(Attachment: 14)Agenda item - Reigate and Banstead Borough ...

Planning Committee Agenda Item: 17
2 October 2013 13/01461/LBC
TO:
PLANNING COMMITTEE
DATE: 2 October 2013
REPORT OF:
AUTHOR:
HEAD OF POLICY, DEVELOPMENT AND
PROPERTY
Andrew Benson
TELEPHONE: 01737 276175
EMAIL:
Andrew.benson@reigate-banstead.gov.uk
AGENDA ITEM: 17 WARD: Reigate Central
APPLICATION NUMBER: 13/01461/LBC VALID: 9 August 2013
APPLICANT:
LOCATION:
DESCRIPTION:
Reigate and Banstead
Borough Council
AGENT:
Trevlyn Tanner
Architects
TOWN HALL, CASTLEFIELD ROAD, REIGATE RH2 0SH
Demolition of modern extensions, attached to listed building
All plans in this report have been reproduced, are not to scale, and are for illustrative
purposes only. The original plans should be viewed/referenced for detail.
This application is referred to Committee in accordance with the Constitution as
the application site is owned by the Council.
The Town Hall is a Grade II statutory listed building and as such any structural
changes to it or its curtilage structures require Listed Building Consent.
This application seeks Listed Building Consent for the demolition of the two
modern buildings, at the southern part of the Town Hall site, known as the South
Annexe. They were constructed in 1988 and 1993 and are essentially brick-clad
prefabricated buildings.
As with most prefabricated buildings, they have only a limited life and their
construction causes them to perform poorly in extremes of climate. This, together
with their flat roof construction and cladding system means they are expensive to
maintain.
The buildings are of no historic or architectural value and do not contribute
positively to the character of the Reigate Town Centre Conservation Area or the
setting of the historic parts of the listed town hall. On this basis their demolition is
considered acceptable.
RECOMMENDATION
A. The Committee is asked to resolve to GRANT listed building consent, subject
to conditions; and
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Planning Committee Agenda Item: 17
2 October 2013 13/01461/LBC
B. The application and resolution then be referred to the Secretary of State for
Communities and Local Government to confirm the decision to Grant consent.
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Planning Committee Agenda Item: 17
2 October 2013 13/01461/LBC
Consultations:
Highway Authority:No objection.
Conservation Officer: No objection.
English Heritage: No objections.
Surrey County Council Archaeology: No objection.
Representations:
Letters were sent to neighbouring properties on 19 August and 29 August 2013,
asite notice was postedon 28August 2013 and advert posted in the local press on 29
August 2013. One representation was received requesting additional parking be
made available and requesting details of any development subsequent to the
demolition.
The proposal does not result in the loss of parking and the restoration of the site
would be dealt with by condition. Any future development would be the subject of
a separate planning application.
1.0 Site and Character Appraisal
1.1 The Town Hall is a Grade II statutory listed building; it was formerly used as
the Town Hall, Court House and fire station. The building was designed in
1899 by Hugh McIntosh and Newman and completed in 1901; it is of an arts
and crafts vernacular. The Town Hall is a prominent townscape building and
makes a significant contribution to the townscape setting of the Reigate Town
Centre Conservation Area and the wider townscape.
1.2 The two buildings in question do not form part of the historic town hall
building but are later additions, being constructed following permission in
1988 and 1993. They are prefabricated with brick cladding and of flat roof
design with a raised bridge linking the two.
2.0 Added Value
2.1 The application was the subject of pre-application discussion with officers.
3.0 Relevant Planning and Enforcement History
3.1 93/10600/F Demolition of existing civic defence
shed construction of two-storey
building with first floor link to
adjacent building which is to be reclad
with brick work
Granted
17 November 1993
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Planning Committee Agenda Item: 17
2 October 2013 13/01461/LBC
3.2 98P/1722 Provision of new office
accommodation, formation of new
main site reception, with link
between buildings
Granted
25 March 1999
3.3 01/01775/LBC Facilities for Council Members Granted
26 October 2001
3.4 02/00914/LBC Installation of secondary glazing
and ventilation system in the first
floor civic suite
3.5 02/01649/LBC Internal alterations and
refurbishment and conversion of the
former Leader's Room, Members'
Cloakroom, kitchen and the male
toilets on the first floor
Granted
03 October 2002
Granted
4 December 2002
3.6
03/00032/LBC
Enlargement and alterations to new
council chamber including removal
of internal wall, revealing and
restoring vaulted ceiling, additional
panelling and installation of air
handling units in wood cabinets
Granted
6 May 2003
3.7
11/01154/LBC
Provide water proof coating to
stone/render roof.
