Agenda item

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

A) 21 Elms Road

Planning Application 20202482

 

Installation of 2.1m high railings and gate at front; Construction of first floor extension at side; single storey extension at side and rear; alterations to house (Class C3)

 

The discussion initially focused on the installation of the front gates. The members highlighted the rather busy detailing and substantial height of the proposed gates, considering them to be incongruous with the setting. However, the local precedence of comparable boundary treatments was also noted. It was agreed that whilst regrettable, the installation of the gate will not notably harm the special significance of the Conservation Area.

 

The incorrect annotation of the elevation drawings, and inaccuracies between the existing elevations and the submitted drawings were recognised (such as the gable to the rear). The lack of clarity on materials – particularly the distribution of render and brickwork across the extensions, was also criticised.

 

Whist the members did not object to the principle of the upward side extension to the garage, they criticised the design of the front gable, particularly the excessively wide gap between windows; they recommended that a single three of four light unit is pursued instead, to match existing units to front and rear elevations. The massing and design of the single storey extensions were also criticised. The members recommended that these are reduced (in mass and footprint) and rationalised, with improvements to the overly simplified glazing.

 

The two-storey extension to the central rear gable was critiqued as unbalanced and incongruous with the existing building. It was recommended that the width and integral features of the gable are replicated to match, to sustain the proportions and interest of this element. The members highlighted the lack of clarity on design and finish of the proposed alterations.

 

The Panel concluded that insufficient and inaccurate information has been submitted, requesting that these matters be addressed as part of the application. The members also noted that the scheme is excessive and fails to read as subsidiary and complimentary to the existing building and the Conservation Area. They requested that the design is substantially improved, with the footprint and scale of the side and rear extensions reduced.

 

SEEK AMENDEMENTS

 

B) 33 Lancaster Place

Planning Application 20210469

 

Internal & external alterations to grade II listed building.

 

The members noted the incoherence of the proposed rear extension. They commented on the incompatibility of its integral elements, in particular the relocated timber window (which in its own right was commended) in contrast with the full height aluminium glazing, and the discordant tapered shape as compared to the existing rear elevation. It was concluded that such a prominent and peculiar extension would undermine the architectural interest of the existing Grade II Listed building, diluting its significance as a heritage asset, and harm the group design coherence with the other listed buildings.

 

The Panel considered the internal removal of the existing chimneybreasts to be unjustified. The structural integrity and visual interest were noted. It was concluded that both the external and internal alterations are not acceptable from a conservation perspective, failing to sustain or enhance the significance of the Grade II listed asset under consideration.

 

OBJECTIONS

 

C) College Street, The Rowans

Planning Application20210228 and 20210229

 

Change of use from day centre/office use (sui generis) to education (F1). Demolition and external alterations to existing Grade II Listed Building including new lift extension, visitors entrance extension, redevelopment of former external stores and window and roof repair/replacement. Associated hard and soft landscape works and external lighting and plant.

 

Demolition and external alterations to existing building including new lift extension and modifications to roof, secure lobby extension, redevelopment and extension of former external stores, new louvres, and window and roof repair/replacement. Internal alterations including removal of existing and installation of new partition walls including enclosure to existing fireplace, creation of new door openings and infilling of existing, new screen to balcony and modification to seating, new doors, floor finishes, decoration and fixtures and fitting, new mechanical and electrical services and repair works.

 

The members agreed that the flat roofed extensions are acceptable in principle. However, they expressed concern over the alterations below the balcony in the main hall, which was considered to create an awkward junction between the old and new. They noted that improved drawings, with further detailing of this element should be submitted; they recommended that an alternative solution is explored, one that is better integrated with the existing building. They also requested that additional information is submitted regarding the standing seam roof.

 

The Panel did not object to the relocation of the doors, subject to the retention of the existing surround. However, the members noted the incongruous partition cutting through an existing window at the rear of the building, requesting that this element is amended. To resolve the issue with the junction of the base of the balcony and the junction with the rear window, it was suggested that the two classrooms here be replaced with one classroom sitting set-back and across the rear space, with the other classroom located to the opposite end of the hall (where the stage is).  The detail of the glass screens to balcony was criticise and a more light-weight solution was recommended.

 

The proposed fencing was considered to be potentially harmful to the setting of the Listed Buildings but was acknowledged to be a requirement of uses like that proposed. Further thought regarding its design and that of the external lighting was requested. 

 

The Panel concluded that whilst the principle of conversion is supported, the proposal is complex and provides challenges to the integrity of the interior spaces. Further exploration of options that were better integrated within some aspects of the existing Listed building were requested. More information and clarification on certain aspects of the scheme were also considered necessary.

 

SEEK AMENDMENTS

 

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

 

221-223 Belgrave Gate

Planning Application20210115

 

Notification of construction of two additional storeys to existing mixed use building to create eleven flats (11 x 1 bed) (Class C3)

 

53A London Road, Ground Floor Shop Adj 53

Planning Application20201863

 

Change of use from retail (Class E) to restaurant/hot food takeaway (Sui Generis); installation of ventilation flue

 

20 Belvoir Street

Planning Application20202575

 

Change of use of first and second floor from offices (Class E) to house in multiple occupation (6 bedroom) (Class C4); construction of second, third and mezzanine floor extensions; balconies at rear

 

31 Peppercorn Close

Planning Application20202648

 

Construction of single storey extension at front & rear; alterations to house (Class C3)

 

230 Narborough Road

Planning Application20202286

 

Retrospective application for the construction of single storey extension at front of shop (Class E).

