Agenda item

242506 / 242507 - SHIREHALL, ST PETERS SQUARE, HEREFORD, HEREFORDSHIRE, HR1 2HX

Meeting of Planning and Regulatory Committee, Tuesday 28 January 2025 9.30 am (Item 46.)

Proposed renovation, repair and refurbishment works required to Shire Hall including the introduction of a new library space within the Assembly Hall.

Decision:

Applications approved in accordance with the case officer’s recommendation.

Minutes:

The Senior Planning Officer provided a presentation on the application and the updates/representations received following the publication of the agenda.

In accordance with the criteria for public speaking Mr Tristram spoke on behalf of Hereford City Council, Mr Milln, Chair of the Hereford Civic Society, spoke in objection to the application and Ms Lee, representative of the applicant, spoke in support.

In accordance with the Council’s constitution the local ward member spoke on the application. In summary, she explained that the proposal to incorporate the library and learning space into the Shirehall made best use of an historical building. The application concerned the repair, renovation and refurbishment of an historic building and it was noted that only one objection had been received from the Hereford Civic Society. The plans for the building were welcomed as an asset to the city of Hereford and the county as a whole.

In accordance with the Council’s constitution Councillor Jonthan Lester spoke on the application as a cabinet member. In summary, he explained that the works proposed to the Shirehall were a renaissance of a cultural element of Hereford. The restoration and repurposing of the building would be transformative for library and learning services and made best use of an historic building.

Councillor Lester left the meeting at 10:02 a.m.

The committee debated the application. The renovation, repair and restoration of the building as set out in both applications was supported by the committee. A point of clarification regarding the number of cycle spaces provided was requested.

The Development Manager Service Manager explained that the conditions attached to the application would be reviewed and clarified, in accordance with delegations to officers, including details on the number of cycle parking spaces provided on the site.

The local ward member was given the opportunity to close the debate.

Councillor Dave Davies proposed and Councillor Richard Thomas seconded a motion that application 242506 be approved in accordance with the case officer’s recommendation.

Councillor Dave Davies proposed and Councillor Richard Thomas seconded a motion that application 242507 be approved in accordance with the case officer’s recommendation.

The motions were both put to the vote and were both carried unanimously.

RESOLVED -

242506/CD3

That planning permission be granted subject to the following conditions and any other further conditions or amendments to the below conditions, considered necessary by officers named in the scheme of delegation to officers:

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

The development shall be carried out strictly in accordance with the approved plans (insert Drawing Numbers) and supporting documents (insert Supporting Documents), except where otherwise stipulated by conditions attached to this permission.

Reason: For the avoidance of doubt and to ensure adherence to the approved plans in the interests of a satisfactory form of development and to comply with Policies SD1 and LD4 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

Notwithstanding the details provided, no development shall begin until details and the location of the following have been submitted to and approved in writing by the local planning authority, and which shall be operated and maintained during the construction period of the development hereby approved:

- Construction traffic access location;

- Parking for site operatives; and

- Construction Traffic Management Plan

The development shall be carried out in accordance with the approved details for the duration of the construction of the development.

Reason: In the interests of highway safety and to conform to the requirements of Policy MT1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

Notwithstanding the details provided, no development shall take place until the developer has secured the implementation of a programme of archaeological survey and recording to include recording of the standing historic fabric and any below ground deposits affected by the works. This programme shall be in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the local planning authority and shall be in accordance with a brief prepared by the County Archaeology Service.

Reason: To allow for recording of the building/site during or prior to development and to comply with the requirements of Policy LD4 of the Herefordshire Local Plan – Core Strategy. The brief will inform the scope of the recording action and the National Planning Policy Framework. The commencement of development in advance of such approval could result in irreparable harm to any identified heritage asset.

The recommendations in the ecology report by Udall-Martin Associates Ltd in respect of ecological interests on the site including mitigation-compensation measures and requirement for any relevant protected species licences from Natural England is to obtained prior to any works commencing on site, shall be implemented in full; and hereafter maintained as approved, unless otherwise agreed in writing by the local planning authority.

