Shopfront and building upgrades at Shop 3 To 4 Colonnade House, 47 Warwick Street, Worthing

What was proposed

The application proposed replacement windows, fire doors and entrance doors, facade redecoration, photovoltaic panels, and upgrades to building systems.

“Proposal: Shopfront alterations including replacement door to High St (east) elevation; replacement fire doors; replacement steel windows; photovoltaic panels to the roof; and redecoration of front facades.”

“These include - Replacement steel double-glazed windows to west and south elevations - New fire doors - New entrance doors to east elevation at ground floor - Redecoration of front facades…”

Officer report

The site

Colonnade House is an art gallery on the corner of Warwick Street and High Street, within a conservation area and on the local interest list.

“The site is located on the corner of Warwick St and High St. It contains a part four-storey, part two-storey building in use as an art gallery. The building currently has two smaller ground floor units facing east on High St and a larger corner unit and small office with an entrance on Warwick St, a pedestrianised street. The main entrance to the building as a whole is to the east off High St.”

“The site is within South Street Conservation Area. It is within the setting of Steyne Gardens Conservation Area which is located to the eastern side of High St.”

Officer report

Earlier applications

Previous permissions covered a replacement shopfront and a change from restaurant use to a community workshop and meeting space.

“AWDM/0097/26: Change of use from restaurant (Use Class E) to a community workshop and meeting space (Use Class F2(b)). Approved 12/06/2016”

Officer report

What officers recommended

Officers recommended approval because the works would improve accessibility and energy efficiency, and the sustainability benefits would outweigh limited heritage harm from the panels.

“The proposals seek to upgrade the existing building to ensure a more sustainable building through replacement doors and windows and PV panels. This is in accordance with policies SP2, DM16 and DM17 which seek to reduce the amount of energy used in operation of buildings and improve energy efficiency, including retrofitting existing properties, to contribute to achieving zero carbon emissions.”

“Solar panels are not readily visible in the conservation area in views from Warwick St, and environs, including Brighton Road and the Steyne/Steyne Gardens. The proposed would therefore introduce a new feature which is considered to cause less than substantial harm to the conservation area. It is recognised that the solar panels would represent a public benefit as they would increase the sustainability of the building.”

Officer report

Heritage consultation

The conservation architect accepted the replacement windows, while the Worthing Society’s views on the solar panels were to be reported at the meeting.

“Conservation architect: The double glazed, W20 metal window replacements that have been proposed for Colonnade House, Worthing are acceptable in my opinion.”

“Officer’s note: These comments relate to the windows only. In discussion with the conservation officer it was agreed that changes would be sought to the ground floor including that the removal of the lobby would not be considered acceptable and that the replacement single door could be altered due to the existing well proportioned double doors. Changes were also requested to the placement of the solar panels as set out further below.”

Officer report

Public representations

No public comments had been received by the stated deadline, while the Worthing Society opposed the roof-mounted solar panels on heritage grounds.

“Worthing Society: Not received at the time of writing the report. These will be presented at committee.”

“No comments received (deadline 5th August)”

Officer report

Who spoke

A Worthing Society speaker partially objected, and a council speaker supported the application and explained the panels’ expected energy savings.

What members debated

Members considered excluding the photovoltaic panels, but others supported retaining them as part of the available action on decarbonisation.

“During the debate, Members noted the Worthing Society’s objections, prompting an amendment to approve the application with the exclusion of the PV panels. This amendment was seconded but fell following a vote of 2 in favour and 6 against. Other Members maintained that the application struck a worthwhile balance, emphasizing the necessity of taking all available actions to support decarbonisation.”

Minutes

The decision

Delegated authority was granted to approve the application, subject to conditions, satisfactory plans and consultation responses.

“Decision - accept the Officers recommendation. Delegated authority was granted to the Head of Planning to grant planning permission subject to the conditions below and the submission of satisfactory plans and consultation responses.”

Minutes

Conditions attached

The conditions covered the time limit, approved plans, detailed photovoltaic panel design and removal when the panels were no longer required.

“Time limit 2. Approved Plans 3. Prior to installation of the PV panels, specific details to be provided and approved on colour, finish and exact projection above roofslope. The PV panels to be removed once no longer required.”

Minutes