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Application No. Date Determining Authority P/11/0031 7Th February 2011 MTCBC

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Application No. Date Determining Authority P/11/0031 7Th February 2011 MTCBC Application No. Date Determining Authority P/11/0031 7th February 2011 MTCBC Proposed Development Location Name & Address of Applicant/Agent Change of use of church into 20 Former St Johns Church Max Developments No. apartments including internal Upper Union Street c/o Page & Dean alterations and repairs, retention Dowlais Consulting of eastern bay, addition of Merthyr Tydfil Old St Peters rooflights, windows and 2 No. CF48 3LE Peterstone new roof ventilators Wentloog Cardiff APPLICATION SITE The application relates to the Grade II Listed St. John’s Church, Dowlais. The building is Listed as a historic parish church, demonstrating strong linkages with Dowlais Ironworks and the Guest Family, and a high group value with Dowlais Stables and Dowlais Public Library. The building is set on the corner of Upper Union Street and Church Row. It is located within the Dowlais Conservation Area. St. John’s Church was built in 1873 in a Victorian Gothic style and its western porch is the burial place of Sir Josiah John Guest, who owned Dowlais Iron Works up until his death in 1852. His tomb was moved to the Church following its construction, and is located within its northern vestry. The building is constructed of rock-faced rubble stone, containing ashlar dressings, largely of Bath stone. A large aisle of blue pennant stone makes up the majority of the building with a number of windows and porches and a Gothic style turret to the south-west. The building is signified by its steeply pitched roof, viewable from a distance. The interior of the building, though largely deteriorated, contains an arcade of rounded columns with large pointed arches. A number of features of interest are still located within the building including a memorial plaque to Sir John Josiah Guest as well as plaques dedicated to other miner workers. A large stained glass miner’s window makes up the building’s historic interest. Access to the building’s curtilage may be achieved from a point at the junction of Church Row and Upper Union Street. A snecked masonry wall encompasses the curtilage of the building to the south, whilst a white painted modern steel parkland fence fronts the curtilage at Church Row. PROPOSED DEVELOPMENT Full planning consent is sought for a number of works including in the change of use of the building to 20 apartments. The following works will be considered: External Alterations The external works will largely consist of the formation of a number of new apertures. A total of 36 new ‘Lumen’ rooflights will be added to the building, 22 of which will be added to the south elevation and 14 will be added to the north. Six new quatrefoil windows will be added to the vestry walls of the building, one of which will be added to the west elevation and five to the north elevation. These are to be of approximately 1480mm in height and width. A number of current apertures will be extended and elongated by 1820mm in matching Bath Stone to produce light for internal rooms, including two arched windows on the north elevation and one on the south elevation. Two small ventilation towers will be added to the roof pitch, consisting of an oak framed structure with slate louvers and copper finials. The works will also facilitate the repair of the roof using black Welsh natural slate tiles, limestone repairs to external walls and the repairs of window glazing and frames. Curtilage Works A parking area will be incorporated around the eastern grounds of the building allowing for 25 parking spaces. The access driveways within the building’s curtilage will be surfaced in compact gravel, along with some parking spaces. Most car parking spaces will be surfaced in grasscrete. Grass will remain around the immediate building curtilage whilst a flagstone walkway will be constructed to the south of the site. An oak close boarded refuse compound will be located within the parking area and a number of specimen trees will be retained. The parkland railings along the eastern boundary of the site will be replaced to match existing. Internal Alterations Four floors will be added to the building by means of an internal mezzanine structure. This will be spaced from the original internal faces of the building. The structure will be partitioned appropriately to provide facilities for 20 separate apartments (14 flats and 6 maisonettes) each containing one bedroom, bathroom and sitting room. An 8 person lift is proposed within the floor structure, together with its associated plant room and four storage rooms. A void is proposed to be kept in the southern end of the building, exposing the entire window to the southern elevation and will be used as a publicly accessible area displaying some exemplar remaining pews, a number of relocated commemorative plaques, the Lady Chapel screen and the font. A memorial tomb within the northern vestry of the building is also proposed to be kept, displaying the John Josiah Guest memorial mural and pulpit. The original chancel steps will run