CONSERVATION CONSULTATION
Application No 15/00123/FUL
Date of response: 24 April 2015
Case Officer: Pete Sawdon
Location: Land at former 45 High St, Tibshelf
Proposal: Erection of 2 pairs of 3 bedroom semi-detached dwellings with
access off rear service road
Considerations
Local Plan Policy CON 1- Development in Conservation Areas
Planning (Listed Buildings and Conservation Areas) Act 1990 – section 72
requires that
“special attention shall be paid to the desirability of preserving or enhancing the
character or appearance of a conservation area.”
NPPF Paragraph 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 into 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
Paragraph 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.
Paragraph 134. Where a development proposal will lead to less than
substantial harm to the significance of a designated heritage asset, this harm
should be weighed against the public benefits of the proposal, including
securing its optimum viable use.
Paragraph 137
Local Planning Authorities should look for opportunities for new development
within conservation areas and world heritage sites and within the setting of
heritage assets to enhance or better reveal their significance.
Comments
The proposal site lies within Tibshelf conservation area.
A significant characteristic of the conservation area are the stone cottages
and farmsteads that sit close to the pavement edge or are sited close to the
roadside along High St.
The proposal would present an alien form to the conservation area by siting
dwellings back from the pavement edge with their rear elevations and
boundaries facing High St. A historic photograph dating from the 1960s
clearly shows a row of terrace dwellings which appear to be 19th century,
which were located on the application site, it appears that these were
demolished in the 1980s. The front elevations of the terraces faced High St.
The applicant should submit a Heritage Impact Statement and this should
illustrate how the proposal relates to the history of the site and how it will
relate to the extant buildings adjacent to the proposal site.
Recommendation:- object in its current form. No objection in principle to
dwellings on the site but any new development should relate more
sympathetically to the history of the site and to the layout of extant historic
adjacent properties. A Heritage Impact Statement should also be submitted
to comply with para..128 NPPF.
Deborah Woodcroft