APPLICATION NO: WP/15/00012/FUL 1 April 2015 Erection of two

APPLICATION NO: WP/15/00012/FUL
1st April 2015
Erection of two cottages in rear car park area
THE ALBERT INN, 2 HIGH STREET, WYKE REGIS, WEYMOUTH, DT4 9NZ
Harding Holdings
Case Officer: Darren Rogers
FOR DECISION
1. SUMMARY RECOMMENDATION
1.1
Approve subject to conditions.
2. PROPOSAL
2.1
The applicant has submitted a Design and Access Statement and a Heritage
Statement which explains the proposals thus:
1.
The proposal - To erect two cottages on the land to the rear of the former Albert Inn.
2.
Site appraisal - Location
The site is located to the rear of the former Albert Inn public house and was previously a car
park. It is located on the south side of Westhill Road in Wyke Regis and is within the Wyke
Regis Conservation Area.
Site - The site is regular in shape and slopes up slightly from the east to the west. There is an
existing access off Westhill Road. There is a boundary wall surrounding the site, it is
constructed of sections of brick, block and stone.
Surrounding buildings - Many of the houses in the surrounding area are Georgian or
Victorian.
To the east of the site is the former Albert Inn public house which is a grade two listed building.
It is a three storey building, dating back to the early to mid 19th century. To the west of the site
is more recently constructed two storey brick house, with an unusual roof that extends to first
floor level.
There are a number of listed buildings surrounding the application site including houses on High
Street and Westhill Road and many on Chamberlaine Road. Oban cottage is on the opposite
side of Westhill Road, it was built in the late C18 to mid C19
3.
Amount/Use - The proposal includes 2 x 2 bedroom cottages, each with south facing
rear gardens and parking.
4.
Layout - The cottages will be orientated with their long access north south, with their
principle elevation facing the street, in order to relate to the street scene. They will have a
traditional layout with kitchens at the front of the properties with windows facing Westhill Road,
allowing surveillance of the street. The main living spaces will be positioned at the rear of the
properties with double doors leading to the south facing gardens. Upstairs, each property has
two large bedrooms, the master bedrooms having en-suite shower rooms.
Each property will have an allocated parking space, accessed from the parking courtyard
adjacent to the proposed properties.
There will be a small courtyard area in front of the cottages, creating separation from the road
and providing a space for landscaping and bin stores.
5.
Scale - The cottages are of a modest size and have similar proportions to properties in
the surrounding area. They are stepped to relate to the topography of the land. There are
appropriate gaps between the cottages and the neighbouring properties.
6.
Appearance - The houses will be based on traditional Georgian terrace cottages, of
which there are many good examples in the area. They will have a traditional form with a
pitched roof. The windows will be sash. They will be treated as two buildings which breaks
down the overall mass. The house on the left will be finished in brick and the house on the right
will be finished in through colour render. Chimneys have been included to punctuate the building
and give it a proper silhouette.
7.
Landscaping - At the front of the cottages there are pathways leading to the entrance
doors and a small courtyard area. At the rear, the gardens each have a patio area accessed
directly from the living room, the gardens will have a lawn area and planted borders.
8.
Amenity - As previously mentioned, each property will have a south facing rear garden.
There will also be a courtyard to the front of the properties.
9.
Access - Vehicular and pedestrian access will be off Westhill Road, where there is a
parking courtyard. Pedestrian access is also provided via gated pathways leading to each of the
front doors. The proposal will comply with Part M of the Building Regulations. There will be level
thresholds at the front entrances of the houses. There will also be ground floor accessible WCs.
Cycle storage will be provided in the garden of each property.
10.
Sustainability - Energy consumption - The proposals have been design to reduce
energy consumption, including:
- high levels of insulation, meeting or exceeding the requirements Building Regulations
requirements Part L2a.
- double glazed windows
- compact form with minimal surface area to reduce heat loss
- energy efficient lighting
- windows positioned to increase solar gain
- opening windows to provide natural ventilation
Labour - Local labour will be used where possible in order to reduce travelling costs.