 

30 Mill Hill Lane

Planning Application20202619

 

Installation of two velux windows at front; construction of dormer at rear of house (Class C3)

 

Gleneagles Avenue, New Humberstone, Rushey Mead

Planning Application20202638

 

Installation of 18m high monopole; 4 cabinets

 

11A Fosse Road Central

Planning Application20202639

 

Installation of replacement timber windows with black grain uPVC to house in Westend Conservation Area (Class C3)

 

129 St Nicholas Circle, Holiday Inn

Planning Application20202621

 

Installation of 12 antennas; new mounted antennas 3 no. 4 metre support poles, installation of RRU’s, equipment cabinets with ancillary works

 

100 Welford Road, rear of

Planning Application20200936

 

Demolition of four buildings; construction of part 3 storey, part 4 storey and part 5 storey building to contain 58 student studios, basement, single storey building for use as security office, bin store and cycle store; change of use of two buildings (Class B2/B8) to provide 4 student studios (Sui Generis); associated landscaping and facilities (Amended plans)

 

5 Bowling Green Street

Planning Application20210232

 

Change of use of basement and ground floor from office (Class E) to one self-contained flat (3 bed) (Class C3); alterations

 

126 Knighton Road

Planning Application20210185

 

Change of use from house (Class C3) to two flats (1 x 1 bed) (Class C3); alterations

 

120-124 Fosse Road North

Planning Application20210097

 

Retrospective application for single storey extension at front; installation of roller shutter at front of shop; removable vegetable stands to front (Class E)

 

Knighton Park Road, Knighton Court

Planning Application20202590

 

Reduction in height of boundary wall to flats (Class C3)

 

94 Granby Street

Planning Application20210244

 

Change of use of first floor from one flat (1 x 3 bed) (Class C3) to 1 studio flat (1 x 1 bed) and 2 flats (2 x 1 bed) (Class C3); Construction of first floor extension at rear; alterations to first floor and second floor; Installation of shopfront to restaurant (Class E)

 

94 Granby Street

Planning Application20210245

 

Installation of one externally illuminated fascia sign at front; one internally illuminated projecting sign at front of resturant (Class E); alterations

 

Whitehall Road, Oaklands School

Planning Application20210061

 

Construction of a two storey extension to front; vehicular hardstanding at front of school (Class F.1) to provide additional car parking; landscaping and fencing; external alterations

 

32-40 Market Street, former Fenwick Building

Planning Application20210156

 

Internal and external alterations to Grade II listed building

 

32-40 Market Street, former Fenwick Building

Planning Application20210155

 

Alterations and replacement of shopfronts; replacement windows on first floor and repair and maintenance of other windows as specified; other associated works.

 

20 Stoneygate Court, 298 London Road

Planning Application20210041

 

Installation of replacement windows with white uPVC to match rest of house (Class C3)

 

Park View, Western Park

Planning Application20210332

 

Removal of existing 27m lattice tower; Installation of 30m lattice tower to support 12 no. antennas on an open headframe; Installation of cabinet within a fenced compound; ancillary development

 

15 Barbara Road

Planning Application20210283

 

Two storey side and rear extensions, part single storey rear extension

 

70 Western Road, The Western

Planning Application20210154

 

Installation of seven externally illuminated fascia signs; two internally illuminated fascia signs; one externally illuminated projecting sign; one non-illuminated sign fascia sign to public house (Sui Generis)

 

Westcotes Drive, Westcotes House

Planning Application20210300

 

Installation of security gate and window bars at front entrance porch (Class E)

 

The Wullcomb, 93 Highcross Street

Planning Application20210282

 

Installation of three internally illuminated fascia signs; and one internally illuminated projecting sign (Class C3)

 

5 Gallowtree Gate

Planning Application20210396

 

Investigative internal works to Grade II Listed Building

 

271 London Road

Planning Application20210249

 

Retrospective application for Installation of 1.5m high timber fence at side of house (Class C3)

 

50-52 Church Gate and 6 St Peters Lane

Planning Application20210357

 

Change of use of part of first floor from storage (Class B8) to restaurant (Class E)

 

3 Southland Road

Planning Application20210375

 

Demolition of conservatory; construction of two storey extension at side; single storey at rear; two dormers at front; two dormers at rear of house (Class C3); alterations to the roof

 

53A London Road

Planning Application20210289

 

Installation of two internally illuminated fascia signs at front and side of hot food takway and cafe (Sui Generis)

 

2A Saxby Street, Car Wash

Planning Application20210479

 

Part change of use of car wash to include tyre fitting and acillary storage rooms (Class E); alterations

 

52 Meadvale Road

Planning Application20210326

 

Construction of first floor extension at side; loft conversion;dormer at rear; alterations to house (Class C3)

 

81 St Peters Road

Planning Application20210528

 

Installation of replacement and alterations to door and windows of residental building (Class C3)

 

NEXT MEETING – Wednesday 21^st April 2021

 

Meeting Ended – 18:30