planning and heritage statement in support of an ... 0110 0111 pla… · replace windows with new...

PLANNING AND HERITAGE STATEMENT

IN SUPPORT OF

AN APPLICATION FOR PLANNING PERMISSION

And A LISTED BUILDING CONSENT APPLICATION

FOR

Replacement windows, Rainwatergoods, Katzecure fencing and internal alterations

AT

397 Burnley Road

Cliviger BB10 4SU

ON BEHALF OF

Helen Belafonte-Clark

February 2017

SITE ADDRESS:

397 Burnley Road Cliviger

BB10 4SU

PLANNING AND HERITAGE STATEMENT DATE ISSUED:

February 2017

REPORT PREPARED BY: R C Clews MRICS

RICS Certified Historic Building Consultant

Heritage Statement – 397 Burnley Road

CONTENTS 1.0 INTRODUCTION Page 1 2.0 LOCATION, HER CONSULTATION AND DESIGNATION Page 2

Location

HER Consultation Heritage Asset Designations 3.0 THE PROPOSED DEVELOPMENT Page 2

4.0 PLANNING POLICY

National Planning Policy

Local Planning Policy Validation and Supporting Documentation Policy

5.0 ASSESSING THE SITE’S SIGNIFICANCE Page 5 6.0 HERITAGE IMPACT ASSESSMENTS Page 7 7.0 SUMMARY Page 8 Appendices A List description B Photographs C References

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1.0 INTRODUCTION

1.1 Jubb and Jubb Ltd has been instructed by Helen Belafonte-Clark to prepare a

planning and heritage statement as part of an application for planning permission and

listed building consent to include:

• Replacement painted timber double glazed windows

• Cat secure fencing

• Reinstate cast iron rainwater goods

• Reinstate traditional painted timber rear door

• Repoint in lime sand mortar

• Internal alterations to include traditional painted timber shutters and wainscoting to the hallway

1.2 The applicant proposes a development which requires planning permission and listed

building consent. The applicant has commissioned specialist advice from Jubb and

Jubb Ltd., Chartered Surveyors and Historic Environment Advisers to assess the

significance of the asset and the potential impact of the proposals.1

1.3 The lead author R Clews BSC(Hons) MRICS is accredited by the Royal Institution of

Chartered Surveyors in Historic Building Conservation.

1.4 The research and recording work follows English Heritage Guidance Understanding

Historic Buildings2 for level 3 recording.

1.5 Helen Belafonte-Clark is the building owner and the commissioning client. This

report is for use only for the purposes for which it has been commissioned.

1 NPPF para 128 2 Published 2006 and republished 2016

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Copyright is the property of Jubb and Jubb Ltd. Source materials are credited in the

footnotes.

2.0 LOCATION, HER CONSULTATION AND DESIGNATION

Location

2.1 National grid reference SD 87518 28553. Nearest registered postcode is BB10 4SU.

Historic Environment Record Consultation

2.2 The Historic Environment Record (HER) searched through Heritage Gateway did

not return any significant findings. A milestone is situated around half a mile south

east title ID 2627579.3 Other nearby listed building include The Ram Inn Listed

Grade II UID 1072669 and Church of St John the Evangelist UID 1072669.

Heritage Asset Designations

2.3 397 Burnley Road is listed Grade II4. The list description is included at appendix A.

3.0 THE PROPOSED DEVELOPMENT

3.1 The proposal aims to adapt the building to suit the new owners. The description of

development is:

Replace windows with new painted double glazed windows to match existing. Reinstate

cast iron rainwater goods. Reinstate traditional painted timber rear door. Re-pointing in

lime sand mortar. Alter boundary fencing to form cat secure rear garden. Internal

alterations to include, traditional painted timber shutters, wainscoting to the hallway.

3 http://www.heritagegateway.org.uk/Gateway/Results 4 List entry No. 184029

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3.2 The objective of the proposed development is to:

1 Retain the designated heritage asset in its optimum viable use as a dwelling

2 Restore and repair the historic fabric

3 Improve the thermal performance of the building

4.0 PLANNING POLICY

Statutory protective framework

4.1 The Planning (Listed Buildings and Conservation Areas) Act 1990 s.66 sets out the

duty of the Local Planning Authority, when considering whether grant permission for

development affecting a listed building to have special regard to the desirability of

preserving the building or its setting or any features of special architectural or

historic interest which it possesses.

