Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019

19/00044/LBC Mr Richard Carroll & MAJOR Councillor V Wilson

R And R Inkeepers Limited Plough Inn School Road Trysull South WV5 7HR

Change of use for former public house into 5 residential units

1. SITE DESCRIPTION AND PLANNING HISTORY 1.1 Site Description

1.1.1 The site is a redundant public house sited to the west side of School Road within the small service village of Trysull. The site consists of a Grade II listed building along with a large expanse of hardstanding which was parking ancillary to the pub. The building is painted white and has been extended in the past and as a result, it is now a sizable structure. There are pitched roof dormer windows to the south elevation. There are two protected yew trees to the rear of the pub, in what was the dedicated beer garden.

1.1.2 The site is bounded with mature landscaping to the front alongside the public house and sporadically to the sides. The site is predominantly within the Development Boundary of Trysull with an area to the rear being designated Green Belt. There is residential development to the north and south with open fields to the east and west.

1.2 Planning History

1995, Children's play equipment, Approved (95/00610) 1999, Pitched roof to kitchen and toilet area, Approved (99/00136/FUL) 2005, Pictorial sign to be fitted to existing gibbet and pole, Approved (05/00967/ADV & 05/00968/LBC) 2006 Erection of open sided patio shelter, Refused (06/00834/FUL & 06/00835/FUL) 2007 Removal of brick column and relocation of toilets into part of beer store to allow expansion of kitchens, Withdrawn (07/00466/LBC) 2015 Proposed minor improvements. External seating Pods and Pergola, approved (15/01022/LBC and 15/01021/FUL)

1.3 Pre-application Advice

1.3.1 Pre-application discussions have taken place.

2. APPLICATION DETAILS

2.1 Proposal Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019

2.1.1 This application seeks listed building consent to divide the building into 5 dwellings. A full application runs concurrently for 9 new dwellings to the rear of the site and includes the provision of 4 affordable housing dwellings.

2.2 Agent Submission

2.2.1 The following documents have been submitted:

- Arboricultural report - Design and Access statement - Ecological assessment - Flood risk assessment - Sustainable drainage statement and additional information

3. POLICY CONTEXT

3.1 A Grade II listed building

3.2 Core Strategy Policy EQ3: Conservation, Preservation and Protection of Heritage Assets

3.3 National Planning Policy Framework Part 16

4. CONSULTATION RESPONSES

Councillor Wilson called the application to committee.

Trysull Parish Council (received 15/08/2019) The Parish Council strongly object to this proposed development on the grounds of overdevelopment with the elevations and character totally out of keeping with the surrounding properties. The Parish Council also objects on grounds of highway safety with vehicles entering and exiting a narrow road with restricted visibility.

The Parish Council state that the Plough is a historic listed building in a Conservation Area. Trysull is a small service village and the spatial strategy states that emphasis will be on very limited development for the provision of rural affordable housing only where it clearly supports a local need and the sustainability of the local community. The Parish Council is not aware of proven requirement and note only 6 of the proposed dwellings are categorised as affordable.

A 14 house development is not of appropriate density and gardens of some suggested plots will encroach into the green belt. The proposed development would be a significant extension to the existing site as a whole and development of such concentration would not be in keeping with the existing appearance or character of the village. Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019

The Parish Council would point out there is no tree line to protect the privacy of Spring Cottage which adjoins the site to the left which will impact on the right to light.

Conservation Officer (received 04/09/2019) With regard to the listed building. There are no conservation objections to the proposed conversion into apartments. The plans I have seen show minimal alterations required, where walls are to be removed, the site inspection confirmed that these are mainly restricted to the removal of modern stud partitions.

Limited opening up works were discussed on site with regard to the listed building to better understand the development and fabric of the building. There are no objections to the limited investigative works discussed on site. With regard to the interior the two areas (wattle and daub and wall paintings) which are currently exposed are to be left in situ and not affected by the proposed works.

County Archaeology (received 28/03/2019) A search of the Staffordshire Historic Environment Record (HER) has shown that the Plough Inn is a Grade II listed 17th century inn with 18th and 19th century additions and is timber-framed with a brick infill. The proposal site is also located within Conservation Area which takes in the historic core of the settlement has a medieval or earlier origin, which was recorded in the Domesday Survey 1086 as having a mill, and in which a number of buildings dating to the 17th and 18th century date in addition to the 12th century All Saints Church, and sites, such as a former blacksmiths suggesting there is evidence of for small scale industrial activity in the area.

