2011/0196 / Barrow Borough Council / Curtins Consulting Limited
WARD/PARISH: / CASE OFFICER: / DATE RECEIVED:
Hindpool / David Kitts
01229 876440 / 10/03/2011
STATUTORY DATE:
04/05/2011
LOCATION:
100, Abbey Road, Barrow-in-Furness
PROPOSAL:Conservation Area Consent for demolition and the restoration of the site to form an extension of the adjacent public car park.
SAVED POLICIES OF THE FORMER LOCAL PLAN:
POLICY D15
Development within or affecting the setting of Conservation Areas will only be permitted where it preserves or enhances the character or appearance of the Area. In particular it should:
1. Respect the character of existing architecture and any historical associations by having due regard to positioning and grouping of buildings, form, scale, enclosure, detailing and use of traditional materials;
2. Respect existing hard and soft landscape features including open space, trees, walls and surfacing;
3. Respect traditional plot boundaries and frontage widths; and
4. Respect significant views into or out of the Areas.
Applications for:
a) Listed Building Consent; or
b) Planning consent for alterations to un-listed buildings within Conservation Areas or new buildings affecting the setting of a Listed Building
must show full details unless otherwise agreed with the Planning Authority.
POLICY D16
The total or substantial demolition of a Listed Building or similar treatment to an un-Listed Building in a Conservation Area will only be permitted if:
a) Every reasonable effort has been made to continue the present use or to find a suitable alternative use for the building;
b) The demolition will not result in the loss of a building which is important to the setting of the Listed Building or another nearby Listed Building or the Conservation Area; and
c) A detailed scheme for redevelopment of the site has previously been granted planning permission and a contract for the erection of a new building entered into, or the Local Authority is otherwise satisfied that the scheme will be implemented. Exceptionally, consideration of the importance of the building, the condition and the importance of any alternative use of the site following demolition may lead to consent.
SUMMARY OF MAIN ISSUES:Demolition of 100 Abbey Road (The Travellers Rest) will enhance the character of the conservation area and improve the setting of the terrace of listed buildings (102 Abbey Road, 104 Abbey Road and the Duke of Edinburgh Hotel).
Resulting area will be a mix of landscaping and an extension to High Street car park.
NON MATERIAL CONSIDERATIONS:REPRESENTATIONS:
Development advertised on site and in local press
None.
CONSULTATIONS:The 20th Century Society
Ancient Monuments Society
The Georgian Group
No response received.
Society for the Protection of Ancient Buildings
English Heritage
Council for British Archaeology
Heritage Trust for the North West
Victorian Society
No response received.
Estates and Development Manager
“No comments on the application.”
County Historic Environment Officer
“Thank you for consulting me on this application. The building is a period building with some minor aesthetic value but I note that the ground floor has been extensively altered. I therefore do not wish to make and comments or recommendations.”
OFFICERS REPORT:The property is situated in the Central Barrow Conservation Area, adjacent to High Street car park. It is attached to the grade II listed 102 Abbey Road (Oxford Chambers) that is also owned by the Council. It occupies a prominent gateway position on Abbey Road opposite Emlyn Hughes House and is the end terrace building which includes 3 important listed properties: 102 Abbey Road (Oxford Chambers), 104 Abbey Road (Cookes Building) and the Duke of Edinburgh Hotel.
100 Abbey Road has been vacant since the Travellers Rest club closed in late 2010, shortly after its closure it was purchased, together with 102 Abbey Road, by the Borough Council. It has a footprint of approximately 362square metres (3903 sq feet) and a flat roof. The Councils aim is to regenerate the listed buildings (Cookes Building and Oxford Chambers) and provide an impressive coherent façade of three historically and architecturally important properties.
The property is a fairly typical example of post 1945 architecture and is unsympathetic to the character and appearance of the adjacent listed buildings. Its demolition will improve the setting of the Oxford Chambers, Cookes Building and Duke of Edinburgh within the Conservation Area. After the demolition, the existing party wall between 100 and 102 will become the gable end. The basement, which has previously been used as a boxing gym will be backfilled and be part landscaped and part used as a car park.
