Listed building alterations at 5 St Paul Street, Tiverton

What was proposed

The application sought listed building consent for internal layout changes, seven bedrooms, bathroom pods, window works and associated external alterations.

“Proposal: Listed Building Consent for alterations to ground floor, first floor and second floor layouts, replacement of sill/rail and glazing bars on 4 windows, replacement of dormer windows with associated external alterations…”

“This application seeks to carry out renovation works both internally and externally, to refurbish the building, which is now in quite poor condition, and to provide 7 bedrooms. It is proposed to carry out a variety of internal and external works. The external works include the existing windows, including the replacement of sill/rail and glazing bars, replacement of attic windows, the introduction of an additional soil vent pipe, boiler flue and vents.”

Officer report

The building and its setting

The property is a Grade II listed terraced house in the Tiverton Conservation Area, built of brick with slate roofs.

“The property is a one of nine terraced houses located on the north side of St Pauls Street. It is a grade II listed building, being listed alongside the other properties in the terrace. The property is constructed from brick, with slate roofs, and is also located within the Tiverton Conservation Area.”

Officer report

Earlier permissions

Earlier decisions included permission for an HMO use and listed building consent for roof repairs and internal alterations.

“08/01255/LBC - Listed Building Consent for internal alterations (Revised Scheme) - LISTED BUILDING CONSENT GRANTED”

“23/01255/LBC - Listed Building Consent for repairs to roof - LISTED BUILDING CONSENT GRANTED”

Officer report

What officers recommended

Officers recommended approval, accepting heritage harm because public benefits from temporary accommodation were judged to outweigh it.

“In considering the required planning balance, it is the view of officers that there are some public benefits notwithstanding the limited ability to control the accommodation, with the ability to provide temporary homeless housing. It is also noted that whilst the level of harm caused to the significance of the listed building is of concern, the overall impact on the whole of the building has been reduced, thereby reducing the level of harm identified.”

“To conclude, it is important to note however that it is for the decision maker to apportion the weight of the public benefits against the identified levels of harm. Whilst the recommendation is a very finely balanced one of approval, it will ultimately be for Members of the Planning Committee to make the final decision on whether the levels of public benefit outweigh the significant levels of less than substantial harm that would be caused to the significance of the…”

Officer report

Consultation responses

The highway authority raised no objection, South West Water had no observations, and Public Health identified no environmental health concerns subject to standards.

“South West Water have no observations on this application.”

“We have considered the application and do not anticipate any environmental health concerns subject to the development meeting the required Housing Act and Fire Safety standards for houses in multiple occupation. Advice should be taken by the applicant from the housing team within Public Health before commencement of any works in order to ensure that the proposals and works are compliant.”

Officer report

What people said

CHAT supported more temporary accommodation, citing homelessness, vulnerable people’s needs, safety, dignity and the shortage of suitable accommodation for single women.

“- CHATs support increasing provision for temporary accommodation in Tiverton. - There is a growing number of clients needing emergency accommodation. CHATs are pleased to work alongside MDDC Homeless Team in supporting clients while suitable long- term accommodation is sought.”

“AGENDA 29 - There is an acute shortage of appropriate accommodation for single women, making ensuite facilities particularly essential to ensure their safety and dignity.”

Officer report

Who spoke

A council representative spoke as the applicant and a councillor spoke as ward member.

The main issue

The main issue was heritage impact, with harm to historic fabric and the asset’s significance weighed against public benefit.

“The Area Team Leader outlined the contents of the report by way of a presentation and highlighted the following:-”

“The property was a Grade 2 listed building. • The application focussed on the alterations to the property which included:- (a) Layout of the bedrooms (b) Replacement of the seal and rail on existing windows (c) The glazing bars on 4 windows and the replacement of the front door window (d) External alterations • The main issue raised was the heritage impact.”

Minutes

The committee vote

The committee resolved to grant consent subject to conditions; one councillor voted against and another abstained.

“There being no discussion it was RESOLVED that listed building consent be granted subject to conditions.”

Minutes