HIGH PEAK BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE 29th June 2020 Application HPK/2018/0584 No: Location The Crescent, Buxton, SK17 6AY Proposal HPK/2018/0584 – Listed Building Consent for amendment to HPK/2011/0323 and HPK/2014/0351 for extension and redevelopment of the Crescent and part of the Old Hall into a spa hotel Applicant Buxton Crescent Hotel and Thermal Spa Company Ltd Agent Ms Sam Pace Ward/Parish Date registered If you have a question about this report please contact: Lisa Howard [email protected] 01538 395400 ext. 4923 1. REFERRAL The application is referred to the Development Control Committee because it is a major development and due to HPBC interests in the site / development. SUMMARY OF RECOMMENDATION APPROVE subject to conditions 2. DESCRIPTION OF THE SITE AND ITS SURROUNDINGS 2.1 The Crescent was built between 1779 and 1790 immediately to the east of the natural baths which were constructed in 1712. The purpose of The Crescent was to form appropriate accommodation for visitors coming to take the waters and was an attempt to compete with the then fashionable spa bathing in Bath, the only other thermal spa in the country. The Crescent was designed by John Carr as an 18th century leisure complex which is believed to have originally comprised of two hotels situated at either end of the Crescent and six lodging houses. 2.2 The Hotel was a very new form of building taking over from Inns as places of leisure and accommodation and it is significant that the difference between a Hotel and previous forms of accommodation was the inclusion of public ‘assembly rooms’. Though many adaptations have occurred within the Crescent to support the demands of bathrooms facilities and catering, the fabric of the Crescent has remained substantially intact. 2.3 The Pump Room was designed by Henry Currey and was constructed I the late 19th Century. With the exception of the enclosure of the arcade to the front and the later removal of the two domes, the building has largely remained unaltered. 1 2.4 In 1937 the new baths were again reconstructed at a cost of 20,000 including new Entrance Hall of red and white marble and a panelled oak rest room incorporated into the centre of the baths. The Natural Baths continued to be enjoyed until their eventual closure in 1972 when the new swimming pool at Buxton Leisure Centre, was opened. 2.5 Following the closure of the baths for public bathing in 1972 the buildings have in recent years been used as the Tourist Information Centre. Other parts of the Natural Baths have stood empty. The only use of the spa itself being the extraction of water for bottling, to supply the Devonshire hospital and to supply water to the modern swimming pool. 2.6 The Pump Room was last used as a museum (the Micrarium) which closed in 1996. 2.7 More recently, works in associated with Planning and listed Building Consent for the restoration and reuse of the historic buildings as a spa hotel have commenced and are reaching imminent completion. 3. DESCRIPTION OF THE PROPOSAL 3.1 Listed Building Consent is sought to regularise working amendments that have arisen during the course of The Crescent project in respect of Listed building Consent references HPK/2011/0323 and HPK/2014/0351. All working amendments have taken place with the corroboration of the Crescent Consents Group, which includes, inter alia, representatives from Historic England, the Trust, Conservation specialists, Derbyshire County Council and the High Peak Borough Council. 3.2 Approval is sought for the following works: Public rooms east pavilion Removal of modern floorboards and replacement with historic floorboards Removal of fire screen Basement Visitor Experience fit out to include closing in of the door and window openings and introduction of level access platform; Ground floor Retain large window to life lobby First floor Removal of existing partition between rooms F26 and F27 Amendment to bathroom pod layout and removal of curved facade to rooms F04, F08, F12, F16 and F20 External Addition of access ramps to the arcade Reinstatement of chimney pots 2 Repairs to the Stag and Crest including the reinstatement of antlers and the application of a protectives shelter coat as follows: . Wormersleys – Yellow Ochre . Masons Mortar – Colour 10 Scotch Buff . Mix ratio: 40g of colour 10 scotch buff to 1 litre of yellow ochre Installation of lightening protection system to the roof Installation of TV aerial to the roof of the Old Hall Hotel Other Loss of some fanlight windows in the Crescent. Where practicable original features are to be retained in situ and preserved behind new construction Removal of chimney breasts suspended over corridors Ceiling repairs Structural works to ensure building is structurally sound Render to façade above No.7 The Square Erection of Duke of Devonshire statue Hotel entrance door Pump Room Installation of servery counter Installation of partition