Embodied Energy - Materials used in the construction will have low embodied energy and be
recyclable where possible
11.
Heritage statement Historic Development - Wyke Regis is a village and a parish
located to the south west of Weymouth. It is in a valley facing south west with Portland Harbour
to one side and Chesil beach to the other.
Wyke Regis takes its name from the old
Wyke Regis is one of the oldest settlements in the area dating as far back as the Stone Age
when hunters would hunt along the Fleet where there were many shellfish and sea birds. They
were then followed by Bronze Age settlers. Wyke Regis was home to the Celtic tribe of
Durotriges until the Roman armies took over. It is believed that the Romans settled on Portland
in large numbers, in close proximity to Wyke Regis. The history of invasions that followed the
retreat of the Roman Legions during the 5th century lead to Saxon rule and eventually in 1066
to Norman rule. Initial development of the village was focused around the church of All Saints,
the earliest fabric of which dates to 1172. The present church of All Saints on the same site
was built around 1455.
The square in Chamberlaine Road where it meets Shrubbery Lane is the centre of Wyke Regis.
The Albert Inn, is just off the square and can be seen in historical pictures of the square.
Site assessment - The site is the car park and part of the beer garden of the former Albert Inn
pub. The Albert Inn pub is a Grade II listed building it has planning consent to be converted into
5 apartments (application numbers WP/14/00589/LBC and WP/14/00588/FUL). As previously
mentioned the site is regular in shape and slopes up slightly from the east to the west. There is
an existing access off Westhill Road. There is a boundary wall surrounding the site, it is
constructed of sections of brick, block and stone, the ground is tarmac.
The former Albert Inn pub is located to the east of the site with its rear elevation facing the
proposal. It is constructed in brickwork at the front and rubble with brick dressing on the sides
and the back. The roof is slatted and has a very wide span with a gable end on the corner to
Westhill Road, with a slightly splayed side following the street-line. The main entrance has a flat
elliptical arch with a fanlight, it is located in the middle bay of the 3 bay building.
The windows of the front elevation are set within brick lintels. The window frames are timber
sliding sashes, with eight-over-eight window pane arrangements. There are brick chimney
stacks to each gable and the brick flue in the right gable is visible externally, flush with the
rubble.
The rear elevation is less ordered. The windows are set within brick voussoirs lintels which are
contained by haunched brick heads. The window frames are timber sliding sashes, with sixover-six and eight-over-eight window pane arrangements. The rear elevation has a single
storey lean-to extension.
Proposal and assessment of impact - The proposals include the erection of two moderately
sized cottages with associated parking and gardens.
The proposals have been developed through pre application consultation with Weymouth and
Portland Borough Council (reference number WP/14/00943/PRE). The proposals are
considered to offer an appropriate new use for this now redundant site, following the pub’s
closure.
The works will not impact on the character and appearance of the Conservation Area/setting of
the listed building. The scale, form and layout of the cottages have been carefully considered in
order to fit in with the local building pattern. Details and materials have also been carefully
chosen to be in keeping with the local context.
The overall design is considered to offer a high quality scheme that would reinvigorate the site
whilst respecting the status of the former Albert Inn as a grade II listed building and preserving
its heritage significance.
In pre application advice the Conservation Officer was content with proposals in terms of the
impact on the character and appearance of the Conservation Area / setting of the listed building
(as one of special architectural or historic interest).
Conclusion - It has been demonstrated that the proposals for this building would not be
detrimental to the Conservation Area or special architectural or historic character of the Grade II
listed former public house, offering a high quality scheme that would successfully introduce a
new use to the now redundant site, and would therefore comply with policy.
3. RELEVANT PLANNING HISTORY
Application No.
WP/14/00588/FUL
and 589 LBC
Proposal
Conversion to form five
residential units
Decision
Approved
4 POLICY CONSIDERATIONS
Adopted Weymouth & Portland Local Plan (2005)
The following policies from the adopted Weymouth and Portland Local Plan 2005 are
considered relevant:
Policy B1 – General Design Criteria
Extensions and alterations to existing buildings should be in keeping with the existing
building and reflect the position and scale of neighbouring buildings.
