OFFICERS REPORT - DELEGATED
Ref No:
051255
Case Officer:
Mrs B Kinnear
Proposal: Listed Building Application - Removal of part of existing internal
masonry wall, alterations to roof and installation of shower room
Location:
7 Glan-Yr-Afon Cottages, Llanasa, Glan-Yr-Afon, Holywell, CH8 9BL
Applicant:
Mr Harry Bennett
Date Valid
Expiry Date:
Consultation & Responses
Local Member: Councillor N Steele-Mortimer No response received at time of
writing.
Llanasa Community Council: No objection
Head of Public Protection:
Pollution: No response received at time of writing.
Building Control: Building regulations application required.
RCAHM: No response received at time of writing.
Ancient Monuments Society: No response received at time of writing.
The Georgian Group: No response received at time of writing.
SPAB: No response received at time of writing
The Victorian Society: No response received at time of writing.
Conservation: No 7 is a listed building grade 11 , located within the Glan Yr Afon
Conservation area.
It is a mid terrace property within a row of 10 dwellings which are all listed .
The structural changes have been discussed with C Rees Jones and the following
concerns regarding the integrity of the building if the proposal were to be approved.
The concerns are as follows ;
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.The loss of a significant structural internal wall that is supporting the roof
construction and providing lateral bracing to the party walls of the adjoining
properties to both sides.
.The reconfiguration of the whole of the first floor plan to suit the proposal which
would be removing all traces of the original historic layout.
.The loss of the historic stone/brick walls and timber partition to the upper floor.
.The proposal creates an imbalance to the principle bedroom (front).
.The loss of original door openings, door linings , skirting, doors etc.
.The loss of the built in cupboards adjacent to chimney breast in the principal
bedroom.
.Significant alteration to the top of the stirs by the removal of the balustrading.
The removal of loading on the retained ground floor opening could potentially lead
to its collapse.
The for reasons above we recommend that this proposal is refused and the
applicant advised to look at alternative ways to incorporate a bathroom within the
property without it resulting in the removal of such a large amount of historic fabric ,
and the destruction of the original first floor layout of this listed building.
Neighbours: No response received at time writing.
8 Glan y Afon Cottages
6 Glan y Afon Cottages
Relevant History & Policies:
484/91 LBA group repair Permit 08.01.92
376/95 First Floor ext Permit 21.09.95
391/95 LBA Permit 21.9.95
Flintshire Unitary Development Plan
GEN1 General Requirements for Development
HE2 Development affecting Listed Buildings and their Settings
HSG12 House Extensions and Alterations
Circular 61/96
The proposal would not comply with the above policies.
Planning Appraisal:
This application seeks listed building consent for the removal of part of the internal
masonry wall, at first floor level. With the back section of the roof to be supported by
purlin to match the front section of roof, with the installation of a shower room.
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The works proposed are to be internal , the building is listed as one of a ell
preserved row of estate cottages retaining early character , and for its contribution to
the historic character of Glanyrafon.
The application initially had not been supported by a justification statement ,
stipulating that any potential adverse affects have been considered in order to retain
the integrity of the listed building or a method statement on how the works will be
carried out in order to mitigate any potential adverse impact.
These details have since been requested, as with out it the application is invalid,
these details have been submitted and have been accepted by J Spencer the
conservation and design officer.
Whilst it seems a reasonable requirement to have the bath room facilities at the first
floor level ,unfortunately in the manner proposed , the scheme in its present guise
can not be supported.
On the advise of the conservation section I am lead to believe that if the works were
carried out as submitted, due to the removal of the loading on the retained ground
floor opening could potentially lead to its collapse.
The loss of the structural internal wall, which supports the roof construction and
provides for lateral bracing to the party walls of the adjoining properties, would lead
to a loss of part of the original fabric of the listed building. The reconfiguration of the
room arrangements as proposed would resulting the removal of all traces of the
original historic layout of the building and create an imbalance to the front principal
bedroom.
In addition the works as proposed would result in a loss of the historic stone / brick
walls and the existing timber partition to the upper floors. The loss of original door
openings, door linings, skirting, built in cupboards removal of balustrading and
doors results in the accumulation of further loss of the historic fabric of the building.
In this regard the LPA are of the opinion that the proposal results in an adverse
effect on the building’s special architectural / historic character and
appearance . The works in the manner proposed will lead to loss of and
damage to the buildings historic fabric and loss of internal features and as
such is not considered to be sympathetic to the existing fabric of the listed
building , it is therefore considered to be contrary to policy HE2 of the
adopted Flintshire Unitary Development Plan. In addition under para 68 of
Welsh Office Circular 61/96 there is a statutory requirement on the LPA to “
have special regard to the desirability of preserving the building or its setting
or any feature of special architectural or historic interest which it possesses “ (
Section 66 of the Act ). The application has been considered with particular
regard to paras 94, 95 , 96 , 98 of Welsh Office Circular 61/ 96 which
reiterates the concerns raised above, and Planning Policy Wales Guidance
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Recommendation Code:
Refuse.
Reason: In the opinion of the LPA , the works in the manner proposed will adversely
effect the listed building’s special architectural and historic character and lead to a
loss and damage to the buildings historic fabric, layout and fittings ,as such the
proposal is considered to be contrary to policy HE2 of the adopted Flintshire Unitary
Development Plan , Welsh Office Circular 61/ 96 and Planning Policy Wales
Guidance .
In considering this planning application the Council has acted in accordance with the Human Rights
Act 1998 including Article 8 of the Convention and in a manner which is necessary in a democratic
society in furtherance of the legitimate aims of the Act and the convention.
Notes to Applicants
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Informatives
N13 Plans
Application form
Date received 16 September 2013.
Drawing No GYA/01 Existing and Proposed Plans, Elevations option B received 16
September 2013.
Drawing No GYA/LP Site location Plan received 16 September 2013.
Date of Recommendation: 05.11.13
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