The present application is part of a wider scheme of improvement, restoration and refurbishment that is presently being undertaken in this part of the Conservation Area with funding contributions from the Heritage Lottery Fund and Community Asset Fund. The Council is restoring the grade II listed 104 Abbey Road into an Arts and Media Centre and has provided grants to the grade II listed Duke of Edinburgh Hotel.
A separate application for Listed Building Consent for roofing works, infilling of openings, and rendering the gable end of 102 Abbey Road (Oxford Chambers) is presently being considered and will be reported to you at your next meeting. The Council will undertake urgent repair work to the building in 2011.
RECOMMENDATION:That you resolve to support the granting of Conservation Area Consent and that I be authorised to forward the application on the Council's behalf to the Secretary of State for determination.
______
PLAN NUMBER: / APPLICANT: / AGENT:2011/0053 / Mrs Emma Fawcett / Mr W Woodhouse
WARD/PARISH: / CASE OFFICER: / DATE RECEIVED:
Dalton South Dalton and Newton Parish Council / Ian Sim
01229 876384 / 13/01/2011
STATUTORY DATE:
09/03/2011
LOCATION:
45 Barnes Avenue, Dalton-in-Furness
PROPOSAL:Single storey extension to side and rear elevations providing lounge, kitchen / dining, entrance hall, study and cloaks.
SAVED POLICIES OF THE FORMER LOCAL PLAN:
Policy B14
Extensions to the rear of dwellings will not be permitted where they adversely affect the amenities of neighbouring properties by virtue of loss of sunlight or privacy or by the creation of an overbearing impact or excessive level of enclosure.
Policy B15
Where privacy is to be protected through distance, a minimum of 21 metres will be required between the facing windows of habitable rooms of different homes. Exceptions to this policy may be made for the facing windows of ground floor habitable rooms, where adequate screening exists and also in cases where normal standards of separation cannot be achieved and existing standards will not be eroded by accepting distances of less than 21 metres.
The use of obscure glazing in habitable room windows will not be an acceptable measure to overcome the provisions of this policy if this is deemed to provide a sub-standard level of accommodation.
Policy B17
Visually dominating side extensions on corner plots or which otherwise intrude unacceptably on the streetscene will be refused if they are considered to be detrimental to the character or spaciousness of the area. If, however, this effect can be overcome by their re-design with a pitched roof or more matching materials the Authority will require the proposal to be amended accordingly.
Policy D21
In determining all applications submitted to it the local planning authority will have regard to the General Design Code set out in paragraph 5.4.27 of this plan.
In towns and villages, proposals shall relate to the context provided by buildings, street and plot patterns, building frontages, topography, established public views, landmark buildings and other townscape elements. Proposals that do not respect the local context and street pattern or the scale, height, proportions and materials of surrounding buildings and development which constitutes over development of the site by virtue of scale, height or bulk will not be permitted, unless there is specific justification, such as interests of sustainability, energy efficiency or crime prevention.
Development proposals in the countryside shall respect the diversity and distinctiveness of local landscape character. New farm buildings will, in general, be required to be sited within or adjacent to an existing farm building complex or in other well screened locations and to be subject to a complementary design and use of materials, with, where necessary, a ‘planting’ scheme.
SUMMARY OF MAIN ISSUES:NON MATERIAL CONSIDERATIONS:
REPRESENTATIONS:
Development advertised on Site
Occupiers of Schoolwaters, Brantwood, Abbey Road, 25, Crompton Drive, 43 Barnes Avenue, Dalton. All informed.
The Occupier, 24 Barnes Avenue, Dalton
“There is a long history of main drainage problems at these premises, possibly unknown to the new owner. On at least 4 occasions over the last 6 years or so it has been necessary for professional assistance to be called in. The plans show a three-fold increase in toilet/washing facilities, which must exacerbate this problem proportionately, possibly more.
