Agenda item

Conversion of existing bed and breakfast accommodation to a single dwelling.Erection of two dwellings - Race Horse, 43 High Street, Catworth.

(Mr M Flood, Agent, addressed the Panel on the application).

a)  that application 15/01722/FUL be refused for the following reasons

·  the proposed new build dwellings, by virtue of their backland position on an open piece of land on the very edge of the built-up area, would represent an incongruous form of development in an area of transition to the open countryside. The proposal would fail to respect the overriding and established linear/frontage form of development that characterises the area. The proposal would therefore be unacceptable and would fail to comply with policies En25, H33 and H35 of the Huntingdonshire Local Plan 1995 and LP13 of the Local Plan to 2036: Stage 3;

·  the proposed new build dwellings, by virtue of the loss of the open garden area associated with the Race Horse listed building, their height, scale, lack of subservience to the existing historic buildings on the site, and design, would adversely impact on views of, and from, this listed building and the conservation area. The dwellings would also have a harmful impact on the setting and significance of the adjacent grade II listed building, 39-41 High Street. The dwellings would therefore fail to sustain or enhance the character and appearance of the conservation area, and would undermine the significance of the adjacent listed buildings and their setting. The harm caused would be "less than substantial" to the significance of the buildings as designated heritage assets, but the harm would not be outweighed by the public benefit of the proposal. The proposal would fail to fulfil the requirements under Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. It would also fail to comply with policies En2, En5, En6, En9 and En25 of the Local Plan (1995); CS1 of the Core Strategy 2009; LP13 and LP31 of the draft Local Plan to 2036: Stage 3 (2013), and the NPPF paragraphs 17 (bullet point 10), 56, 58, 64, 131 and 132; and

·  the conversion of the curtilage listed B&B building would, by virtue of the subdivision from the Racehorse and the creation of a new, separate residential curtilage, diminish the historic relationship with the Racehorse. The loss of openness would adversely impact the setting of the Racehorse. Furthermore, insufficient detail was included to ascertain whether the historic fabric of the B&B would be negatively impacted by the proposed internal alterations. The harm caused would be "less than substantial" to the significance of the building as a designated heritage asset, but the harm would not be outweighed by the public benefit of the proposal. As such, the proposal would be contrary to policies En2 of the Huntingdonshire Local Plan (1995), LP31 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013), paragraphs 129 and 131-134 of the NPPF, and S.66 and S.72 of the Planning (Listed Buildings and Conservation Areas) Act 1990; and

b)  that application 15/01723/LBC be refused because the conversion of the curtilage listed B&B building would, by virtue of the subdivision from the Racehorse and the creation of a new, separate residential curtilage, diminish the historic relationship with the Racehorse. Furthermore, insufficient detail was included to ascertain whether the historic fabric of the B&B would be negatively impacted by the proposed internal alterations. The harm caused would be "less than substantial" to the significance of the building as a designated heritage asset, but the harm would not be outweighed by the public benefit of the proposal. As such, the proposal would be contrary to policies En2 of the Huntingdonshire Local Plan (1995), LP31 of the Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013), paragraphs 129 and 131-134 of the NPPF, and S.66 and S.72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

At 9.05pm the meeting was adjourned.

At 9.10pm the meeting was reconvened.