Site: Kind Bar Ltd, 266 High Street, Lincoln, LN2 1HW, Application No: 2013/1201/LBCTarget Date:Agent: Mr Luke TurnerApplicant: Mr Matthew CorriganDevelopment: Installation of new shop front, first floor window opening and

information board to west elevation; new shop front and information board to east elevation; new shop front and enlargement of first floor windows to south elevation; replacement of all first and second floor windows with timber sliding sash windows; works to repair window heads and cills; and re-rendering of all elevations (LISTED BUILDING CONSENT)

Background

The application is for listed building consent for external alterations to 1 The Strait, occupied by Kind Bar. The alterations include new shop fronts, enlargement of windows, replacement of windows with timber sliding sashes, works to repair all window heads and cills and re-rendering.

An accompanying application for planning permission has also been submitted, reference 2013/1191/F.

The application premises is a three storey grade II listed building dating from the late 18th Century with later mid 20th Century additions and alterations. Located at the top of the High Street the building provides a key focal point for views up the High Street and also marks the beginning of The Strait. The premises are also located within the Cathedral and City Centre Conservation Area.

Site Visit

Undertaken on 21st February 2014.

Issues

Effect on the special architectural and historic interest of the listed building.

Policies Referred to

National Planning Policy Framework

Consultations

Consultations were carried out in accordance with the Statement of Community Involvement, adopted June 2006.

Responses

Lincoln Civic Trust St Mary`s Guildhall385 High StreetLincolnLN5 7RY

No objections

Highways & Planning Lincolnshire County Council No objections

Consideration

When considering applications for works to listed buildings Chapter 12: Conserving and enhancing the historic environment of the National Planning Policy Framework (NPPF) is relevant. The building is defined as a designated heritage asset in the NPPF which states that in considering the impact of a proposal on any heritage asset local planning authorities should take into account the particular nature of the significance of the heritage asset. It also states that new development should either sustain or enhance the significance of the heritage asset and should make a positive contribution to the character and local distinctiveness of the historic environment. Furthermore the policy advises that development should be permitted which secures the future of heritage assets.

The proposals have been subject to extensive pre-application discussions and meetings with both planning and heritage officers as well as English Heritage. The applicant wishes to refurbish and improve the appearance of the building, improving its contribution to the character of the area.

The application proposes to replace the existing shop front on the front elevation installing feature timber pilasters at both ends to form a full width shop front, which also wraps around the building to the east and south elevations. The shop fronts on these elevations are also proposed to be extended and replaced. The new shop fronts will increase the overall amount of glazing while at the same time retaining traditional elements. I have no objection to the shop fronts and consider that they would have a positive impact on the building.

It is proposed to replace all of the first and second floor windows with traditional timber sliding sashes. In addition to this the application details the enlargement of the two first floor window openings to the front elevation and the creation of a new first floor window to the side, west elevation. Associated with these works all existing window heads and cills will be refurbished or replaced where necessary. Finally the attic feature window to the front elevation will also be refurbished and reinstated. I consider the proposals and repairs, specifically the use of traditional timber sashes and the reinstatement of the feature attic window, would be an improvement to the overall appearance of the building.

The re-rendering of the building will also improve the overall appearance of the building, although I would suggest that the colour be conditioned for approval.

I have no objection to the proposed information boards to the east and west elevations or the replacement clock to the front elevation.

The final scheme has been the result of detailed pre-application meetings with planning officers, heritage officers and also English Heritage. I am therefore satisfied that the significance of the building and the impact of the proposals have been appropriately considered and I am of the opinion that the proposals will enhance the appearance of the building.

Conclusion

The proposals would enhance the significance of the heritage asset would make a positive contribution to the character and local distinctiveness of the historic environment, in accordance with the National Planning Policy Framework.

Financial Implications

None.

Legal Implications

None.

Application Negotiated Either at Pre-Application or During Process of Application

Yes.

Equality Implications

None.

Application Determined Within Target Date

No, application was received by case officer after the expiry date.

Recommendation

Grant with conditions to include:

Work to commence within three years Conformity with plans Sample of render

Report by: Planning Manager

Site location plan

Existing front, south elevation to High Street

Existing side, east elevation to The Strait

Existing side, west elevation to St. Martin’s Street

Proposed front elevation to High Street

Proposed side elevation to The Strait

Proposed side elevation to St. Martin’s Street

Shop front detail

View up the High Street from the south

Front, south elevation

Side, east elevation to The Strait

Front elevation and side, west elevation to St. Martin’s Street

Side, west elevation to St. Martin’s Street