Lucy Duffy - Assistant Team Manager: Planning Committee 17th September 2019 19/00044/LBC Mr Richard Carroll TRYSULL & SEISDON MAJOR Councillor V Wilson R And R Inkeepers Limited Plough Inn School Road Trysull WOLVERHAMPTON South Staffordshire 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2007 Removal of brick column and relocation of toilets into part of beer store to allow expansion of kitchens, Withdrawn (07/00466/LBC) 2015 Proposed minor improvements.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 Trysull and Seisdon 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 England'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