Built Heritage The application is supported by a Design and Access Statement which provides some insight into the historical development of the building and the potential impact of the proposals on the setting of the conservation area, although it is lacking in detail with regards to the listed building itself and it is advised that the application should have been accompanied by a robust heritage statement as guided by the NPPF, which would have provided a better understanding of the historic development of the building(s), its character and survival, and the potential impact of the proposals on its historic fabric. It is noted that the LPAs conservation officer has requested that a heritage statement (HS) and full survey of the listed building should be produced in order to allow them to make an informed decision on the potential impact of the proposals. This is supported.

Taking the above into account, it is considered that the proposals have the potential to impact directly upon designated heritage assets (i.e. the conservation area and the Grade II listed Plough Inn), and directly upon a designated asset (i.e the Grade II Listed Plough Inn). With regards to the impact of the proposals on the conservation area the effectiveness of the HS in assessing this and the appropriateness of the proposals will be commented on by the LPAs conservation officer.

Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019

Should permission be granted for the change of use and conversion of the listed building it is recommended that a programme of historic building recording is required as a condition of planning consent and that this recording work be undertaken in advance of conversion works commencing. It is also recommended that, depending on the final proposals, that a watching brief is maintained during stripping out works in order to record any historic fabric which may have been obscured by later additions/alterations. This record should take the form of a Level 3 Historic Building Survey as outlined in Historic 's 'Understanding Historic Buildings' publication (2016).

These recording works are recommended in order to make an appropriate record of this designated heritage asset in advance of a significant period of change and intervention in its history. This above approach is supported by National Planning Policy Framework (NPPF) para 199 which states that '… they [Local Planning Authorities] should require developers to record and advance understanding of significance of any heritage asset to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible.'

The historic building recording should be undertaken by a suitably experienced archaeologist(s)/historic environment professional working to the Chartered Institute for Archaeologists (CIfA) code of conduct (or equivalent) and be produced to a standard commensurate with the CIfA 'Standard and guidance for the archaeological investigation and recording of standing buildings or structures' (2014). This office would be happy to advise further and prepare a Brief/review a WSI detailing the works required.

Archaeology Given the location of the proposal site within the historic village of Trysull and the history of the public house going back to at least the 17th century, there is some potential that any groundworks associated with the proposals will disturb, uncover previously unknown archaeological features perhaps associated with ancillary functions of the public house or domestic or small scale industrial activities dating from at least the 17th century, if not earlier given the medieval origins of the settlement. As such it is, should permission be granted, it is recommended that an archaeological watching brief be maintained on all groundwork aspects of the proposed scheme.

This work should be undertaken by a suitably experienced archaeologist working to the Chartered Institute for Archaeologists code of conduct and 'Standards and guidance for an archaeological watching brief' (Revised October 2014). This approach is supported by National Planning Policy Framework (NPPF) para 199 which states that '… they [Local Planning Authorities] should also require developers to record and advance understanding of significance of any heritage asset to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible.'

Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019

Recommends the imposition of conditions which have been added as conditions 7 and 8.

Neighbours (received March and April) A number of objections were receive with regard to overdevelopment of the site, impact on listed building, impact on Conservation Area, impact on highways, impact on wildlife, loss of Green Belt, impact on overlooking and loss of privacy.

Advert and site notice (expired 09/04/2019 and 10/04/2019)

5. APPRAISAL

5.1 The application has been called to Committee by Councillor Wilson

5.2 Impact on Heritage

5.2.1 Section 16 (2) of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires local authorities considering applications for listed building consent:

"for any works which affect a listed building shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses."

5.2.2 Paragraph 193 of the NPPF states: 'When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset's conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.'

5.2.3 Paragraph 196 further advises: 'Where a development proposal will lead to less than substantial harm to the significance of a Heritage Asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.'

5.2.4 Policy EQ3 states that:

'the Council will consider the significance of and setting of all proposed works to heritage assets, informed by relevant guidance that is supported by English Heritage. In addition the following principles will be adhered to; -minimising the loss and disturbance of historic materials, -using appropriate materials and -ensuring alterations are reversible.'

5.2.5 Part 12 of the NPPF and English Heritage offer guidance in relation to development to ensure that the historic environment and its heritage assets should Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019 be conserved and enjoyed for the quality of life they bring to this and future generations.

