Change of use from a place of worship to community space including artisan bakery, cafe and social space with occasional worship. Proposed various internal works including mezzanine & installation of an artisan bakery and change of use to the vestry and nave. To include all associated works and new services connections.

The Committee approved the application in accordance with the Case Officer’s recommendation with additional conditions.

(Change of use from a place of worship to community space including artisan bakery, cafe and social space with occasional worship. Proposed various internal works including mezzanine & installation of an artisan bakery and change of use to the vestry and nave. To include all associated works and new services connections.)

(Councillor Johnson left the meeting during consideration of this item.  Councillor Durkin fulfilled the role of local ward member and accordingly had no vote on this application.)

The Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking for virtual meetings, Mr R Lewis of Brampton Abbotts and Foy Parish Council submitted a written submission in opposition to the scheme.  This was read to the meeting by the legal adviser to the Committee.   Mr D Teague, a local resident, spoke in opposition to the scheme, as a virtual attendee.  A written submission by the Venerable D Chedzey on behalf of the applicant was read to the meeting.

In accordance with the Council’s Constitution, the local ward member, Councillor Durkin, spoke on the application.  He expressed a number of reservations.

The Committee discussed the application.

It was proposed that conditions should be added relating to securing and managing car parking and noise attenuation measures relating to the proposed extractor fan.

The local ward member was given the opportunity to close the debate.  He reiterated a number of reservations.  However, he commented that the community was broadly supportive subject to car parking provision in particular being satisfactorily resolved.

It was proposed in relation to the accompanying listed building consent application (193666 below) that the local ward member should be consulted on the proposals for repurposing the internal fixtures, noting concerns he had expressed about the Caroe pews.

Application 193665

 

RESOLVED: That planning permission be granted subject to the following conditions, with additional conditions relating to noise attenuation from the proposed extraction fan and car parking, and any other further conditions considered necessary by officers named in the scheme of delegation to officers:

 

1.         Time limit for commencement (full permission)

           

2.         Development in accordance with the approved plans and materials

 

3.         Nature Conservation – Ecology Protection, Mitigation

 

            The ecological protection, mitigation, compensation and working methods, as recommended in the ecology report by Swift Ecology dated September 2019 shall be implemented and hereafter maintained in full as stated unless otherwise approved in writing by the local planning authority. No external lighting should illuminate any boundary feature, adjacent habitat or area around the church.

 

            Reason: To ensure that all species are protected and habitats enhanced having regard to the Wildlife and Countryside Act 1981 (as amended), the Habitats & Species Regulations 2017 (as amended), Policy LD2 of the Herefordshire Core Strategy, National Planning Policy Framework (2019) and NERC Act 2006

 

4.         Nature Conservation – Biodiversity and Habitat Enhancement

 

            Prior to first use of works approved under this decision, a detailed scheme and plan for proposed biodiversity net gain enhancement features including provision for bat roosting and hibernation, bird nesting, hedgehog homes and pollinating insect ‘nesting’ should be supplied to and acknowledged by the local authority and then implemented in full. The approved scheme shall be maintained hereafter as approved unless otherwise agreed in writing by the local planning authority. No external lighting should illuminate any biodiversity net gain feature or adjacent habitat.

 

            Reason: To ensure that all species are protected and habitats enhanced having regard to the Wildlife and Countryside Act 1981 (as amended), Habitat Regulations 2017, Core Strategy SS6, LD2, National Planning Policy Framework (2019), NERC Act  2006 and Dark Skies Guidance Defra/NPPF 2013/2019.

 

5.         Habitat Regulations (River Wye SAC) – Foul- and Surface Water

 

            All foul water shall discharge through a connection to the local Mains Sewer network; and all surface water managed through on site soakaway-infiltration; unless otherwise agreed in writing by the Local Planning Authority.

 

            Reason: In order to comply with Habitat Regulations (2017), National Planning Policy Framework (2019), NERC Act (2006) and Herefordshire Council Core Strategy (2015) policies SS6, LD2, SD3 and SD4.

 

6.         CAB - Visibility Splays

 

7.         CAD - Access Gates

 

8.         CAI -  Parking – shared drives

 

9.         CAT - Construction Management Plan

 

10.       CB2 - Secure covered cycle parking provision

 

11.       CB3 - Travel plan

 

12.       No surface water and/or land drainage shall be allowed to connect             directly or indirectly with the public sewerage network

 

            Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment

 

13.       CBK - Restriction of hours during construction

 

14.       C54 - Restriction on hours of opening

 

            The A3 – Restaurant and café use hereby permitted shall not be open to customers outside the hours of 9:00 and 18:00 Sunday – Thursday and the hours of 9:00 and 22:00 Friday – Saturday, and the bakery use hereby permitted shall not be open outside the hours of 4:00 and 17:00 on Monday to Saturday.

