DEVELOPMENT REGULATORY DIRECTORATE Development Services Ian McHugh DipTP MRTPI

							                                                  DEVELOPMENT & REGULATORY
                                                  DIRECTORATE

                                                  Development Services

                                                  Ian McHugh DipTP, MRTPI
                                                  Development Manager

Spitfire Homes c/o Gerard Housley                 Town Hall Long Eaton
                                                  Derbyshire NG10 1HU
33 The Hill                                       Switchboard: 0115 907 2244
Cromford                                          Fax: 0115 907 2267
Matlock                                              Minicom: 0115 931 6056
DE4 3RF                                           Website: www.erewash.gov.uk

                                                  Form TCP3

PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990

Town & Country Planning Development Orders 1988 as amended

REFUSAL OF PERMISSION FOR DEVELOPMENT

Erewash Borough Council in pursuance of powers under the above-mentioned Act hereby
refuse Listed Building Consent for

RETENTION OF EXISTING EXTERNAL CONNECTING FLOOR STRUCTURE

at BEECH HOUSE BARNS, LOCK LANE, SANDIACRE, DERBYSHIRE FOR COOPER
MARSH

ERE/0908/0059 submitted on 29th September 2008

Reason (s) for refusal:


1     The proposal would result in the retention of a structure which would
      be publicly visible and which would have no historical relevance and
      which would be harmful to the form of the barns. Consequently, the
      Council is of the opinion that the proposal would detract from the
      character and appearance of the listed building and its setting. The
      current proposal is therefore viewed as being unacceptable and cannot
      be considered to comply with PPG 15 or Policies EV6 of the Erewash
      Borough Saved Policies.



The attached report forms part of this decision


Date 24th November 2008                                         Signed
_____________________
                                                  Development Manager
                     ATTENTION IS CALLED TO THE NOTES OVERLEAF
                           DELEGATED ITEM REPORT

ERE/0908/0059
ADDRESS:
Beech House Barns
Lock Lane
Sandiacre
Derbyshire

DESCRIPTION

LISTED BUILDING CONSENT FOR RETENTION OF EXISTING EXTERNAL
CONNECTING FLOOR STRUCTURE

SITE AND SURROUNDINGS

The application site relates to two barns which are part of a former farm complex and
are situated next to Beech House, which is a Grade 2 listed building. The Erewash
Canal runs alongside the eastern boundary of the site and the adjacent Sandiacre Lock
is also listed.

SITE HISTORY

ERE/0688/0084 – Listed Building Consent for demolition and rebuilding of chimney at
Beech House – Approved.

ERE/0298/0021 – Erection of cattle barn at Beech House – Approved

ERE/0302/0051 – Conversion of barns to form two detached two storey dwellings and
demolition of outbuildings - Approved

ERE/0203/0059 – Listed Building Consent application to convert barns to form two
detached two storey dwellings and demolition of outbuildings - Approved

APPLICATION DETAILS

Listed Building Consent is sought to retain the existing floor structure between Beech
House Barns. If allowed, the proposed area would be used as a semi private outdoor
space, with access from both barns. The existing structure would be inspected and
replaced/strengthened as required using timber members to match the existing structure
and the existing timber boards are proposed to be removed a replaced with Cedar
decking with a non-slip profile. Balustrading would be provided to match the proposed
metal balustrade to the stairs to Barn B.

DEVELOPMENT PLAN & PLANNING POLICY

PPG15: Planning and the Historic Environment: Development proposals should
preserve and enhance the character and setting of a Listed Building.

Erewash Borough Saved Policies (2008):

Policy EV6: Listed Buildings - Listed buildings will be protected from inappropriate
alteration and unsympathetic development which could harm their character or setting.
CONSULTATIONS

Conservation Area Advisory Committee – Object on the following grounds:

‘The approved scheme removed inappropriate additions as a whole taking them back to
the historic buildings. The proposal would result in the retention of just part which would
have no historical relevance and which would be harmful to the form of the barns.’

Sandiacre Parish Council – No objections

British Waterways – No objections subject to details of the balustrade and hand rail
being approved by the Local Planning Authority.

REPRESENTATIONS

Local residents have been notified, a press notice published and a site notice
advertising the application has also been posted; as a result the Borough Council has
received no letters of objection.

PLANNING CONSIDERATIONS

The main issue for consideration is whether the proposed development would detract
from the architectural and historic merit of the listed building and its setting.

In terms of the saved policies relevant to listed buildings, the guidance advocated in
Planning Policy Guidance Note 15 is reflected in Policy EV6 (Listed Buildings; the main
thrust of the policies being that listed buildings should be retained in situ and protected
from inappropriate alteration and unsympathetic development that would harm their
character or setting.

In assessing the proposal and at the same time acknowledging the comments made by
the Conservation Committee, the Borough Council shares the concerns which have
been raised. The approved scheme removed the inappropriate additions as a whole
taking them back to the historic buildings. The proposal would result in the retention of
just part which would have no historical relevance and which would be harmful to the
form of the barns. Consequently, the Council is of the opinion that the proposal would
detract from the character and appearance of the listed building and its setting. The
harm caused would be further compound by the fact that the retained structure would be
publicly visible from the toe path on the opposite side of the canal. The current proposal
is therefore viewed as being unacceptable and cannot be considered to comply with
PPG 15 and Policy EV6 of the Erewash Borough Saved Policies. A refusal of consent is
warranted on these grounds.

RECOMMENDATION                    REFUSE

REASON

   1) The proposal would result in the retention of a structure which would be publicly
      visible and which would have no historical relevance and which would be harmful
      to the form of the barns. Consequently, the Council is of the opinion that the
      proposal would detract from the character and appearance of the listed building
      and its setting. The current proposal is therefore viewed as being unacceptable
      and cannot be considered to comply with PPG 15 or Policies EV6 of the Erewash
      Borough Saved Policies.
Officer:      Chris MacArthur
Signed:
Date:         24/11/2008
Checked By:
Date: