For:      S T Walker & Duckham per Herefordshire Council 14 The Tything Worcester  WR1 1HD

Ward: Leominster South

The Northern Team Leader presented a report about an application for alterations to Grange Court Leominster which is a Grade II* listed building; for a scheme to provide office and community use.  The building was used by Herefordshire Council as office accommodation but this had diminished over recent years as the Council rationalised the disparate nature of its services.  Grange Court was originally erected in 1633 in  Broad Street and was used as a market hall.  During the 19^th century it was considered to be a traffic hazard and was dismantled and later reconstructed in its current location in 1853 for use as a residence.  It underwent significant alterations with the ground floor being enclosed to create two rooms and the addition of a central stone staircase.  The previously open space at first floor level was sub-divided to create smaller rooms and significant one and two-storey brick extensions were added to the side and rear.

The Northern Team Leader presented the following representations which had been received since the report was prepared:-

·         a petition containing 309 signatures against the proposal and 2 in favour.

·         a plan of an alternative proposal has also been submitted by Mr Ian Gaskin together with a number of critical points which are similar to those already set out in the report.

·         a letter dated 29^th June has been received from MADE –Design review for W.Mids. It considers the uses to be a suitable and that the location of the extension is appropriate. It agrees that it is appropriate to remove the later partitions and Victorian staircase to recreate the impressive first floor room for community use. It was critical of the handling of the new entrance and foyer space and calls for a distinction between the old building and the new additions. It found the position of the foyer awkward – half in and half out of the existing building, the external appearance of the junction between old and new appears clumsy. It considered that a single wing running east  with office space either side of a central corridor would have been more efficient in terms of construction and running costs. There is ambiguity between the circulation space/garden should it be garden or cloister?  It found the cross sections through the office wings and selection of external finishes to be unnecessarily elaborate and questioned the use of so many different roof materials. Subject to the above caveats the Panel warmly supports the project.

In accordance with the criteria for public speaking, the following spoke about the application:-

Leominster Town Council – Councillors Westwood and Thomas

Objectors – Mr Gaunt & Mrs Butler

Supporters – Mr Jackson; Mr Duckham & Mr Baines

Councillor RC Hunt, one of the Local Ward Members welcomed the proposals to preserve and bring the building back into use but was of the view that the retention of the Victorian stone staircase was essential and that the potential loss of an Austrian black pine was regrettable.  Councillor J French, another Ward Member, welcomed the principle of the scheme but not the removal of the staircase and pine.  She pointed out that the Council was unlikely to favour such an application from a private individual and should therefore not do so with its own property.  She also dismissed a suggestion that the building would be allowed to fall into disrepair without the scheme because maintenance was undertaken by the Council. She suggested a deferral to allow further negotiations over these issues.  Councillor PA Andrews echoed these views, stating that The Grange was an important part of Herefordshire’s history and that local concerns needed to be heeded.

The Committee considered the various aspects of the scheme and the proposed internal and external layout.  The Conservation Manager described the status of the pine which was approximately 120 years old with an age range from 150 to 250 years.  The Committee noted that the trees had originally been planted to frame the view of the building and felt that the loss of one of the black pines would create a visual imbalance as well as an important asset to the town.

The Head of Planning and Transportation drew attention to the policy issues at stake, which were finely balanced.  The tree was an important local feature but the proposals would be of long-term benefit to a significant historic building and lottery funding could be lost if the scheme was delayed.  Notwithstanding the views of the Officers however, the Committee decided that in view of the issues involved, the matter should be deferred.

RESOLVED THAT

Further consideration of the planning application be deferred for negotiations with the applicants about the issues raised regarding the Victorian staircase and the black pine