Agenda item

To determine the applications.

Danielle Brooke presented the report to members and drew attention to the update report that had been circulated.

Members received a presentation, in accordance with the public participation procedure, from Helen Morris, on behalf of the applicant. Ms Morris informed members that she is a Chartered Town Planner with RCA Regeneration and thanked the Case Officer for her well-considered and detailed recommendation as well as her assistance in getting the applications to this stage. She stated that 6 North Brink is a Grade II* Listed Building situated within the Wisbech Conservation Area, it is one of a row of Georgian recency period properties which stand on the north side of the river and considered to be one of the finest pieces of Georgian street architecture in the country, with the building comprising a former 4-storey town house with Georgian origins that has later additions to its upper stories and a modern rear extension .

Ms Morris stated that the existing uses within the property comprise a chiropractic surgery and beauty treatment rooms with 2 existing flats on the upper floor and the proposal before committee is to convert the building into 7 flats and replace the existing single-storey rear extension in order to regularise the previous unauthorised works and ensure the viable continued use of this historic building for many years to come. She advised that other than the replacement single-storey rear extension the only external change proposed to the building is the reinstatement of the former sash window at the eastern end of the basement and during the application process revisions have been made to address consultee comments and ensure the proposal meets the requirements of all local and national planning policies. She added that prior to revisions being made a programme of historic building recording and analysis was undertaken to Historic England Level 2 specification to gain a full understanding of the historic fabric and layout of the existing building, with the resultant report being used to form a redesign of the scheme and support the preparation of a Heritage Impact Assessment both of which were submitted in support of the applications.

Ms Morris advised that one of the key changes that has been included as part of the revised proposals is to remove the modern staircase previously installed into the south-east corner of the building, which has enabled reinstatement of the ground and first-floor rooms and will greatly enhance the significance of the Listed Building. She stated that other key amendments made to the scheme include retention of the original basement door and sash windows to its west, boxing in of the staircases to the basement to ensure their preservation, reinstatement of the central staircase so it flows its full length from ground to third floor, retention of the wood panelled room at the south-west of the ground floor and the addition of a wall and doorway to the lobby area on the first floor.

Ms Morris stated that in terms of the number of units proposed it is important to note that the net increase in residential flats, and it is definitely flats and not a HMO, will only be 5 additional units given that there are 2 existing units on the second and third floors. She expressed the view that the proposal works for the historic layout of the building and it is considered that conversion of this important heritage asset to 6 1-bedroom flats and 1 2-bedroomed flats provides the most efficient use of the site and meets the need for smaller units of accommodation that will enable future generations to enjoy living in this property and this is considered of relevance to the proposal given the importance of securing the most viable use of the site that will sustain and enhance the significance of this Grade II* Listed Building and also ensure its conservation going forward in accordance with Paragraph 197 of the NPPF.

Ms Morris expressed the opinion that the proposed flats will provide a high-quality living environment for future occupiers by providing accommodation that meets the nationally described space standards, dedicated cycle storage will be provided for each unit within the rear garden and all habitable rooms will have sufficient natural light provided by existing windows and the addition of the previously approved window at third floor level. She reiterated that the second and third floor of the building already accommodate 2 flats without any significant noise or disturbance issues from the commercial units below, however, conversion of the lower floors to residential use will result in benefit for existing and future occupiers preventing any conflict with the more frequent comings and goings related to the existing business uses.

Ms Morris expressed the view that the revisions to the proposed development have sought to address all consultee comments and the initial concerns raised by the Council’s Conservation Officer have been fully overcome resulting in no objection to the proposal. She feels the scheme respects the original building and will ensure the original fabric of the building and its layout are preserved, reversing several more recent additions which have had a negative impact on its significance and will greatly enhance this important Listed Building and secure its continued active use going forward and overall the proposal complies with all policies of the Fenland Local Plan along with the provisions of the NPPF. She asked members to take account of the positive recommendation of the officer and approve the applications.

Members asked questions of Ms Morris as follows:

·       Councillor Mrs French asked what happens in the event of a fire, is there fire escapes? Ms Morris responded that the relevant team within the Council, the Private Sector Housing Team, have looked at the plans and there were revisions which included the amendments requested by that team.

·       Councillor Rackley stated that this one of the finest Georgian streets in the country and referred to 5.3, the National Trust comments regarding waste collection, which he read out, and if you look at the plans there is not room for big wheelie bin outside the property and if there was it would be to the detriment of the road it sits on so he has concerns over rubbish. Ms Morris responded that those comments from the National Trust were submitted early on in the application process and things have progressed in terms of the revisions and revised plans that have been submitted including a refuse waste management strategy and there have been additional comments from the Environmental Services Team, they are not fully satisfied with the suggestion to put additional waste storage in the rear garden area in addition to the space within the building just off the lobby area but the Case Officer has fully addressed this in the report with it being a betterment over the present situation with the building being currently in use. She stated that they have provided for on the site plan what they consider to be adequate refuse storage and are happy with the imposition of a condition to provide further information and a full strategy going forward because if a stage cannot be reached where it works entirely with the Council’s own collection of waste management then the applicant is more than happy to instruct a private waste management company.

·       Councillor Rackley stated that he still has concerns about the rubbish although he recognises that there is going to be storage at the rear but questioned how this is going to be collected? He further raised concern about parking for 7 flats, the site is right near the doctor’s surgery and parking is chaotic here most days and how many cars is 7 flats going to create. Ms Morris responded that the refuse is not all going to be stored at the rear, there is on the floor plans that have been submitted a refuse storage area just on the right hand side of the lobby and it has been confirmed within that it can meet the Council’s waste management team’s requirements in terms of a keypad entry and there would also be ventilation and extraction to control odour with self-closing doors to make sure that there is no odour escaping within the rest of the building and there is a condition recommended by the officers to deal with this fully. She stated that the issue of parking has been fully considered by the local Highway Authority and there is a policy within the Local Plan and there have been numerous flats approved within Wisbech without car parking, with the existing uses within the building having to be taken in account and it was agreed by the local Highway Authority that they could not substantiate an objection to no parking.

·       Councillor Gerstner referred again to waste disposal and made the point that it is a very narrow path, near a doctor’s surgery, there are people with sight impediments and those that use mobility scooters and wheelie bins and any rubbish left in pathway over a long period of time, ie 2 days before collection or after, can prove very serious for those people so asked if it is being stated that if a private collector collects the rubbish there will be no rubbish left on the street? Ms Morris confirmed this to be the case, there is no intention to leave wheelie bins on the street that is why the storage at the moment is shown to be indoors and within the rear garden area as having heard further from the Environmental Services Team and discussions with the Case Officer it was felt it was better to propose a condition for further details to be agreed should permission be granted but bins will definitely not be put out on the pavement area.

Members made comments, asked questions and received responses as follows:

·       Councillor Mrs French stated that she is not bothered about the parking as it is within the Town Centre and the policy is that you do not have to have parking spaces and also rubbish is being collected now due to the existing use. She feels more importantly looking at the building and reading the report some alterations have already been undertaken without planning consent and she feels for this proposal to be approved it will actually bring the building back to reflect the original building so she will support it.

F/YR22/0873/F

Proposed by Councillor Mrs French, seconded by Councillor Hicks and agreed that the application be GRANTED as per officer’s recommendation.

F/YR22/0874/LB

Proposed by Councillor Mrs French, seconded by Councillor Hicks and agreed that the application be GRANTED as per officer’s recommendation.