alongside this mural. PLANNING HISTORY The relevant planning history in determining this application is detailed below: P/98/0482/LB The Church of St John The Baptist To remove stained glass windows for safekeeping and eventual incorporation into All Saints Church, Dowlais LBC approved subject to conditions, 1 st April 1999 P/99/0403/LB Former St John The Baptist Church Removal of items and features, extension of time period for implementation of previous consent P/98/0482 LBC approved subject to conditions, 21 st February 2000 P/09/0303/LB Former St John’s Church Internal alterations and repairs, retention of eastern bay, addition of rooflights, windows and addition of 2 No. new roof ventilators LBC approved subject to conditions, 15 th June 2010 CONSULTATION The following statutory consultees were consulted on the above planning application. Their comments are listed below: Internal Consultees Assistant Director (Technical No objection, however recommends a Services) number of advisory notes Town Planning Division’s Group No objection Leader (Planning Policy and Implementation) Public Protection Manager No objection, subject to conditions External Consultees Welsh Water No objection, however recommends a number of advisory notes South Wales Fire and Rescue No response Wales and West Utilities No response Western Power Distribution Should development be approved, safe working procedures should be defined and practiced. PUBLICITY AND THIRD PARTY RESPONSES In accordance with the Town and Country Planning (General Permitted Development) Order 1995, the application was advertised by means of sending individual consultation letters to the occupiers of 1, 2 and 14 Bodalaw on the 17 th February 2011. Two site notices were also displayed within the vicinity of the site on the 24 th February 2011. A press notice was also displayed in the local newspaper on 24 th February 2011. No objections were received in response to this publicity. POLICY CONTEXT The below listed policies are relevant in the determination of this application: National Planning Policy Planning Policy Wales (Edition 4: 2011) This is the Welsh Assembly Government’s principal planning policy. Section 6.5 recognises the importance of protecting the historic environment. Paragraph 6.5.9 states that: “Where a development proposal affects a Listed Building or its setting, the primary material consideration is the statutory requirement to have special regard to the desirability of preserving the building, or its setting, or any features of special architectural interest which it possesses” Paragraph 6.5.17 also recognises the importance of protecting the importance of protecting the historic environment and states that: “Should proposed development conflict with the objective of preserving or enhancing the character or appearance of a conservation area or its setting, there will be a strong presumption against the grant of planning permission”. This development will directly affect the fabric of a Listed Building as well as the setting of a number of Listed Buildings. The effect upon the Dowlais Conservation Area is also a material consideration in determining this application. Para 9.3.3 warns that the cumulative effects of development, including conversion should not be allowed to damage an area’s character and amenity. Welsh Office Circular 61/96 “Planning the Historic Environment: Listed Buildings and Conservation Areas” Part 1 Para 11 reiterates Sections 16 and 66 of the Town and Country Planning Act 1990 in requiring Local Planning Authorities, when considering applications for works affecting listed buildings to have regard to their character and setting. Part 1 Para 12 addresses the conversion of historic buildings. This states that new uses may be the key to the preservation of a building and reaffirms that planning matters should be exercised sympathetically where it would enable a historic building to be given a new lease of life. Part 2 Para 30 acknowledges that Conservation Areas include buildings which make little or no contribution to its character and appearance; therefore it is important that changes to these buildings should be designed to respect the context of the Conservation Area. Development Plan Policies Mid-Glamorgan (Merthyr Tydfil County Borough Council) Replacement Structure Plan (1991-2006) Policy EV10 reiterates national policy in stating that: “Development on or within major sites or features of the built and historic environment will be considered as follows:- • Development which is likely to destroy or damage the existing character of archaeological sites or ancient monuments of national importance and single or groups of buildings designated as being of special architectural or historic interest (including listed buildings) – will not be permitted. • Development which fails to preserve, maintain or enhance where possible, the existing character, of other single or groups of buildings, conservation areas or other features recognised as being of local architectural or historic interest in Local Plans (such as other identified buildings, historic routes and historic parks, gardens and landscapes), will not normally be permitted.
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