Policy D1 (Development Boundaries) within development boundaries, residential
employment and other development to meet the needs of the local area may be
permitted.
Policy D3 – General Development Criteria
Requires that buildings respect the character of the area and should not have a
seriously detrimental impact on the privacy and amenity of existing occupiers and new
occupiers and new development should not pose a risk to highway safety.
Policy B8 (Conservation Areas) Proposals for development in Conservation Areas will
be permitted provided that they would preserve or enhance the character or appearance
of the area.
Policy T6 (Providing Safer Environments) Proposals for accesses and roads serving
new development should be designed to be visually attractive, to meet the requirements
of all road users, and minimise vehicle speed and the risk of accidents, particularly to
pedestrians and cyclists Policy T17 relates to the parking provision for all new
residential development including conversions and extensions
Supplementary Planning Guidance
Supplementary Planning Guidance 2: Listed Buildings and Conservation Areas
Para 3.6 - The Borough Council when considering planning applications will pay special
attention to the preservation or enhancement of the character or appearance of a
Conservation Area.
Wyke Regis Conservation Area Appraisal
Wyke Regis can be considered the birthplace of Weymouth. There is evidence of Iron
Age hearth construction, Roman occupation and it is the probable site of a traditional
Saxon Village. The village, which is on rising ground and lies hidden away from the
major roads, has at its core a small "square" surrounded by small Georgian and
Victorian houses. The settlement's historic core is based upon the C15 th All Saints
Church, its Rectory and the Manor House. Much of the character of the core is derived
from the modest scale of its buildings combined with the narrowness of Chamberlain
Road, High Street and Shrubbery Lane punctuated by the opening out of Wyke Square.
The Conservation Area encompasses much of old Wyke Regis, and can be said to
retain the character of the old settlement. It extends from Wyke Road in the north to part
of High Street in the south, and from Westhill Road to Portland Road. Chamberlaine
Road running west to east bisects the area.
Listed buildings surrounding the application site
There are a number of listed buildings surrounding the application site including houses
on High Street and Westhill Road and many on Chamberlaine Road. Oban cottage is on
the opposite side of Westhill Road to the Albert Inn it was built in the late C18 to mid
C19. It is constructed of English bond brickwork and has rendered gables and a slate
roof.
Draft West Dorset Weymouth and Portland Joint Local Plan
Paragraph 216 of the NPPF states that:
“From the day of publication [of the NPPF], decision-takers may also give weight
(unless other material considerations indicate otherwise) to relevant policies in
emerging plans according to:
the stage of preparation of the emerging plan (the more advanced the preparation,
the greater the weight that may be given);
the extent to which there are unresolved objections to relevant policies (the less
significant the unresolved objections, the greater the weight that may be given);
and
the degree of consistency of the relevant policies in the emerging plan to the
policies in this Framework (the closer the policies in the emerging plan to the
policies in the Framework, the greater the weight that may be given)”.
Now that the extent of objections to the submitted plan is known and the examination
has passed the hearings stage, we can start to apply varying degrees of weight to our
emerging policies in accordance with the NPPF guidance. As far as this application is
concerned the following policies are considered to be relevant.
Policies:
ENV4 - Heritage Assets
ENV10 - The landscape and townscape setting
ENV 12 – The design and positioning of buildings
ENV 16 – Amenity
COM 7 – Creating a Safe and Efficient Transport Network
COM 9 - Parking Standards
National Planning Policy Framework (2012)
Part 7: Requiring Good Design
Para 56 - The Government attaches great importance to the design of the built
environment. Good design is a key aspect of sustainable development, is indivisible
from good planning, and should contribute positively to making places better for people.
Para 57 - It is important to plan positively for the achievement of high quality and
inclusive design for all development, including individual buildings, public and private
spaces and wider area development schemes.
Para 64 - Permission should be refused for development of poor design that fails to take
the opportunities available for improving the character and quality of an area and the
way it functions.