National Planning Policy Framework (NPPF)

4.2 The national planning policy is set within the National Planning Policy Framework

(NPPF), which was issued in March 2012.

4.3 Chapter 12 provides the policy for conserving and enhancing the historic

environment. Paragraphs 128 and 129 set out the national policy about the duties of

the planning authority when considering proposals that affect designated heritage

assets.

4.4 Paragraph 134 provides the policy for proposals which are likely to cause less than

substantial harm to designated heritage assets. Where a development proposal will

lead to less than substantial harm to the significance of a designated heritage asset,

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this harm should be weighed against the public benefits of the proposal, including

securing its optimum viable use.

4.5 The online Planning Practice Guide supports this5 with more detail about public

benefits which are considered at paragraph 6.1.

Adopted Local Planning Policy

4.6 Local policy is provided in the Burnley Local Plan Second Review – 2006 was adopted 21 April 20066.

4.7 The specific policy for this type of development is policy E10, which is as follows:

ALTERATIONS, EXTENSIONS, CHANGE OF USE AND DEVELOPMENT AFFECTING LISTED BUILDINGS

The Council will not permit proposals which adversely affect the character, architectural or historic interest of a Listed Building, or its setting. Proposals will only be permitted where they:

(a) retain and repair features of architectural or historic interest;

(b) use appropriate materials and traditional working practices;

(c) have no adverse effect on the setting of the building, including trees, walls, gardens, and any other structure or object within the curtilage of the building;

(d) make provision for the appropriate recording of any architectural or historic features that are to be removed during repair or alteration; and (e) are appropriate in terms of siting, size, scale and design of any extension.

5 NPPG ID18a updated 10 04 2014 6 Burnley Local Plan Second Review 2006

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5.0 ASSESSING THE SITE’S SIGNIFICANCE

Overview

5.1 The building is a good exemplar of a pair of nineteenth century mid-status purpose-

built houses. It has a number of good intact architectural features internally and

externally. It has group value with the school, church, highway and pub. The setting

of the small settlement, on a sloping site in the dramatic landscape, adds considerably

to the value of the group.

Evidential Value

5.2 Evidential value refers to how the physical remains, of buildings, or things on the site

can tell us about the past.

5.3 There is some evidential value about the development of the group. Evidence of

traditional details and techniques are retained in the built form.

5.4 There could be further evidence below-ground, too, but in the locations where

development is proposed it is likely to be of low value.

Historic Value

5.5 The historic value of the site is derived from its age and association with the church,

school and pub. It is understood that on left side, the building served as school

master’s house and the right side was library.

5.6 The historic significance is broadly attached to age – the oldest part of the building is

believed to date from 1707 although the site was substantially rebuilt in the

nineteenth century.

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Communal Values

5.7 The site has an important connection to the surrounding public buildings. The cluster

of buildings in the village and is an example of a hierarchy of high status buildings

given over to education, the church and hospitality arranged on the principal route

through the valley. The importance of social order and the routes to adjacent

settlements is evident in the layout of the settlement and the orientation of this

building.

Aesthetic Values

5.8 Desk studies have not revealed any records of an architect or designer. It is likely

that the building was patron and craftsman-design. The building has considerable

aesthetic value as an exemplar of middle class tastes in the mid nineteenth century

merged with the local crafts and vernacular techniques, such as stone mullioned

windows, weathershot dressed stone walling, stone slate roofing, and paneled, glazed

doors. The finial on the dormer parapet, the small front garden and the open porch

all hint at the building’s status.

5.9 The interior has many intact architectural features including a strictly symmetrical

single bay double pile plan form with central stair, mirrored on the party line. This

displays the master builder’s craft for pattern-book building. Some good period

details survive such as coloured glazing, moulded skirtings and architraves, panelled

internal doors, and central chimney breasts in the principal rooms joined at eaves

level in a shared gable stack. The basement service rooms are recognizable from

surviving features such as the large stove recess in the rear room and the entrance

under the external steps.

5.10 Small changes such as introducing uPVC gutters and downpipes, removal of the

chimney breast from the kitchen and alterations to external doors detract slightly.