These proposals will more than double the footprint of the premises. Existing external measurements are about 10m x 13.5 m, ie: about 135 59 m footprint. The proposed measures are about 15m x 19.5m ie 292.5 m and could be considered over-development of the site. I would point out that the “paddock” area was not part of the original plot but split land after the original builder, Mr Barnes was refused access to the strip of land by the owner of the adjoining property. Some members may see some similarity to their recent refusal to allow Ms H Thompson, Baldwin St to build a dormer bungalow in her back garden. This will be the second major extension to this building most of the kitchen, all of the dining area were built about 30 years ago and the westerly wall was built up to restricted limit imposed by the Council.
I would like to remind or advise Member of the history of development in this area. Some 12 years or so ago the owners of the field at the top of the adjacent road, Crompton Drive, applied for outline planning permission which was granted, on appeal, by a Government Inspector. A condition was imposed by him that no development should take place to the West of the most westerly house on Barnes Avenue ie no 45. This was first described by the case officer as room for about 4 houses. On the first renewal of this permission this was somehow extended to build about 6 houses. The field was then sold to a developer, who then applied for further permission. Eventually, du to an inexplicable intervention by the then Director of Development, a total of 11 houses and bungalows were built, on a given field site. The owners of the fields at the tops of both Compton Drive and Barnes Av have since each applied for outline planning, which was refused. If the proposed extension of the western wall is permitted, albeit by only 1.5m it could open the floodgates for development on both these fields, on appeal, which would continually to Council policy. The position of the Council will be weakened each time this Condition is contravened.
The area at the top of Barnes Ave is a designated turning area as I discovered when refused an on-street skip licence a few years ago. The applicants for some reasons, choose to part on-street when previous residents at no 45 had 3 cars and invariably parked on the drive. Besides access to other residents drives, access needs to be maintained to the field for the horses and for blue light emergency vehicles and refuse collection. It is expected that the excavator will need to be delivered together with a cement mixer, scaffolding, building blocks, bricks, timber, tiles piping, kitchen equipment, toilet fittings, windows, etc, etc and that workers vehicles will be parked nearby. I do not think the roadway is capable of dealing with this amount of traffic, in a cul de sac location, as a site visit will clearly indicate. The building will not be habitable during these works, which will obviously take many weeks, so the applicants will not be able to control vehicle access, parking, etc, so who will be responsible? N. I would like an answer to that question. I can visualise 6 or more tradesmen vehicles parked here when a builders suppliers wagon drives with more material at the same time the sitting patients van arrives to take Mrs Booth No 43 to her day clinic. My wife and I like other elderly neighbours have frequent need to attend doctors and/or hospital appointments and should not have to suffer delays due to randomly parked trades-mens’ vehicles.
I feel the applicants have given little though to the purchase of this property. If they needed a 4 bedroomed, 3 ensuite house perhaps they should have looked elsewhere. The old adage about silk purses and sows ears come to mind.
I would like the above items to be taken as formal objections to this proposal and health permitting, wish to address the Committee accordingly. Will you therefore please inform me of the time and date of the relevant meeting.”
The Occupier, 43 Barnes Avenue, Dalton
“Please clarify what measures have been taken into account with regards to the following:
1. Traffic and access: There are currently street parking problems with multiple residents cars parked on the pavement, at the approach and road end which is primarily used for vehicles to turn around. Consideration should be given for weekly Ambulance and car access for elderly neighbours. How will this be managed?
2. Building works: What procedures have been put in place to control building noise from plant, dust and working hours.”
CONSULTATIONS:Building Control – No response received.
Dalton with Newton Town Council
“No objections”.
OFFICERS REPORT:The application site is a detached property occupying an elevated position on the southern side of Barnes Avenue, being located opposite the end of the highway, which allows access to the field beyond. Residential properties are to the east, north and south, whilst to the west is an open aspect.
A site visit has been arranged and a request from both the applicant and the objector has been received to speak before you.
The property is set within an area of detached bungalows that have a uniformity of design and plot size within Barnes Avenue; however, the overall plot size of the application site is relatively generous. Parking provision within the immediate area is provided through a combination of driveway, hard surfaced area and garage.