Part 12 of the National Planning Policy Framework relates to conserving and enhancing
the historic environment
Para 131 - In determining planning applications, local planning authorities should take
account of:
●the desirability of sustaining and enhancing the significance of heritage assets
and putting them to viable uses consistent with their conservation;
●the positive contribution that conservation of heritage assets can make to
sustainable communities including their economic vitality; and
●the desirability of new development making a positive contribution to local
character and distinctiveness.
Para 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.
Decision taking
Para 186 - Local planning authorities should approach decision-taking in a positive way
to foster the delivery of sustainable development. The relationship between decisiontaking and plan-making should be seamless, translating plans into high quality
development on the ground.
Para 187 - Local planning authorities should look for solutions rather than problems,
and decision-takers at every level should seek to approve applications for sustainable
development where possible. Local planning authorities should work proactively with
applicants to secure developments that improve the economic, social and
environmental conditions of the area.
5 STATUTORY CONSULTATIONS
5.1
DCC Highways - The County Highway Authority has NO OBJECTION to the
proposal, and recommends the following conditions:Access and Parking
The development hereby permitted shall not be occupied or utilised until the access and
parking shown on the approved plans has been constructed. Thereafter, these areas
shall be maintained, kept free from obstruction and available for the purposes specified.
The wall fronting the site on both sides of the access shall not exceed a height of
900mm above the adjoining carriageway to provide visibility from the access.
Reason: In the interests of road safety.
Highway Informative NOTE: The applicant is advised that notwithstanding this consent
Section 184 of the Highways Act 1980 requires the proper construction of vehicle
crossings over kerbed footways, verges or other highway land. Before commencement
of any works on the public highway, Dorset County Council’s Dorset Highways should
be consulted to agree on the detailed specification. They can be contacted by telephone
at Dorset Direct (01305 221000), by email at [email protected], or in writing
at Dorset Highways, Dorset County Council, County Hall, Dorchester, DT1 1XJ.
6 OTHER CONSULTATIONS
6.1
WPBC Conservation Officer - The design of the houses has paid full attention to
their surroundings and fit in well. They are a good use of this compact space. The
variation in materials add interest. The development is not considered to adversely
impact on the visual amenity of the area and would preserve the character and
appearance of the Conservation Area given the Section 72 test as set out in the
Planning (Listed Buildings and Conservation Areas) Act 1990.
7 REPRESENTATIONS
7.1
4 representations have been received with concerns about pedestrian safety with
access directly onto the road; overdevelopment; the existing footpath should be
extended across the site frontage; and inadequate visitor parking.
8 PLANNING ISSUES
8.1
The main planning issues relevant to this application are:

Principle of the development

Impact on the character and appearance of the Listed Building and Conservation
Area and setting of nearby listed buildings

Impact on the amenity of neighbours

Impact on highway safety and parking
8.2
Principle - In support of the proposal is the fact that the Council has now
published information on its website confirming that it cannot currently demonstrate a 5
year housing land supply. In the absence of a five year housing land supply, the NPPF
makes clear that “Housing applications should be considered in the context of the
presumption in favour of sustainable development..” Para 14 of the framework states
that “…where the development plan is absent, silent or relevant policies are out-of-date,
granting permission unless:


any adverse impacts of doing so would significantly and demonstrably outweigh
the benefits, when assessed against the policies in this Framework taken as a
whole; or
specific policies in this Framework indicate development should be restricted.”
8.3
In this case the development plan (the adopted Local Plan) is out of date as it
sought to regulate development up and until 2011. As such there is a strong Policy
assumption that the development should be permitted on this issue alone. However
there are other issues that must be considered including the impact of the development
on the immediate character and appearance of the area and we must consider whether
these impacts outweigh the Housing Land Supply issue.
8.4
Impact on the character and appearance of the Listed Building and Conservation
Area and setting of nearby listed buildings - Section 72 as set out in the Planning (Listed
Buildings and Conservation Areas) Act 1990 sets out a statutory duty to ensure that
development within such areas should preserve or enhance that area. Section 66 of the
same Act states that in considering whether to grant planning permission for
development which affects a listed building or its setting, the local planning authority
shall have special regard to the desirability of preserving the building or its setting or
any features of special architectural or historic interest which it possesses.
