Design and Access Statement with Heritage Statement 51 Walmgate York YO1 9TY
Issued: 14.03.21 Doc No: A332/DAS Revision: -
54 Blossom Street York North Yorkshire YO24 1AP Contents
Design & Access Statement
1.0 Summary
2.0 Introduction
3.0 Use
4.0 Amount
5.0 Layout
6.0 Scale
7. 0 Appearance
8.0 Access
Heritage Statement
9.0 Architectural Description
10.0 Relationship to Context & Setting
11.0 Conservation Policy
12.0 Assessment of Significance
13.0 Impacts on Significance
14.0 Conclusion
Appendix A Design & Access Statement Key:
Application Site 1.0 Summary of Project Details
Project Address: 51 Walmgate, York, YO1 9TY Mass Architecture 54 Blossom Street York Local Authority: City of York Council North Yorkshire YO24 1AP Client: Dalian Properties Limited 01904 848 898
Planning Reference: Householder Consent [email protected] www.massarchitecture.com Designation Status: Not Applicable Notes: 1. Do not scale from this drawing. 2. All dimensions to be checked on site by the Conservation Area: Central Historic Core Conservation Area contractor and such dimensions to be their responsibility. 3. Report all drawing errors and omissions to Related Applications: - the architect.
project title
51 Walmgate, York
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46a 4 drawing title/location 9 Dixon's Yard Location Plan 46
50 52 Melrose's Yard
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64 1 66 scale 1:1250@A4 date 22/03/21 WALMGATE 68 70 72 project number A322 74 St Denys1 to Court 20 St Denys' ROAD
Church
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ST DENYS' 61 status 63 PLANNING 84
Hotel 86
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Court STREET
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Proposed site of development
Fig.1: Site Location Plan (NTS)
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Location Plan Design & Access Statement
2.0 Introduction
2.1 This document has been prepared by Mass Architecture on behalf of Dalian Properties in support of the proposed alterations to 51 Walmgate, York.
2.2 The proposed alterations include the following;
- New double-glazed ‘shop-front’ with new double glazed fan light above the entrance door - New double-glazed timber sash window - New low-level vents to front elevation provided air intake and extract to basement
3.0 Use
3.1 The site is currently empty and was granted Change of Use from retail to a dwelling house in February 2020 (Application reference 19/02516/FUL). This application is submitted in connection with the physical conversion of the property to residential use and the proposed changes are necessary to meet the requirements of the Building Regulations.
3.2 The proposal does not intend to alter the use class.
4.0 Amount
4.1 No changes to the amount of accommodation is proposed in this application.
5.0 Layout
5.1 The property is two-storey with a basement. The property is accessed from Walmgate directly into the main reception area, at the rear of the ground floor is the kitchen/dining area and a small rear courtyard. At first floor level is the main bedroom area and bathroom. At basement level is a further habitable room. All floors are served by a centrally located staircase.
5.2 No alteration is proposed to the internal layout of the building, it will remain as granted consent under application reference 19/02516/FUL
6.0 Scale
6.1 No alteration to the scale of the building is proposed.
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7.0 Appearance
7.1 The existing front elevation has a large glazed shop-front at ground level, with the entrance door to the right and opening fanlight above. The shop-front is single glazed, as is the fanlight. Above the shop-front are several courses of brick work that continue up to the string course that runs the full width of the elevation dividing the ground and first floors visually, and forms the sill of the timber sash window at first floor level. Above the sill the brick runs to the underside of a detail band that supports the box gutter at eaves level.
7.2 It is proposed to renew the shop-front, fanlight and first floor sash fitting new units with matching sight-lines but double glazed.
8.0 Access
8.1 The front of the property is accessible from Walmgate, this access will remain unchanged.
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9.0 Architectural Description
9.1 The 19th century Georgian house that fronts on to Walmgate it is part of a row of five properties that are of a similar height and that have match architectural detailing and materials, suggesting that they were developed together. The dominant feature of the property is the ground floor shop-front which has a large glazed display window, with entrance door to the right with fanlight above. Above the shop-front are several courses of brick work that continue up to the string course that runs the full width of the elevation dividing the ground and first floors visually, and forms the sill of the timber sash window at first floor level. Above the sill the brick runs to the underside of a detail band that supports the box gutter at eaves level.
10.0 Relationship to Context & Setting
10.1 The building lies within the Central Historic Core Conservation Area Character Area 15: Fossgate & Walmgate.
10.2 The Conservation Area Character Appraisal (CACA) states that ‘Fossgate and Walmgate are part of the main Roman road which approached the city from the east and entered the legionary fortress at the gate Porta Principalis Sinistra, now the site of King’s Square’.
10.3 The CACA notes that Walmgate is a well enclosed street, with numerous historic buildings generally two to three storeys high but all on the same building line back from the pavement. The buildings at the west end Walmgate have been continuously re-built from 17th to the 19th centuries. Those to the east end of the street have been brick from the outset with many built during the Georgian period.
10.3 A number of historic shop-fronts survive in the area but the current shop-front does not appear to be Georgian.
11.0 Conservation Policy
11.1 The National Planning Policy Framework (NPPF) was published on 27th March 2012 and revised in July 2018. NPPF sets out the Government’s planning policies for England and how these are expected to be applied.
11.2 Section 16 of the NPPF, ‘Conserving and enhancing the historic environment’, requires local planning authorities to identify and assess the particular significance of any heritage asset that may be affected by a proposal. They are required to take this into account when considering the impact of a proposal on a heritage asset, to avoid or minimise any conflict between the heritage asset’s conservation and any aspect of the proposal (Para. 190).
11.3 Section 16 of the NPPF, ‘Conserving and enhancing the historic environment’, seeks to ensure that when determining applications local authorities should seek to find viable uses for heritage assets that will sustain or enhance their significance and is consistent with their conservation. In addition, consideration should be given to the potential for the heritage assets to make a positive contribution to creating sustainable communities including their economic vitality (Para. 192).
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11.4 Where a proposed development will lead to substantial harm or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss (Para. 195). However, 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 (Para. 196). We believe that the proposed alterations represent less than substantial harm and will arguably have a positive impact on the character and appearance of the conservation area, which is to the public benefit.
11.5 The NPPF requires that local planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites, and within the setting of heritage assets, to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to the asset should be treated favourably (Para. 200).
12.0 Assessment of Significance
12.1 Walmgate has a varied historic character, the outcome of piecemeal development over the centuries. It also has a mix of uses including shops, restaurants, pubs, offices, residential and light industry.
12.1 Walmgate is a well enclosed street, the east of which highlights the development of the area in the Georgian period, and the relative lack of gentrification of the area compared to other parts of York such as Micklegate.
13.0 Impact on Significance
13.1 No alterations are proposed to the appearance of the Conservation Area . The proposal looks to maintain the traditional forms and materials of the front elevation.
13.2 The overall pattern of the street is unaffected by the scale and nature of the proposals. Furthermore, the proposals would not harm the character of the wider Conservation Area beyond the site.
14.0 Conclusion
14.1 The proposals will allow for the vacant and underused property to be brought back into use, without harming to the character of the Conservation Area.
Heritage Statement | 51 Walmagte 7 Appendix A
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Appendix | 51 Walmgate 11 54 Blossom Street York North Yorkshire YO24 1AP