AL2 S16/0536 Target Decision Date:2nd May 2016 Committee Date:28th June 2016

Applicant Mrs L Rann, Totemic House, Springfield Road, Business Park , Agent Mr Lee Sowerby, Bridge Farm, Besthorpe Road, North Scarle, Lincolnshire Proposal Erection of a 1.8m stone wall Location Waggon And Horses 57 High Street Caythorpe Lincolnshire NG32 3DR Application Type Listed Building Consent Parish(es) Caythorpe Parish Council

Reason for Referral to At the request of Cllr. Jacky Smith for reasons relating to impact Committee on the character of the area. Recommendation That the application is:- Approved with Conditions

Key Issues

 Impact on the character and setting of the Listed Building  Impact on the character of the Conservation Area

Technical Documents Submitted with the Application

 Heritage Impact Statement  Site Plan, Elevation Plans and Floor Plans

Enquires about this report to: Abiola Labisi Area Planning Officer 6632 [email protected]

16 17 1.0 Description of site and application

1.1 The site is located at 57, High Street, Caythorpe, Lincolnshire. The trapezoid shaped site occupies the southern corner of High Street and Chapel Lane and is stated to be 0.16 ha in size. The site is within a Conservation Area and the existing two storey Grade II Listed Building trades as a public house called The Waggon and Horses. The surrounding area is characterised by buildings of various designs.

1.2 The proposal relates to the erection of a 1.8m stone wall within the curtilage of the Listed Building.

1.3 There is a concurrent application for planning permission (S16/0535) which is considered elsewhere on the Agenda.

2.0 Relevant History

Reference Proposal Decision Date S14/0437 Two storey extension to rear, internal Approved 08/04/2014 alterations, replacement windows and Conditionally erection of canopy

3.0 Policy Considerations

3.1 National Planning Policy Framework (NPPF) Section 12 - Enhancing the historic environment Section 7 - Requiring good design

3.2 District Council Core Strategy Policy EN1 - Protection and Enhancement

4.0 SKDC Corporate Priorities

4.1 Support Good Housing for all

5.0 Representations Received

Parish Council Objected to the proposal on various grounds including no evidence on how proposal enhances the pub's viability, no comprehensive plan for the development of the whole site, impact of previous permission for extension on new proposal, unjustified loss of pub amenities and overdevelopment of the site.

Historic Noted that the application be determined on the basis of advise provided by the Conservation Officer

Stamford Civic Society No Comment Received.

East Midlands Building Control No Comment Received. Services

18 Heritage Lincolnshire No Comment Received.

Historic Buildings Advisor No objection subject to conditions.

6.0 Representations as a Result of Publicity

6.1 This application has been advertised in accordance with the Council's Statement of Community Involvement and 3 Letters of representation as well as an objection from the Parish Council have been received. The points raised can be summarised as follows:

1. Impact on residential amenity through overlooking 2. Impact on distant views 3. Highway safety due to road width 4. No evidence to support how the proposal enhances the viability of the public house 5. Development is piecemeal, a masterplan for the development of the overall site is required 6. Unjustified loss of amenities (car parking and children play area) to facilitate the erection of the dwellings. 7. Impact on car parking due to permission granted under S14/0437 8. Overdevelopment of the site 9. Error in the application form relating to the number of dwellings 10. Old Site Notice on display

7.0 Evaluation

7.1 Impact of the use on the Listed Building

7.1.1 Core Strategy Policy EN1 (Protection and enhancement of the character of the district) provides that:

'Development must be appropriate to the character and significant natural, historic and cultural attributes and features of the landscape within which it is situated, and contribute to its conservation, enhancement or restoration.'

7.1.2 With regard to developments that could impact on designated heritage assets, the NPPF sets out under para. 131 that:

'In determining planning applications, local planning authorities should take account of:

the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness.'

7.1.3 Furthermore, para 134 of the NPPF provides that:

'Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.'

7.1.4 In addition, para. 58 of the NPPF provides that:

'Planning policies and decisions should aim to ensure that developments respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation.' 19 7.1.5 It is considered that, having regard to its scale, design and materials, the proposed new wall would not lead to any significant adverse impact on the fabric of the Listed Building or its significance. The wall would be attached to a single storey extension to the rear of the building. Its appearance would be in keeping with the historic appearance of the Listed Building. The Conservation Officer has not raised any objection to the proposal.

7.2 Conclusion

7.2.1 It is considered that, having regard to the scale and design of the proposed development, the development would not lead to any significant adverse impact on the fabric or appearance of the Listed Building. Accordingly, it is considered that the proposal would be in accordance with Core Strategy Policy EN1 and therefore, it is recommended that Listed Building Consent be granted, subject to conditions.

8.0 Section 106 Heads of Terms

8.1 Not applicable.

9.0 Crime and Disorder

9.1 It is considered that the proposal would not result in any significant crime and disorder implications.

10.0 Human Rights Implications

10.1 Articles 6 (Rights to fair decision making) and Article 8 (Right to private family life and home) of the Human Rights Act have been taken into account in making this recommendation.

10.2 It is considered that no relevant Article of that act will be breached.

11.0 RECOMMENDATION: that the development is Approved subject to the following conditions

Time Limit for Commencement

1 The works hereby consented shall be commenced before the expiration of three years from the date of this consent.

Reason: In order to ensure that the works are commenced in a timely manner, as set out in Sections 18 and 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended).

Approved Plans

2 The development hereby permitted shall be carried out in accordance with the following list of approved plans:

i. Drawing No. WH 476 - A112 Rev. P7 (Proposed Site and Block Plan) received 08/06/2016 ii. Drawing No. BSA 84 - A084 (Floor and Elevation Plans) received 07/03/2016

Unless otherwise required by another condition of this permission.

Reason: To define the permission and for the avoidance of doubt.

20 Before the Development is Commenced

3 Prior to the commencement of the erection of the stone wall hereby permitted, samples of the materials to be used in its construction shall have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details and retained as such thereafter

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy EN1 of the adopted South Kesteven Core Strategy (July 2010).

Standard Note(s) to Applicant:

1 In reaching the decision the Council has worked with the applicant in a positive and proactive manner by determining the application without undue delay. As such it is considered that the decision is in accordance with paras 186 - 187 of the National Planning Policy Framework.

21 Site Location Plan

22 Site Layout Plan (Existing)

Site Layout Plan (Proposed)

23