Within one month of receiving any protected species licence(s) from Natural England, a copy of the issued licence shall be submitted to, and acknowledged in writing by the local planning authority.

Reason: To ensure that all species are protected and habitats enhanced having regard to the Conservation of Habitats and Species (Amendment) (EU Exit) Regulations 2019’ (the ‘Habitats Regulations’), Wildlife and Countryside Act 1981,), National Planning Policy Framework (2021), NERC Act (2006) and Herefordshire Local Plan - Core Strategy policies SS1, SS6, LD1, LD2 and LD3 and the council’s declared Climate Change & Ecological Emergency.

In accordance with the phasing plan, the following samples of materials to be used externally shall be submitted to and approved in writing by the local planning authority:

DDA compliant main entrance access including handrail;
External canopy; and
Replacement roof materials, where necessary, if repair is not possible;

Development shall be carried out in accordance with the approved details.

Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

Prior to resumption of public use of the Shire Hall, the provision of covered and secure cycle parking facilities shall be carried out in strict accordance with the approved plans and available for use prior to the first use of the development hereby permitted, with evidence submitted to and approved in writing by the Local Planning Authority. Thereafter these facilities shall be maintained.

Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform with the requirements of Policies SD1 and MT1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

The new parking bollards shall be of cast-iron. Details of their installation shall be submitted to and approved in writing by the Local Planning Authority prior to relevant works commencing. The agreed details shall be carried out in accordance with the approved plans and completed prior to resumption of public use of the Shirehall.

Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policies SD1 and LD4 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

Prior to resumption of public use of the Shire Hall, evidence of the suitably placed installation on the approved building, or on other land under the applicant’s control, of a minimum total of TEN bird nesting boxes and FOUR bat roosting boxes (or similar features) as recommended in the ecology report by Udall-Martin Associates Ltd, shall be supplied to and acknowledged by the local authority; and shall be maintained hereafter as approved unless otherwise agreed in writing by the local planning authority. Habitat boxes must not be installed in Ash Trees due to endemic Ash Dieback disease.

Reason: To ensure Biodiversity Net Gain as well as species and habitats enhancement having regard to the Conservation of Habitats and Species (Amendment) (EU Exit) Regulations 2019’ (the ‘Habitats Regulations’), Wildlife and Countryside Act 1981,), National Planning Policy Framework, NERC Act (2006) and Herefordshire Local Plan - Core Strategy policies LD1, LD2 and LD3; Climate Change & Ecological Emergency.

10.

No surface water from any increase in the roof area of the building /or impermeable surfaces within its curtilage shall be allowed to drain directly or indirectly to the public sewerage system.

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, and to accord with Policies SD1, SD3 and SD4 of the Herefordshire Local Plan – Core Strategy, and the National Planning Policy Framework.

11.

The multi-functional spaces hereby permitted shall not be open to the public outside the hours of 0800 to 2200 Sundays to Thursdays and 0800 and 2300 Fridays and Saturdays.

Reason: To safeguard the amenities of the locality in accordance with the Herefordshire Local Plan – Core Strategy policies SS6 and SD1, and the National Planning Policy Framework.

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Details of any additional external lighting, including fixtures or fittings, proposed to illuminate the development, other than that as shown in the approved plans, shall be submitted to and approved in writing by the local planning authority before installation.

Reason: To safeguard local amenities and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

Prior to their installation, details of the specification and the installation of the PV panels to the built fabric, shall be submitted to and agreed in writing with the Local Planning Authority. Unless first agreed otherwise by the Local Planning Authority in writing the framework of the photovoltaic panels shall have a matt black external finish which shall be maintained thereafter in the absence of any further specific written permission from the Local Planning Authority.