5.2.6 The application has been accompanied by a Combined Design and Access and Heritage statement that makes an appropriate assessment of the site and proposals, although no conclusions are drawn regarding the significance. The definition of significance is given in the NPPF as ' the value of a heritage asset to this and future generations because of its heritage interest. The interest may be archaeological, architectural, artistic and historic. Significance derives not only from a heritage asset's physical presence, but also from its setting..'.

5.2.7 The building is Grade II listed and has been used as a public house since its erection. In this case it is considered that the significance of the building is historic and as with most historic buildings, evidential values, it has been present on the site from around 1882, and has been extended incrementally throughout the course of its life. The pub was frequented by cyclists and was advertised in 1906 Historical and Descriptive Guide to Wolverhampton and Vicinity as a site with first class stabling, extensive grounds and good bowling green. In light of the evidence submitted I consider the significance of the building to be of moderate historic and evidential value.

5.2.8 From an internal inspection, it is clear that the property has been altered over time, although there is historic fabric remaining internally and externally. The internal alterations to the building are minimal, disturbing very little historic fabric and the conversion of the building to residential dwellings will not prevent it being read externally as a public house from School Road. Overall, I consider the impact on the designated Heritage Asset would be neutral. Whilst some new openings are proposed most of these are in the later additions to the building.

5.2.9 The Conservation Officer has offered no objections to the proposal subject to the adherence of a number of conditions. In light of this, I consider the proposal to be in accordance with the aims of both local and national Heritage planning policy and I am therefore recommending approval.

7. RECOMMENDATION - APPROVE Subject to Conditions

Subject to the following condition(s):

1. The development and/or works to which this consent relates must be begun not later than the expiration of 3 years beginning with the date on which this permission is granted.

2. The development shall be carried out in accordance with the approved drawings: PL08 Rev A, PL10 Rev A received 04/09/2019

Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019

3. No development hereby approved shall be commenced, until full details consisting of sections at a minimum scale of 1:5 and elevations at 1:20, of all external joinery including fenestration and doors and proposed exterior finish, have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented in accordance with the approved details.

4. No development hereby approved shall be commenced, until full details of rainwater goods, their materials and designs have been submitted to and approved in writing by the Local Planning Authority. The approved rainwater goods shall thereafter be provided before the development is (first brought into use / first occupied).

5. Any disturbed work resulting from the approved alterations and/or extensions is to be made good to match the existing building in accordance with details submitted to and approved in writing by the local planning authority.

6. If hitherto unknown evidence of historic character that would be affected by the works hereby permitted is discovered, an appropriate record together with recommendations for dealing with it in the context of the scheme shall be submitted for written approval by the local planning authority.

7. Prior to the commencement of the development hereby permitted, a written scheme of archaeological investigation ('the Scheme') shall be submitted for the written approval of the Local Planning Authority. The Scheme shall provide details of the programme of archaeological works to be carried out within the site, including post-fieldwork reporting and appropriate publication. The archaeological site work shall thereafter be implemented in full in accordance with the approved written scheme of archaeological investigation.

8. The development shall not be occupied until the site investigation and post- fieldwork assessment has been completed in accordance with the written scheme of archaeological investigation approved under condition 7 and the provision made for analysis, publication and dissemination of the results and archive deposition has been secured."

Reasons

1. The reason for the imposition of these time limits is to comply with the requirements of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2. In order to define the permission and to avoid doubt. Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019

3. To safeguard and retain the essential features of this Listed Building in accordance with policy EQ3 of the adopted Core Strategy.

4. To safeguard and retain the essential features of this Listed Building in accordance with policy EQ3 of the adopted Core Strategy.

5. To safeguard and retain the essential features of this Listed Building in accordance with policy EQ3 of the adopted Core Strategy.

6. To safeguard and retain the essential features of this Listed Building in accordance with policy EQ3 of the adopted Core Strategy.

7. In order to preserve and record any items of archaeological interest in accordance with policy EQ3 of the adopted Core Strategy.

8. In order to preserve and record any items of archaeological interest in accordance with policy EQ3 of the adopted Core Strategy.

9. Proactive Statement - In dealing with the planning application the Local Planning Authority has worked in a positive and proactive manner by agreeing amendments to the application and in accordance with paragraph 38 of the National Planning Policy Framework 2018.

Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019

Plough Inn, School Road, Trysull, WOLVERHAMPTON, WV5 7HR