No previous applications of direct relevance

Shared by: HC120729235625

See also 19344B

SITE

Detached Grade II Listed Building on north side of Pearson Park, also known as Studley House. The
property has two flats on the ground floor at present (which were occupied at the time of the site visit),
and a dwelling on the upper two floors which was undergoing renovation at the time of the site visit.
There is a garage with space for two cars to the rear of the property which is accessed via a tenfoot to
the west of the property.

PROPOSAL

1. Retention of window following removal of existing door and window to east elevation.
2. Internal alterations in association with change of use to five flats.
(Application for Listed Building Consent).

PLANNING HISTORY

No previous applications of direct relevance.

REPRESENTATIONS

Highways ~ no objection subject to access, parking and cycle parking conditions
Avenues & Pearson Park Residents Association ~ would not oppose careful plans to subdivide into 5
as already subdivided and would prefer building to be in use. Original features should be retained in
situ as a reminder of more prosperous times. Concerns about lack of detail for access and parking.
Highlight concerns about water supply and location of bins. Wonder who occupants will be as
neighbours would prefer buyers. Design & Access Statement is inaccurate and this concerns
neighbours.

Hull Civic Society ~ concern that the proposal could be viewed as over-development. Anxious that
works to subdivide rooms be carried out with detriment to interior plasterwork or loss of original
features. Highlight concerns about water supply and pressure in the area. Very concerned the
developer may spoil the appearance of the house by replacing original front door and windows or by
installing hardstanding. Concern about location of bins and concern about neglect of the pump house
in the northern boundary wall and the potential for it to be dangerous.

2 letters of objection raising the following issues:
1. building has architectural features which should remain intact and the conversion would involve a
great deal of invasive work.
2. inaccuracies and contradictions in application as only recently has one downstairs flat had
occupants,
3. the works to side door were carried out months ago;
4. how will parking be accessed as road between nos.42 and 43 is privately owned and owners would
strongly resist attempts to increase the access from two to five vehicles;
5. nothing has been done despite numerous complaints about a hole in the boilerhouse to the rear of the
site;
6. has consideration been given to one flat per floor_
7. enquiries about a for sale sign revealed that the asking prices for a ground floor two bedroom house
was £175,000 so claims about marketing not accurate;

APPLICANT’S CASE

The applicant has submitted a schedule of works, photographs, Flood Risk Assessment and a design
and access statement in support of the application:

1. Historically, the property has been used as two flats on the ground floor and a dwelling on the
upper floors. The upper floors were marketed as a single dwelling for 6 months but did not let. The
ground floor flats are let, but the upper floors remain vacant;
2. to keep the property in use, upper floors must be subdivided;
3. internal alterations will repair, reuse and retain existing features as appropriate and new
features will reflect the existing;
4. only external alteration will replace a door which is a relatively recent addition, with a
replacement for the original window;
5. has pedestrian access and hardstanding can be provided for parking via existing access;
6. not suitable for wheelchair use due to height of ground floor level and Listed status;
7. proposal will protect long term fabric of the building;
8. floor level of ground floor flats is 875mm (2ft 10ins) above crown of adjacent road;
9. safe refuge on first floor landing which can accommodate at least 6 people;

PLANNING FRAMEWORK
Regional Spatial Strategy

No relevant policies.

Joint Structure Plan (adopted July 2005)

ENV6 - Protect and enhance the setting, character or appearance of strategic built and historic assets.

Local Plan -

H1 - Allow housing subject to detailed considerations.

H12 - (a) Allow conversions to flats and HMOs if

(i) dwelling larger than 110 sqm for flats
(ii) dwelling larger than 150sqm for HMOs
(iii) standard of accommodation acceptable
(iv) Parking standards met

(b) Extensions to increase households not allowed.
(c) Council will monitor conversions and prepare local policies where problems experienced.

BE18 - Have special regard to Conservation Areas.

BE19 - Allow C.A. development if it preserves or enhances.

M29 - (a) Development allowed if access, servicing and parking satisfactory.
(b) Traffic generation and road safety must be acceptable.

SPG Note 17:-

Shared dwellings - includes a dwelling house shared by a group of unrelated people, who do not live as
family, or a dwelling house used by more than 6 residents living together as a single household.

BE25 - Special regard to retaining and using Listed Buildings.

BE26 - Allow use of Listed Buildings which preserve their special interest.

BE27 - Alterations to Listed Building not allowed if adverse effects.

BE28 - Avoid adverse effects on setting of Listed Building.