8.5
This proposal was the subject of pre-application discussion with your
Conservation officer who commented that from a Conservation Area impact/setting of
listed buildings our Conservation Officer/Listed Building Officer the proposal was
acceptable commenting that the two houses are of a modest scale and do not distort
the local building pattern. Subject to appropriate external materials your Conservation
Officer was supportive of the proposals. At application stage he comments that the
design of the houses has paid full attention to there surroundings and fit in well. They
are a good use of this compact space. The variation in materials add interest. The
development is not considered to adversely impact on the visual amenity of the area
and would preserve the character and appearance of the Conservation Area given the
Section 72 test as set out in the Planning (Listed Buildings and Conservation Areas) Act
1990 and is satisfactory as regards the setting of the main pub building which is Grade
II listed (section 66 of the same Act).
8.6 Impact on the amenity of neighbours – There has been no representations from
neighbours about the impact on neighbouring amenity. There are no adverse
consequences arising from the proposal in relation to neighbour’s amenity given the
positon on the site of the proposed dwellings and the distances between elevations to
the houses opposite and their position next to the gable wall at 1 Westhill Court to the
west and a reason for refusal on grounds of neighbour amenity could not be justified.
8.7
Impact on highway safety and parking - As with the neighbour amenity issue
there are no concerns from a highway point of view. The access would satisfy DCC
highways and the comings and goings to and from the site would be beneficial than the
comings and goings associated with the use as a pub car park . The whole
development including the now approved pub conversion would see 7 spaces for 7
residential units. Those making representations point out that pedestrian access would
be directly onto the road and the proposals would not see the footpath to the west
extended across the site frontage and there would be a lack of visitor parking. However
the footpath were to be extended it would see the loss of the attractive stone wall which
in terms of Conservation Area impact would be very much regrettable. However the
boundary wall to the western boundary adjacent to 1 Westhill Court is sufficiently low
enough for pedestrians leaving the proposed houses and accessing the road to see
traffic on the road in front of them. As such it is considered that there are no adverse
consequences arising from the proposal in relation to highway safety and a reason for
refusal on grounds of adverse highway impacts could not be justified.
9 SUMMARY OF ISSUES
9.1
The proposed development is considered to be acceptable and there are no
objections from your Conservation Officer . The development would preserve the
character of the Wyke Regis Conservation Area and not impact adversely on the setting
of the grade II Listed pub building and while the representations made as regards
highway safety are noted there are no highway objections to the proposal.
10 RECOMMENDATION
10.1 Approval is recommended subject to the following conditions:
1
The development to which this permission relates must be begun not later than
the expiration of three years beginning with the date of this permission.
Reason: This condition is required to be imposed by Section 91 of the Town and
Country Planning Act 1990 (as amended).
2
The development hereby permitted shall be carried out in accordance with the
following approved plans:
<TxtPlanCond>
Reason: For the avoidance of doubt and in the interests of proper planning.
3
The development hereby permitted shall not be occupied or utilised until the
access and parking shown on the approved plans has been constructed. Thereafter,
these areas shall be maintained, kept free from obstruction and available for the
purposes specified. The wall fronting the site on both sides of the access shall not
exceed a height of 900mm above the adjoining carriageway to provide visibility from the
access.
Reason: In the interests of road safety.
Highway Informative NOTE: The applicant is advised that notwithstanding this consent
Section 184 of the Highways Act 1980 requires the proper construction of vehicle
crossings over kerbed footways, verges or other highway land. Before commencement
of any works on the public highway, Dorset County Council’s Dorset Highways should
be consulted to agree on the detailed specification. They can be contacted by telephone
at Dorset Direct (01305 221000), by email at [email protected], or in writing
at Dorset Highways, Dorset County Council, County Hall, Dorchester, DT1 1XJ.
11 BACKGROUND PAPERS
11.1 WP/15/00012/FUL