External cladding to two homes at The Old Barn The Stables, Upwell, Wisbech

What was proposed

The application sought retrospective permission for external cladding on two semi-detached homes.

“The application seeks retrospective full planning permission for external cladding to properties Old Barn, 71 School Road, and The Stables, 71A School Road, under section 73(A) of the Town and Country Planning Act 1990.”

“The application seeks retrospective planning permission for the installation of external ‘Cedral Lap Horizontal’ cladding to both properties. ‘Ocean blue’ coloured cladding has been installed to the side (north) and principal (west) elevations of no.71 School Road. White coloured cladding has been installed to the principal (west) elevation of no.71A School Road.”

Officer report

The site

The homes stood prominently within the Upwell Conservation Area and were identified as important unlisted heritage assets.

“The site accommodates two semi-detached, two storey dwellings, The Old Barn (71 School Road) and The Stables (71A School Road) and is located within the Upwell Conservation Area. The properties are identified as important unlisted (‘non designated’) heritage assets.”

“The site accommodates two semi-detached, double-storey dwellings: 71 and 71A School Road. Both properties front School Road and are sited in a prominent position within the School Road section of the Upwell Conservation Area. As such, there are long views of the side (north) and principal elevations of no.71 from the north direction, looking south.”

Officer report

Earlier planning history

An earlier application for a two-storey extension to one dwelling was permitted in 2010.

“10/01016/F: Application Permitted: 03/08/10 - Two Storey Extension to Dwelling - The Stables.”

Officer report

What officers recommended

Officers recommended refusal because the cladding harmed heritage significance, local character and visual amenity without sufficient public benefit.

“Given the contribution of nos. 71 and 71A School Road to the character of the Upwell Conservation Area, the loss of vernacular materials through the installation of cladding is directly contrary to paragraph 11(b) of Policy LP20 and, by extension, has an adverse impact upon views within the Conservation Area. Thus, the external cladding to nos.”

“As the external cladding is incongruous with the local character, it is considered that the proposal would have an adverse impact on the visual amenity of the locality. Thus, on grounds of form and character, and impact on heritage assets, the installation of external cladding is contrary to Development Plan Policies LP18, LP20 and LP21 of the Local Plan, Policy H3 of the UNP, and paragraphs 135, 208, 215 and 216 of the NPPF.”

Officer report

Consultation responses

The parish council supported the application in principle but sought a less stark colour, while conservation officers objected to the materials and heritage harm.

“The Upwell Parish Council Planning Group support this application in principal but would like to see the white cladding replaced with a more toned-down colour. The current white cladding creates a very stark appearance/contrast against the adjoining blue/grey cladding, and in the Planning Group's view does not compliment the street scene.”

“It is therefore with regret that the conservation team object to this application as it would cause less than substantial harm to the significance of the conservation area as a designated heritage asset and therefore paragraph 215 of the NPPF should also be given consideration in the decision making process.”

Officer report

Public comments

Three representations supported the cladding for visual, building performance, insulation and noise-reduction benefits.

“REPRESENTATIONS: THREE representations in SUPPORT. Comments summarised below:”

“Visual enhancement / positive contribution to street scene; • Original fenestrations have been retained; • Improved resilience of building(s); • Improved insulation and noise reduction for occupiers.”

Officer report

Who spoke

A supporter addressed the committee under the adopted public speaking protocol.

Members’ discussion

Members discussed varied finishes, the lack of listed buildings, and the balance between conservation and tenant wellbeing.

“Members discussed the prevalence of varied finishes in the area, the lack of listed buildings, and the balance between conservation and tenant wellbeing.”

“Councillor Mrs Spikings proposed that the application be approved on the grounds that the cladding did not demonstrably harm the conservation area. This was seconded by Councillor Storey.”

Minutes

The vote

Members approved the application by 11 votes to 2 after a proposal from Councillor Mrs Spikings, seconded by Councillor Storey.

“The Democratic Services Officer then carried out a roll call on the proposal to approve the application and, after having been put to the vote was carried (11 votes for and 2 votes against).”

Minutes

The committee decision

The committee approved the application contrary to the officer recommendation because varied materials and associated benefits preserved the conservation area.

“RESOLVED: That the application be approved, contrary to recommendation, for the following planning reasons:”

“Given the varied materials used in the area, the proposed cladding and associated benefits preserved the conservation area.”

Minutes