Clock House repairs at Clock House East Crosswall, Ramsgate

What was proposed

The application sought listed building consent for repairs, alterations, improved access and removal of the existing container extension.

“LOCATION: Application for Listed Building Consent for the repairs to stonework and clock face, replacement of timber flagpole and lead gutters, replacement of balustrade and slate roof tiles, removal of stone dentils to be replaced with lime mortar, repairs to damaged chimney stacks and stonework facade, repairs to bell tower cornice, alterations to fenestration, installation of new ramp and stairs to rear, installation of new/replacement metal railings and gates,…”

Officer report

The site and its setting

The site contains the Grade II* listed Clock House, which is in the Ramsgate Conservation Area and on the Heritage at Risk Register.

“The application site comprises the Grade ll* listed Clock House, which is an important focal building to the south east of the Royal Harbour in Ramsgate, which is also Grade ll* listed in its own right. Constructed in 1817, the building has high historic value as it served a temporal and navigational historic function for maritime workers. This is expressed in its distinctive architecture and the Ramsgate mean time meridian.”

“Notably the site lies within Ramsgate Conservation Area, Flood Zone 3 and the Ramsgate and Broadstairs Cliffs Landscape Character Area. The application site includes land to the west of the Clock House, where the shipping container is currently located, and also includes land to the south of the building, where it abuts the edge of the harbour.”

Officer report

Earlier applications

Earlier permissions covered Clock House repairs, alterations, rear access works and fencing, while a related cafe application accompanied this proposal.

“L/TH/17/1580 - Application for Listed Building Consent for repairs and restoration works including replacement lead flashing to roof, replacement of damaged roof tiles, restoration of chimney stacks, replacement of flag pole, replace cement mortar repairs with stone, render exposed brickwork with lime mortar, replace top 2 courses of chimney stacks, replace damaged stonework with portland stone, repairs with lime mortar where appropriate and restore timber doors and windows…”

“L/TH/14/1080 - Application for listed building consent for enlargement of openings, insertion of doors and provision of stone steps, bridge and metal balustrading to rear elevation, and internal alterations including removal and erection of walls, alterations to staircase, and insertion of new doors - Granted 13.02.2015”

Officer report

What officers recommended

Officers recommended approval because the public benefits of conservation, reuse and improved accessibility would outweigh the limited heritage harm.

“The Clock House and its immediate environment have been in need of significant repairs and attention for some time, as demonstrated by the inclusion of the building on the National Heritage at Risk Register. As noted above, the development does lead to less than substantial harm to the Grade ll* listed Clock House, albeit the submission of amended plans has reduced the level of harm caused by the development.”

“Historic England consider that the application includes heritage benefits in the form of conservation and reuse of the Grade II* listed building which can be applicable to the weighing exercise. In terms of public benefits, the scheme will ensure the museum within the Clock House is able to re-open and will provide a more usable space for the museum to operate within, which is also more accessible when compared to the existing building.”

Officer report

Comments received

No comments were received from neighbouring occupiers, while the Heritage and Design Forum raised concerns about layout, repairs, materials, windows and the clock mechanism.

“Letters were sent to the neighbouring occupiers, a site notice was posted near the site and the application was advertised in the local press. No comments were received from neighbours.”

“The lack of connection between the new cafe and existing building will result in awkward and disjointed circulation between the two and poor way finding for visitors. A successful design would improve the flow and flexibility for the future installation of a lift to first floor galleries. Concerns that the upper floors have no accessibility for semi-ambulant users. The building needs more thought to the programme and activities.”

Officer report

Who spoke

The Principal Planning Officer outlined the application, and the Chair proposed approval with the Vice Chair seconding it.

The committee vote

The motion to agree the officer recommendation for approval, subject to conditions, was carried.

“Chair proposed and Vice Chair seconded that the officer recommendation for approval be agreed, subject to the following conditions:”

“When put to the vote the motion was CARRIED.”

Minutes