 

            Reason: In the interests of the amenities of existing residential property in the locality and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

15.       C56 - Restriction on hours of use (industrial)

 

            No deliveries shall be taken at or despatched from the site outside the following times [6:00 and 16:00] nor at any time on Sundays, Bank or Public Holidays

                                   

            Reason: In order to protect the amenity of occupiers of nearby properties and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

16.       C57 - Restriction on Use

 

            The light industrial element of the premises hereby approved shall be restricted to use as a bakery and for no other purpose in Class B1(c) of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification.

 

            Reason: The local planning authority wish to control the specific use of the premises, in the interest of local amenity and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

            INFORMATIVES:

 

1.         IP2 - Application Approved Following Revisions

 

2.         I11 - Mud on highway

 

3.         I09 - Private apparatus within the highway

 

4.         I05 - No drainage to discharge to highway

 

5.         I47 - Drainage other than via highway system

 

6.         I41 - Travel plans

 

7.         I35 - Highways Design Guide and Specification

 

 

Application 193666

 

RESOLVED: That Listed Building Consent be granted subject to the following conditions and any other further conditions considered necessary by officers named in the scheme of delegation to officers, with the local ward member to be consulted on the proposals for repurposing the internal fixtures:

 

1.         CE7 - Time Period

 

2.         C07 - Development in accordance with approved plans and materials

 

            2407.02P(0)303 Rev C, 2407.02P(1)300 Rev G, 2407.02P(0)301 Rev F, 2407.02P(0)305 Rev E, 2407.02(0)401, 2407.02(0)402 & Design & Access Statement and Heritage Impact Assessment.

 

3.         CE8 Expert Supervision

 

            Before work begins the details of appointment of an appropriately qualified professional specialising in conservation work who will supervise the hereby approved works of alteration or demolition shall submitted to and agreed in writing with the Local Planning Authority. Any proposed changes to the agreed supervision arrangements shall be subject to the prior written agreement of the local planning authority.

 

            Reason: To ensure that special regard is paid to specific architectural features or fixtures and to ensure the fabric is protected from damage during the course of works in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy, the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

4.         CF1 Protection: Specific

 

            Before work begins in relation to any of the specified features, details of measures to protect the following interior features from damage shall be submitted to and approved in writing with the Local Planning Authority. The work shall be carried out in accordance with the approved details and shall remain in place for the duration of the construction/ alteration work hereby permitted. No such features shall be disturbed or removed temporarily or permanently except as indicated on the approved drawings or without the prior approval in writing of the Local Planning Authority:

 

•           West Tower Structural Timberwork

•           Communion Rail

•           Chancel Screen

•           Panelling

•           Doors

•           Memorials

•           Historic Window Glass

 

            Reason: To ensure that special regard is paid to specific architectural features or fixtures and to ensure the fabric is protected from damage during the course of works in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy, the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

5.         CF4 Features

 

            Before work begins in relation to any of the specified features, a schedule showing their retention/re-use shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

•           West Tower Structural Timberwork

•           Communion Rail

•           Chancel Screen

•           Panelling

•           Doors

•           Memorials

•           Historic Window Glass

 

            Reason: To ensure that special regard is paid to specific architectural features or fixtures and to ensure the fabric is protected from damage during the course of works under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework.

 

6.         CF5 Misc Details

 

            Before work begins in relation to the specified features drawings to a scale of 1:20 and 1:5 fully detailing the following new, replacement or altered features shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

•           Vestry Wall & Floor Lining (to include means of ventilation)

•           New staircase and Mezzanine structure (to include methods of attachment to historic fabric)

 

            Reason: To ensure that special regard is paid to protecting the special architectural and historic interest and integrity of the building under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework.

 

7.         CG1 Recording – Standing Structures

 

            No development approved by this permission shall commence until a Level 3 drawn and photographic survey of church fabric to be altered or removed has been submitted to and approved in writing by the Local Planning Authority – Level 3 Survey requirements as defined in Historic England’s guidance 'Understanding Historic Buildings: A Guide to Good Recording Practice'.

 

            A copy of the approved record survey shall be submitted to the Herefordshire Historic Environment Record within 3 months of approval.

 

            Reason: This information is required before development commences to record the historic fabric of the building prior to development in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy, the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

8.         CG2 Matching existing work and samples – General

 

            All new external and internal works of making good to the retained fabric, shall match the existing original work adjacent in respect of methods, detailed execution and finished appearance unless otherwise approved in writing by the Local Planning Authority.