Within six months of any of the photovoltaic panels hereby permitted becoming redundant, inoperative or permanently unused, those panels and all associated infrastructure shall be removed and re-used, recycled, the materials recovered, or be finally and safely disposed of to an appropriate licensed waste facility, in that order of preference.

Reason: To ensure a satisfactory form of development, avoid any eyesore from redundant plant, prevent pollution, and safeguard the environment when the materials reach their end of life, in accordance with Policies SD1, SD2 and LD4 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

Prior to the relevant works commencing, details, including and specification, of the replacement dormers shall be submitted to and approved in writing by the Local Planning Authority. This details shall include confirmation of the historic leadwork which contains the graffiti being re-used as part of the re-instated leadwork covering in the first instance.

The work shall be carried out in full in accordance with such approved details.

Reason: To ensure that special regard is paid to protecting the special architectural and historic interest and integrity of the 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.	IP2 – Application Approved Following Revisions
2.	The site is within an Area of Archaeological Importance designated under the Ancient Monuments and Archaeological Areas Act 1979. The effects of this are that notice is required of any proposed operations which will disturb the ground. An Operations Notice and accompanying Certificate should be served on Herefordshire Council prior to the commencement of such operations.
3.	The Authority would advise the applicant (and their contractors) that they have a legal Duty of Care as regards wildlife protection. The majority of UK wildlife is subject to some level of legal protection through the Wildlife & Countryside Act (1981 as amended), with enhanced protection for special “protected species” such as Great Crested Newts, all Bat species, Otters, Dormice, Crayfish and reptile species that are present and widespread across the County. All nesting birds are legally protected from disturbance at any time of the year. Care should be taken to plan work and at all times of the year undertake the necessary precautionary checks and develop relevant working methods prior to work commencing. If in any doubt it advised that advice from a local professional ecology consultant is obtained.
4.	All applicants are reminded that attaining planning consent does not constitute permission to work in the highway. Any applicant wishing to carry out works in the highway should see the various guidance on Herefordshire Council’s website: www.herefordshire.gov.uk/directory_record/1992/street_works_licence https://www.herefordshire.gov.uk/info/200196/roads/707/highways
5.	The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). Further information can be obtained via the Developer Services pages of www.dwrcymru.com. The applicant is also advised that some public sewers and lateral drains may not be recorded on maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist in dealing with the proposal, the applicant may contact Dwr Cymru Welsh Water to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times.
6.	The ownership of the land subject of this application is vested in the Council and the consent of the Council as landowner is required before the development is commenced.
7.	For avoidance of doubt, the premises Use Class is F1, as per the Schedule to the Town and Country Planning (Use Classes) Order 2020, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification.

242507/L

That Listed Building Consent be granted subject to the following conditions and any other further conditions or amendments to the suggested conditions below, considered necessary by officers named in the scheme of delegation to officers:

The works hereby permitted shall be begun before the expiration of three years from the date of this consent.

Reason: Required to be imposed by Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

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Details of the appointment of an appropriately qualified professional who will supervise the approved works of alteration or demolition shall submitted to and agreed in writing with the Local Planning Authority, for the following phased stages as set out in the phasing plan, before the relevant phase of work commences:

a) Phase 1;

b) Phase 2;

c) Phase 3;

d) Phase 4 and 5, if further demolition not carried out under Phase 1, 2 or 3 is undertaken.

Any proposed variation 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.

