Demolition of listed school at Wood Top C Of E School, Cambridge Street, Burnley

“The school building and its forecourt walls, piers, railings and overthrow are grade II listed. There is a carpark to the north, which is accessed via Burdett Street. There is an area of grassland to the west of the former school site, which was formerly occupied by a pair of villas fronting Accrington Road and a terrace row fronting Cog Lane.”

“Proposal: The application seeks listed building consent for the demolition of the school building The railings, wall and gate will remain in situ and fabric from the demolished building used within the scheme where appropriate.”

“Site Description: The application site relates to around 0.35 hectare of land located north of Accrington Road (A679), Burnley. It falls southwards by around 2 metres (m) and is bound by Cambridge Street and Burdett Street to the east, Cog Lane to the west and Bartle Green to the north. The site includes Wood Top Primary School, which is a former Church of England, gothic revival school dated from 1837 with later additions.”

“In the absence of any other reasonable options for the building it is considered that these factors would outweigh the loss of the listed building.”

“Considerable weight has been given to the harm caused by the loss of the listed building however there are significant benefits of the scheme proposed under the concurrent full planning application that will outweigh the harm and the tests at paragraph 214 of the NPPF have been met.”

“Assessment of impact The proposal would result in the total loss of the listed building except for the boundary walls and gate. The Heritage Statement concludes that this would result in substantial harm, which is agreed, including by Historic England and Historic Buildings and Places, and a matter of great weight. Therefore, it is necessary to consider whether the relevant tests are passed or whether the harm and loss is necessary to achieve substantial public benefits.”

“As such it is considered that the only viable option to allow the redevelopment of this site is demolition of the listed building.”

“Previous proposals for the site have involved retention or partial retention and conversion of the school building, which would avoid the total loss of the listed asset. We advise that further justification is needed on why it is not possible to partially retain the building, or why a more practical or viable housing type has not been proposed.”

“LCC Historic Environment (on the Full application) – Demolition should be seen as a last resort and only permitted after it has been clearly demonstrated that all other options have been considered and proven not to be visible. The absence of the information recommended in the Structural Condition Survey Report suggests that this remains to be done.”

“Whilst these comments are noted they are not considered material to the assessment of the listed building consent but echo comments made on the full application.”

“That the application be approved subject to conditions.”