue and construction of raised roof height to rear; alterations

132-140 Charles Street, Agin Court

Planning Application 20202503

Installation of one internally illuminated fascia sign at front of restaurant (Class E)

84 Shanklin Drive

Planning Application 20202498

Construction of single storey extension at side and rear of house (Class C3)

166 East Park Road

Planning Application 20202416

Installation of one internally illuminated fascia sign to shopfront (Class E)

Painter Street, land off

Planning Application 20202447

Temporary change of use of land ancillary to college (Class F.1) to car park ancillary to cafe/restaurant (Class E)

54 Ratcliffe Road, The Knowle

Planning Application 20202356

Demolition of single storey outbuildings at rear; construction of first storey extension at side, single storey extension at rear of house (Class C3)

139 Evington Road

Planning Application 20202054

Installation of roller shutter at front; alteration to shopfront and disabled access at front (Class E)

59 Humberstone Gate, bus shelter outside

Planning Application 20202306