Chapel conversion to dwelling at The Chapel, Newbury Street, Wantage

What was proposed

The applications sought to convert, extend, alter and refurbish a former chapel and dental practice into one dwelling, including a two-storey side extension.

“Proposal 2.1 The applications seek planning permission and listed building consent for a change of use to residential (C3) and for internal and external alterations to facilitate this change of use including the erection of a two-storey side extension.”

Officer report

The site

The Grade II listed former chapel was in Wantage Town Centre Conservation Area, with access through St Mary’s and several nearby listed buildings.

“The application site is The Chapel, a former chapel most recently used as a dentist’s surgery which is Grade II listed building in the town of Wantage.”

“The chapel was formerly part of St Mary's School, an independent girls’ school. Following the school’s closure, its buildings were converted to dwellings and new dwellings were erected on its grounds. The Chapel was permitted to be used as a dentist’s surgery. The site is within the Wantage Town Centre Conservation Area and several of the school’s other buildings are also listed. Vehicular access is gained via St Mary’s to the east.”

Officer report

What officers recommended

Officers recommended approval because the employment loss was justified, heritage harm was limited and outweighed by public benefits, and other impacts were acceptable.

“Taking this all together, in officers’ opinion, the loss of the employment use is justified in this instance. This relates solely to the policies of the development which seek to protect employment generating uses and it still must be established whether the proposed use (and development to facilitate it) are compatible with the preservation of the building and the character and appearance of the conservation area.”

“Overall, officers consider that sufficient justification for the harm caused to heritage assets is provided, that this harm is the minimum necessary to allow the building to function as a dwelling and that this represents its optimum viable use given the difficulties it presents to potential alternative uses and the likelihood that its condition would continue to deteriorate.”

Officer report

Consultation and objections

The town council, a councillor and residents objected over employment loss, heritage, fencing, amenity, access, parking, biodiversity and other effects, while three responses supported the proposal.

“Consultees Wantage Town Council - Objection • No evidence to justify the loss of employment • Internal alterations harm the listed building • Extension harms the listed building • Harm to the amenity of neighbouring occupiers • Proposed fence is not in-keeping with the character of the area • Unclear as to the impact of the heat pump and solar panels on the listed building • No cycle parking has been provided • Impacts on trees have not been quantified…”

“Preserves an important building and prevents its deterioration. • Gives the former chapel a viable future • The proposal will enhance the area with a well-maintained building and garden. • No negative impact on local parking due to on-site spaces.”

Officer report

Who spoke

A ward councillor spoke for the town council and as local ward member; one person objected, while two people supported the applications.

What members debated

Members discussed employment marketing, access, energy efficiency, dilapidations and heritage harm, while recognising the extension and residential use’s potential benefits.

“Members requested clarification as to potential loss of access and were advised that while the proposal did include a fence being put round an area of open land, that land was within the owner’s property. There was no change of access proposed, and the neighbours’ rights of access were not being changed.”

“Members asked about the amenity of the site as a dwelling citing the poor energy efficiency of the chapel (EPC rating G) and asked whether it was realistic as a living space. The committee were advised that the property would have to comply with building regulations. The extension has been identified as the primary living accommodation and would be treated as a new build and would have modern insulation.”

Minutes

The votes

A motion to refuse the planning application for heritage harm fell, followed by successful motions to approve both applications.

“A motion, moved and seconded, to refuse application P25/V2795/FUL on the basis of heritage harm, fell on being put to the vote.”

“A motion, moved and seconded, to approve application P25/V2795/FUL, was carried on being put to the vote.”

Minutes

The decision

The committee approved planning permission and listed building consent, subject to conditions covering plans, trees, drainage, materials, waste, biodiversity, boundaries and lighting.

“RESOLVED: to approve planning application P25/V2795/FUL subject to the following conditions: Commencement 3 yrs – Full Planning Permission 2. Approved plans 3. Tree protection (implementation as approved) 4. Subterranean services 5. Surface water drainage works (details required) 6. Schedule of Materials 7. Refuse & Recycling Storage (Details required) 8. Integrated Biodiversity Enhancements (prior to slab level) 9. Joinery Details 10. Boundary Treatments 11.”

“RESOLVED: to approve Listed Building Consent P25/V2796/LB subject to the following conditions: Commencement 3 yrs – Listed Building Consent 2. Approved plans (listed building) 3. Submission of photographic schedule of materials 4. Submission of details 5. Schedule of Works 6. Joinery Details…”

Minutes