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6.0 HERITAGE IMPACTS

6.1 The overall impact of the proposed scheme should take into account the public

benefits7 (or positive impacts) which can outweigh the harmful effects of the changes.

Public benefits may include heritage benefits, such as:

• sustaining or enhancing the significance of a heritage asset and the contribution

of its setting

• reducing or removing risks to a heritage asset

• securing the optimum viable use of a heritage asset in support of its long term

conservation

6.2 The impacts have been examined for harm to the heritage values. The areas with no

harm have been sifted out, and this report considers only the impacts which require

some discussion or justification. These are broadly as follows;

• Evidential value – low risk of harm. The fixings for the cat-proof fencing are all

above ground.

• Historic value – there is some harm to the building’s historic value but this has

been assessed as low. The windows are historic fabric; these are in poor

condition and previous repairs have been unsuccessful. These will be removed

by the works and be replaced with double-glazed units, which are otherwise

facsimiles of the existing.

• Communal value – not affected by the proposals.

• Aesthetic Value – some of the interventions will have a positive impact – such as

reinstating cast iron rainwater goods. Others, such as higher fencing on the

boundary have a slightly negative impact on the setting, as they are not

traditional. In mitigation, the fencing design has been selected to reduce this

7 As defined in Planning Practice Guide Paragraph: 020 Reference ID: 18a-020-20140306 ‘What is meant by the term public benefits?’

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impact in terms of size, colour and prominence. The fencing is proposed for the

rear boundary so it has little impact on the building’s group value.

7.0 SUMMARY

• This building has special architectural and historic interest which merits its

designation as a Grade II listed building.

• The significance of the building has been assessed by considering its heritage

values.

• The impact of the proposals has been assessed as likely to cause less than

substantial harm the building’s significance.

• This level of harm to the building’s significance is justified by the public benefits of

the scheme. These include the active use of this listed building to support it’s

long term conservation. The proposals include the reinstatement of traditional

features which enhance this building’s significance and its contribution to the

setting.

R C Clews MRICS RICS Certified Historic Building Professional February 2017

List Description

397 Burnley Road

List Description NUMBERS 395 AND 397 WITH FRONT GARDEN WALL AND RAILINGS, 395 AND 397, BURNLEY ROAD County: Lancashire District: Burnley Grade: II Date first listed: 10-Mar-1987 UID: 184029 Pair of semi-detached houses. Mid C19. Coursed squared sandstone with small quoins (now ribbon pointed), stone slate roof with gable copings and gable chimney stacks. Square 3 x 3 bay plan. Basement, 2 storeys and attic; in Jacobean style. Symmetrical; central gabled double porch has coupled outer openings with moulded surrounds including a central pier with moulded capital, an ex situ datestone above (lettered in relief W ), moulded gable coping T A 1707 with kneelers and apex finial, a side window to each part, and panelled inner doors with segmental-headed fanlights; above the porch, coupled 2-light flush mullion windows under one hoodmould, and breaking the eaves a gablet with a recessed panel and stone coping; otherwise, each house has a 3-light window on each floor, with a hoodmould, and moulded stone gutter brackets. The gable walls each have three 2-light windows on each floor and an attic window of 2 arched lights with hollow spandrels, all these with hoodmoulds, and smaller 2-light windows to the basement. Rear has flights of steps to central back doors, and two plain flush mullion 2-light windows on each principal floor and one in the basement of each house. Attached front garden wall of squared sandstone, panelled gatepiers with ball finials, iron gates with knobbed standards, ornamental scrolls, and wavy dog-bars, and low matching railings mounted on the walls. Item forms group with Ram Inn and No. 399 to left (q.v.)., and is included for group value.

References

397 Burnley Road

References Statutory list description

National planning policy framework

Understanding Historic Buildings - A Guide to Good Recording Practice, Historic England 2016

Heritage Gateway

National planning practice guide

Burnley Local Plan Second Review 2006

Planning History The online planning history for this property includes application APP/2014/0129. Other References Listing Selection Guide – Domestic 3 Suburban and Country Houses – English Heritage

October 2011

Conservation Principles – English Heritage 2008

Historic Building Conservation – RICS Guidance Note 2009

Historic Maps

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