screen to marble clad pillar Installation of ceiling projectors 4. RELEVANT PLANNING HISTORY HPK/2004/1004 Change of use from offices public baths and museum to hotel/spa retail and pump room Approved 20.09.2005 HPK/2005/0122 Enabling works to strip pit redundant services, frames, partitions, ceilings etc (Listed Building Consent) Approved 08.08.2005 HPK/2005/0203 Excavation of trial pits for site, water flow and archaeological investigation (Listed Building Consent) Approved 08.08.2005 HPK/2006/0009 Listed Building Consent for the redevelopment of the Crescent to form spa hotel Approved 27.03.2006 HPK/2006/0700 Planning Permission for redevelopment of the Crescent to form spa hotel Approved 19.04.2006 HPK/2007/0387 & 0396 Listed Building Consent and Planning Permission for the refurbishment of the Pump Room to provide temporary site for the Tourist Information Centre 3 Approved 27.07.2007 HPK/2010/0043 Planning Permission for the redevelopment of the existing spa, Crescent and Pump Room to provide spa Hotel Approved 27.05.2010 HPK/2011/0322 & 0323 Listed Building Consent and Planning Permission for Proposed extension and redevelopment of the Crescent and Pump Room and part of the Old Hall Basement into a Spa Hotel. The change of use of the Bakery at George Street from A1 to C1 for use in conjunction with the hotel Approved 21.10.2011 HPK/2014/0351 & 0352 Listed Building Consent and Planning Permission for Proposed amendment to planning permission HPK/2011/0322 for the extension and redevelopment of the Crescent and part of the Old Hall into a spa hotel, comprising of new attic dormers and structural intervention to 6np. Queen post Trusses, re-slating of Crescent pitched roof, removal of the lime ash attic floor from the west pavilion through to grid line 07 and new floor construction added, single storey extension to rear of east pavilion, increased internal footprint of geometry of spa roof and other miscellaneous amendments. Approved 20.11.2014 5. PLANNING POLICIES RELEVANT TO THE DECISION Adopted High Peak Local Plan 2016 S1 Development Principles S1a Presumption in Favour of Sustainable Development S 7 Buxton sub Area Strategy EQ 5 Design and Place Making EQ 6 Design and Place Making EQ 10 Flood Risk Management CF 6 Accessibility and Transport Supplementary Planning Guidance High Peak Design Guide Landscape Character SPD National Planning Policy Framework Para 11 The Presumption in Favour of Sustainable Development Section(s) 6, 9, 12, 13, 14 and 15 6. CONSULTATIONS CARRIED OUT 4 Expiry date for comments: 26/12/2019 Neighbours None received. Consultations Consultee Comment Officer response Historic Limited information is provided on the England impact on the significance of the listed building of some aspects of the proposed scheme including repairs to the Stag and Crest, treatment of the north wall above No.7 The Square, loss of fanlights and removal of chimney breasts. Accordingly we are not in a position to comment on the impact of all aspects of the proposals and recommend that further information is provided. Our advice is provided in line with the National Planning Policy Framework (NPPF, updated version 2019), the NPPF Planning Practice Guide, and in good practice advice notes produced by Historic England on behalf of the Historic Environment Forum including Managing Significance in Decision-Taking in the Historic Environment We advise that further information on aspects of the scheme, particularly those noted above, is required to meet the requirements of the NPPF, particularly paragraphs 189 and 190. The NPPF also states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to its conservation (and the more important the asset the greater the weight should be) (paragraph 193). Any harm or loss to significance ‘should require clear and convincing justification’ (paragraph 194). Your authority should also take account of the desirability of sustaining and enhancing the significance of heritage 5 assets (paragraph 192). Recommendation: Historic England has concerns regarding the applications on heritage grounds. Your authority should take there representations into account and seek amendments, safeguards or further information as set out in our advice. Updated comments: In response to the comments received from Historic England additional information has been submitted. In light of the details provided Historic England have confirmed that they raise no objection. Conservation I have now had a chance to look through Officer the further set of drawings submitted on 3rd June 2020 and I can confirm that they are a true reflection of the discussions held at the Consents Group meetings, the minutes of which I understand are to be placed on the public record. The Consents Group met monthly throughout both the detailed design and construction stages of the project and were an opportunity to discuss the numerous design and heritage details and issues as they arose.