Granted
27/09/2011
4.0 Proposal and Design Approach
4.1 This is an application for listed building consent todemolish two modern
buildings at the southern end of the Town Hall complex. The application was
accompanied by a heritage statement which explains their modern
construction, that they do not form part of the listing description for the town
hall and are of no architectural merit or significance.
5.0 Policy Context
5.1 Designation
Urban Area
Grade II Listed Building
Reigate Town Centre Conservation Area
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Planning Committee Agenda Item: 17
2 October 2013 13/01461/LBC
5.2 Reigate &Banstead Borough Local Plan 2005
Heritage Sites
Conservation Areas
Pc9
Pc12, Pc13
5.3 Other Material Considerations
National Planning Policy Framework
6.0 Principal Issues
6.1 The proposal would be sufficient distance from trees or neighbouring
properties so as not to cause any harm. As the application is just for listed
building consent the only issue to be considered is:
Impact on the Listed Building and Conservation Area
Impact on the Listed Building and Conservation Area
6.2 The principal issue for consideration in this application is whether the
proposed works respect the historic and architectural character of the listed
building. Section 16 of the Planning (Listed Buildings and Conservation
Areas) Act 1990 requires local planning authorities and the Secretary of State
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.”
6.3 It is considered that the buildings do not positively contribute to the
Conservation Area or the setting of the original historic part of the town hall.
They are of modern, prefabricated construction with black cladding and flat
roofs. It is therefore considered that their demolition and removal would
preserve the character of the Conservation Area and listed building, in no
way harming it and is therefore acceptable.
6.4 It is pertinent to consider how the land would be restored following
demolition in such circumstances and a condition is therefore suggested
requiring details of the restoration of the land to be submitted for approval.
CONDITIONS
1. The development for which Listed Building Consent is hereby permitted
shall be begun before the expiration of three years from the date of this
consent.
Reason:
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Planning Committee Agenda Item: 17
2 October 2013 13/01461/LBC
To comply with Section 18(1) (a) of the Planning (Listed Buildings and
Conservation Areas) Act 1990 as amended by Section 52 (4) of the Planning
and Compulsory Purchase Act 2005
2. The development hereby permitted shall be carried out in accordance with
the following approved plans.
Reason: In accordance with "Greater Flexibility for Planning Permissions
Guidance" (DCLG) 2010
Note: Should alterations or amendments be required to the approved plans, it
will be necessary to apply either under Section 96A of the Town and Country
Planning Act 1990 for non-material alterations or Section 73 of the Act for
minor material alterations. An application must be made using the standard
application forms and you should consult with us, to establish the correct
type of application to be made.
Plan Type Reference Version Date
Receiv
ed
Site Layout Plan 1308.C.02 09.08.2013
Location Plan 1308.C.01 09.08.2013
Floor Plan RBBC/TH/SA2/GF 09.08.2013
Floor Plan RBBC/TH/SA2/FF 09.08.2013
Floor Plan RBBC/TH/SA1/GF 09.08.2013
3. Prior to the commencement of development, details shall be submitted to and
approved in writing by the Local Planning Authority to show how the land
would be restored following demolition, including details of the proposed
layout, landscape materials and finish. Within one month of demolition
occurring the land shall be restored in accordance with the approved details.
Reason:
To ensure the character and setting of the Conservation Area and listed
building is maintained with regards policies Pc9 and Pc12 of the Reigate and
Banstead Borough Local Plan 2005.
4. All making good of the remaining building shall be in English Bond
brickwork to match existing.
Reason:
To ensure the character and setting of the Conservation Area and listed
building is maintained with regards policies Pc9 and Pc12 of the Reigate and
Banstead Borough Local Plan 2005.
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Planning Committee Agenda Item: 17
2 October 2013 13/01461/LBC
INFORMATIVES
1. Any proposal to construct a car park, or to construct another building, on the
site of the demolished building will require a planning application to be
submitted to the LPA. Such an application must include proposals to
attenuate the surface water run-off from the site, ideally by a sustainable
drainage system, to ensure that there is no increase in Flood Risk in
accordance with Reigate and Banstead Borough Local Plan 2005 policy Ut4
and NPPF Technical Guidance.
REASON FOR CONSENT
The development hereby permitted has been assessed against development plan
policies Pc9, Pc12, Pc13 and material considerations, including third party
representations. It has been concluded that the development is in accordance with
the development plan and there are no material considerations that justify refusal in
the public interest.
The Local Planning Authority has acted positively and proactively in determining
this application by assessing the proposal against all material considerations,
including planning policies and any representations that may have been received
and subsequently determining to grant consent in accordance with the presumption
in favour of sustainable development where possible, as set out within the National
Planning Policy Framework.
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