No works in relation to any of the features specified below shall commence until details are submitted to and approved in writing by the Local Planning Authority. The work shall be carried out in full in accordance with such approved details:

a) Specifications and drawings of the DDA compliant main entrance access, including details of the removal of the existing access installation to the northern and southern sides of the portico and their treatment and repair;

b) Specifications and drawings of the main entrance lobby;

c) Details and drawings relating to the fixing of digital display boards, in relation to main hallway circulation areas associated with the library installation;

d) Detailed specification, drawings and proposed materials in relation to the sub-division and alterations to the northern circulation area, including staircase removal;

e) Detailed specification and drawings in relation to library installation (Assembly Hall), including joinery and thermal upgrading; details of removal of acoustic panels from frieze level; and details of re-instatement of the historic conductor’s rostrum.

f) Assembly Hall Ceiling – Details, including drawings, materials and installation of the surrounds of the new decorative latticework ventilation grilles.

g) Details on installation and proposed replacement flooring materials with specific regards to the Assembly Hall Floor.

h) Details relating to the attachment and door restraint with specific regards to the new assembly hall lobby;

i) Detailed specifications and drawings relating to the Undercroft (Learning Centre);

j) Details regarding attachment of the amended external canopy design (undercroft canopy) to the historic masonry;

k) Fully detailed reports and specifications of all re-instatement and repair elements to Court Room 1, including works to plasterwork and court furniture. This shall include details of the contractors to be engaged to execute these relevant works;

l) Fully detailed specifications for all of the ceiling repairs to Court Room 2; and the heating/de-stratification installations associated with the repairs, namely fully detailed M&E specifications/drawings for that installation. This shall include details of the contractors to be engaged to execute these works; and

m) Details, including drawings, of the new grilles to be installed below plenum boxes within the roof void for Court Room 2.

Notwithstanding the details provided on drawing no.’s 2142-2000 Rev. B; 2142-2401 Rev. B, and in amended Room Data Sheets, a comprehensive Schedule of Works relating to these areas shall be submitted to and agreed in writing with the Local Planning Authority prior to relevant works commencing. This shall be informed by the necessary level of appraisal, inspection and detail.

The work shall be carried out in full in accordance with such approved details.

Notwithstanding the details provided, prior the relevant works commencing, as set out in the phasing plan, fully detailed specification and drawings in relation to the following strengthening works shall be submitted to and approved in writing by the Local Planning Authority:

Assembly Hall Roof;
Assembly Hall Floor;
Court Room 1 Roof;
Court Room 2 Roof;
Low Level Flat Roof

The work shall be carried out in full in accordance with such approved details.

Notwithstanding the details provided, the repair intervention approaches to external fabric in relation to structural repairs, shall be agreed in writing with the Local Planning Authority before relevant works commence.

The work shall be carried out in full in accordance with such approved details.

Prior to its installation details and full specification of the positioning of the M&E equipment and associated gantry structures, shall be submitted to and approved in writing by the Local Planning Authority.

The work shall be carried out in full in accordance with such approved details.

Prior to relevant works commencing, fully detailed specifications and drawings of the new roof access walkways to make access to the Assembly Hall roof space shall be submitted to and approved in writing by the Local Planning Authority.

The work shall be carried out in full in accordance with such approved details.

Prior to relevant works commencing, fully detailed specifications and drawings of the proposed aspects of roof replacement and repairs shall be submitted to and approved in writing by the Local Planning Authority.

The work shall be carried out in full in accordance with such approved details.

In relation to electrical services; the detention cell W.C. basement demolition; and the removal of the modern stairlift, details of making good to exposed surfaces shall be submitted to and approved in writing by the Local Planning Authority prior to relevant works commencing.

The work shall be carried out in full in accordance with such approved details.

Notwithstanding the details provided, in relation to works to the access ramp and fire exit structure at the ground floor, details of the re-constructed structure including proposed polychromatic brickwork detailing and coping materiality shall be submitted to and approved in writing by the Local Planning Authority prior to relevant demolition.

The work shall be carried out in full in accordance with such approved details.

In relation to new ventilation openings to facilitate the new services, details of the wall vent grilles or suitable alternative, shall be submitted to and approved in writing by the Local Planning Authority prior to relevant installation.

The work shall be carried out in full in accordance with such approved details.

In relation to the demolition of the fire exit lobby at the first floor, prior to the removal of the existing fire exit doors and associated ironmongery,details including specification and drawings of the replacement doors shall be submitted to and approved in writing by the Local Planning Authority.