 

            Reason: To ensure that special regard is paid to protecting the special architectural and historic interest and integrity of the building under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework.

 

9.         CG4 Roofing details

 

            Before any works in relation to the features specified below begins, details and drawings (1:20 & 1:5) of construction methods shall be submitted to and approved in writing by the Local Planning Authority:

 

•           Roof ventilation and valley gutter treatment (Vestry Roof);

•           Flues, vents or other pipework piercing the building (and decorative finish)

•           Leadwork details (in accordance with LDA good practice);

 

            The works shall be carried out in accordance with the approved details.

 

            Reason: To ensure that special regard is paid to protecting the special architectural and historic interest and integrity of the building under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework.

 

10.       CH7 Damp proof course

 

            Before work begins, a detailed justification for, and methodology for inserting, a damp proof course shall be submitted to and approved in writing by the Local Planning Authority.

 

            Reason: To ensure that special regard is paid to protecting the special architectural and historic interest and integrity of the building under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework.

 

11.       CH8 Joinery works

 

            No joinery works shall commence until precise details of all internal joinery and glazing have been submitted to and approved in writing by the Local Planning Authority. These shall include:

 

•           Full size or 1:2 sections, and 1:20 elevations of each joinery item cross referenced to the details and indexed on elevations on the approved drawings.

•           Method and type of glazing

•           Colour scheme/surface finish

 

            The development shall be carried out in accordance with the approved             details.

 

            Reason: To ensure that special regard is paid to protecting the special architectural and historic interest and integrity of the building under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework.

 

12.       CI7 Repairs in situ

 

            Unless otherwise agreed beforehand in writing by the local planning authority the existing fabric of the building shall be stabilised, maintained, repaired and adapted as approved in situ and the approved conversion scheme shall be carried out without dismantling timber elements (including the roof) or rebuilding brickwork or masonry.

 

            Reason: To ensure that special regard is paid to protecting the special architectural and historic interest and integrity of the building under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework.

 

13.       CJ2 M&E Services

 

            All routes for mechanical and electrical services and drainage shall be arranged to be visually unobtrusive and cause the minimum disturbance to historic fabric.  Details shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant sections of works. These shall include types, sizes and positions of soil and vent pipes, waste pipes, rainwater pipes, boiler flues and ventilation terminals, meter boxes, exterior cabling etc. and interior fittings such as radiators, electrical socket outlets and switch-plates. The development shall be carried out in accordance with the approved details.

 

            Reason: To safeguard the architectural and historic interest and character of the listed building, in accordance with policy LD4 of the Herefordshire Local Plan -  Core Strategy , the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

14.       CJ5 Ornamental Mouldings

 

            All new partitions and other elements of construction shall be scribed around historic and architectural features and shall not cut through such features.

 

            Reason: To safeguard the architectural and historic interest and character of the listed building, in accordance with policy LD4 of the Herefordshire Local Plan -  Core Strategy , the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

15.       CJ6 Making Good – Submit Details

 

            Full details of ‘making good’ exposed areas revealed by demolitions are to be submitted and approved in writing by the Local Planning Authority prior to commencement of works.

 

            Reason: To safeguard the architectural and historic interest and character of the listed building, in accordance with policy LD4 of the Herefordshire Local Plan -  Core Strategy , the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

16.       CJ9 Schedule of works

 

            A schedule of works shall be submitted to and approved in writing by the Local Planning Authority prior to any works commencing. No work shall be carried out other than in accordance with the approved schedule. All existing original features shall be retained in situ unless it is specifically shown on the approved plans that they are to be removed.

 

            Reason: To safeguard the architectural and historic interest and character of the listed building, in accordance with policy LD4 of the Herefordshire Local Plan -  Core Strategy , the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

17.       CK1 Insulation

 

            Details including a specification and scale drawings of new sound and heat insulation is to be submitted to and approved in writing prior to the commencement of the relevant section of works. The development shall be carried out in accordance with the approved details.

 

            Reason: To safeguard the architectural and historic interest and character of the listed building, in accordance with policy LD4 of the Herefordshire Local Plan -  Core Strategy , the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

18.       CK2 Fire Proofing

 

            Details including a specification and scale drawings of new fire proofing measures are to be submitted to and approved in writing prior to the commencement of the relevant section of works. The development shall be carried out in accordance with the approved details.

 

            Reason: To safeguard the architectural and historic interest and character of the listed building, in accordance with policy LD4 of the Herefordshire Local Plan -  Core Strategy , the National Planning Policy Framework and under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

INFORMATIVES:

 

1.         I66- Extent Of Permission