BE29 - (a) Encourage repair and maintenance of Listed Buildings
(b) Require urgent works to Listed Buildings.

PLANNING APPRAISAL
The property meets the size requirement criteria of policy H12 for conversion to flats. It would provide
an acceptable standard of accommodation for occupants. The property sits in a large plot leaving
potential for an amenity area for all properties. As the property faces onto Pearson Park, it is
considered that occupants of the flats would have access to open space, so a condition requiring a
scheme showing access to the gardens would be unnecessary. Conditions should also be attached
relating to sound attenuation and refuse storage to ensure an appropriate standard of amenity for
occupants of the flats. The storage area should be set back from the front elevation of the property to
maintain the character and appearance of the Conservation Area and the setting of the Listed Building.
A condition should be attached to prevent the installation of meter boxes on the front elevation in the
interests of visual amenity and to preserve both the Conservation Area and Listed Building. Given that
the property is Listed and set in a large plot, a management scheme for the gardens should be required
by condition.

Local Plan policy would require 7.5 parking spaces for this development. There is a garage to the rear
of the site which would appear to have space for 2 cars. Concerns have been raised by neighbours
about the rights of access to the garage. However, there are no parking restrictions outside the property
which would allow for on-street parking for which there appears to be relatively little demand from
residents. The site is also within walking distance of the city centre, and surrounding local centres and
frequent bus routes on Princes Avenue and Beverley Road. Further, the provision of additional on-site
parking may have a detrimental impact on the setting of the Listed Building. It is considered that little
or no on-site parking would not pose a danger to highway safety. Given the lesser number of parking
spaces, cycle parking should also be required by condition.

There are a number of flats within Pearson Park however given the substantial size of the properties
and their plots, it is considered that additional flats would have an acceptable impact on the amenity of
the surrounding area and on the character and appearance of the Conservation Area, particularly given
that the premises is at present used as three separate dwellings.

The external alteration has had an acceptable impact on the appearance of the property and a neutral
impact on the amenity of neighbouring occupiers. It has a neutral impact on the character and
appearance of the property and does not materially harm the special interests of the Listed Building.

The site is within the lowest risk area of Zone 3. There would be access to upper floors for residents of
the ground floor flats which would provide an appropriate place of safety. This can be maintained by
condition.

The proposed use of the Listed Building is considered appropriate as it remains residential. While there
is some debate about the precise nature of who has occupied the property and when, it is
acknowledged that the best way to maintain Listed Buildings is to keep them in use.

There is no objection in principle to the proposed works to the Listed Building. They would not result
in any material harm to the special architectural and historic interest of the building. There are a
number of features within the building which are a testament to the historic importance of Studley
House such as Victorian pedestal basins, fireplaces, woodwork and relics of a call bell system. These
features do add to the historic interest of the building and should be retained. This can be required by
condition. There is also cornice detail in the building which has a positive impact on the building’s
special interest and should remain exposed to view where possible. This can be achieved while
achieving the required sound insulation and fire resistance, and a condition should be attached to
require that the cornice remain in situ and exposed.
The application does not provide for replacement of doors or windows, or for provision of a
hardstanding. All of these would require at least Listed Building Consent and concerns about possible
future alterations should not have a bearing on the determination of these applications.

RECOMMENDATION

That this application be APPROVED for the following reason:

The proposal would have an acceptable impact on the special architectural and historic interest of the
Listed Building in accordance with policies BE25, BE26 and BE29 of the Local Plan.

And subject to the following conditions:

Conditions/Reasons for Refusal:-

1 DET1A(development to accord with plans)

1 The proposal would have an acceptable impact on the special architectural and historic interest
of the Listed Building in accordance with policies BE25, BE26 and BE29 of the Local Plan.

2 DET2Atime limit - 3 years

3 DES2(Details of materials)

4 Before the development commences, a revised scheme shall be submitted to and approved in
writing by the Local Planning Authority. The scheme shall show the alterations hereby approved along
with the retention/ reuse of the two pedestal basins, existing fireplaces and remains of the call bell
system. The development shall be carried out as approved and the features thereafter retained (in the
interests of preserving the special architectural and historic character of the building in accordance
with policies BE25 and BE26 of the Local Plan).

5 Details of a sound attenuation scheme for the premises shall be submitted to and approved in
writing by the Local Planning Authority prior to the commencement of works. The scheme shall
provide for the existing cornice to remain exposed and shall include sections through the roof to
demonstrate this. The scheme shall be carried out as approved before the use commences and shall
thereafter be retained (in the interests of amenity and to comply with policies H1 and BE25 of the
Local Plan).