The work shall be carried out in full in accordance with such approved details.

Notwithstanding the details provided, prior to removal of the uppermost tier of bench seating at the top of the assembly hall stage, fully detailed specifications and drawings for the proposed removal and repair works associated with the assembly hall stage shall be submitted to and approved in writing by the Local Planning Authority.

The work shall be carried out in full in accordance with such approved details.

Prior to relevant works commencing in relation to window replacement, the precise details of all external windows shall be submitted to and approved in writing by the Local Planning Authority. These shall include:

Full size or 1:2 details and sections, and 1:20 elevations of each joinery item cross referenced to the details and indexed on elevations on the approved drawings.
Method & type of glazing.
Colour Scheme/Surface Finish

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

In relation to rooflight repairs, with the exception of undertaking further investigation necessary to establish current condition and provenance, no further relevant works shall take place until details of inspection results and the precise relevant rooflight repair works, including specification and drawings, 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.

In relation to roof lantern repairs, fully detailed specification and drawings of the proposed repair of the vertical framework and ironmongery, including proposed replacement of the pitched glazing shall be submitted to and approved in writing by the Local Planning Authority prior to relevant works commencing.

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

In relation to the parapet coping repair, the replacement coping stone shall match the original adjacent in terms of dimensions, detailed appearance, texture and colour. Any variation of these details shall be submitted to and approved in writing by the Local Planning Authority prior to relevant works commencing.

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

With regards to Electrical & Lighting Works, no installation of these relevant works shall commence until fully detailed specification, drawings and details of how these elements will be installed within areas with sensitive historic fabric; and, more generally, how any new wiring will be run to the relevant points, and how new lights will be attached.

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

In relation to fire engineering works, the final positions of the de-stratification fans shall be agreed in writing with the Local Planning Authority prior to their relevant installation, including detailed drawing(s) of their location.

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

In relation to ‘Builders Works’, details of how the new openings to facilitate routing of new services; and access area to achieve these, in terms of how these will be executed, or of any specific designs/materials needed to ensure the special character and appearance of the Hall is preserved including but not limited to:

· treatment of insulation within the roof space above the assembly hall;

· sealing of existing window cill vents; and

· Details of how the pipework routing from the AHU plant on the main roof will be achieved

Shall be submitted to and approved in writing by the Local Planning Authority prior to relevant works commencing.

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

In relation to damp remedial works, an in-depth assessment of damp related fabric deterioration shall be submitted to and approved in writing by the Local Planning Authority prior to relevant works commencing.

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

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Before the building is re-opened for public use, a Fire Safety Strategy and Method Statement shall be submitted to and approved in writing by the Local Planning Authority. The works are to be implemented in accordance with the approved Statement.

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.

INFORMATIVES

IP2 – Application Approved Following Amendments

This Listed Building Consent relates solely to the plans, drawings, notes and written details submitted with the application, or as subsequently amended in writing and referred to on this decision notice. Any variation of the works or additional works found to be necessary before work starts or while work is in progress [or required separately under the Building Regulations, by the County Fire Service or by Environmental Health legislation] may only be carried out subject to approval by the Local Planning Authority. Unauthorised modifications, alterations, or works not covered by this consent may render the applicant, owner(s), agent and/or contractors liable to enforcement action and/or prosecution. For works of Demolition attention is drawn to Section 8 of the Planning (Listed Buildings and Conservation Areas) Act 1990 which requires that works of demolition should not commence until notice has been given to the RCHME.

Listed Building Consent is required for the demolition of a listed building or the carrying out of any works for the alteration or extension of a listed building in any manner that would affect its character as a building of special architectural or historic interest. Failure to obtain consent when it is needed is a criminal offence. Planning (Listed Building & Conservation Areas) Act 1990.

There was an adjournment at 10:19 a.m.; the meeting reconvened at 10:26 a.m.

Supporting documents: