Function room and workshop at The Manor House, West Street, Alford

What was proposed

The application sought changes to approved plans for coach house alterations, including a function room, canopy, workshop and car park alterations.

“Section 73 application to vary condition no. 2 (approved plans) as previously imposed on planning permission reference N/003/00997/24 for the extension and alterations to existing coach house, which is within the curtilage of a listed building to provide a function room, provision of a canopy, workshop and alterations to the existing car park.”

Officer report

The site and surroundings

The site is a visitor attraction containing a grade II* manor house, outbuildings, a barn, a walled garden, a cafe and event marquee.

“The site is located in Alford which is defined as a town in the Core Strategy of the East Lindsey Local Plan. Located in the centre of town to the north side of West Street, which runs in an east to west direction, the site comprises of the grade 2* Manor House situated towards the front (west) with a range of outbuildings leading back to the north. Directly behind the house is the formal walled garden.”

“Located within the conservation area there are several grade II listed buildings nearby including the adjacent Methodist chapel.”

Officer report

Earlier permissions

Earlier planning permission and listed building consent were approved for the coach house extension, function room, canopy, workshop, car park alterations and cart shed demolition.

“997/24 - Planning Permission - Extension and alterations to existing coach house, which is within the curtilage of a listed building to provide a function room, provision of a canopy, workshop and alterations to the existing car park. Approved.”

“998/24 - Listed Building Consent - Extension and alterations to existing coach house to provide a function room, provision of a canopy, workshop and alterations to the existing carpark. Demolition of existing cart shed. Approved.”

Officer report

What officers advised

Officers recommended approval subject to sufficient justification and conditions, concluding that public benefits would outweigh less than substantial heritage harm.

“Taking all the above into account and with the statutory duty in mind, subject to sufficient justification being received, it is considered that the harm to the listed Manor House and indirectly to the Conservation Area as result of these changes is outweighed by the public benefit that will be derived from the improvement of the community focused space which in turn will enable the ongoing maintenance of a highly significant heritage asset.”

“As this would be a fresh approval the conditions have been altered to reflect the approved changes, conditions already discharged.”

Officer report

Consultation responses

The Conservation Officer objected to the workshop’s change from timber to steel but accepted the new door and ramp; Highways raised no objection.

“Conservation Officer - NPPF para 208. states that LPAs should “identify and assess the particular significance of any heritage asset that may be affected by a proposal ... taking account of the available evidence and any necessary expertise.”

“1, 4, 6, & 7 have already been agreed via discharge of condition. Leaving 2, 3, and 5 to determine. The change in the material for construction of the workshop 2, specifically the choice to no longer use timber, a material which was prevalent in the cartsheds to be demolished and the house itself is a significant change in appearance.”

Officer report

Who spoke

The Development Management Lead Officer gave members an update on the heritage situation, and there were no speakers.

Members’ discussion

The application was opened for debate, but members made no comments or asked questions.

“Following which, the application was opened for debate. No comments or questions were received.”

Minutes

The vote

Members proposed and seconded approval in line with the officer recommendation, which was carried by 10 votes to none, with no abstentions.

“Following which, the application was Proposed and Seconded for approval in line with officer recommendation…”

“Upon being put to the vote, the proposal for approval in line with officer recommendation was carried.”

Minutes