Transcript
Page 1: EXMOOR NATIONAL PARK PLANNING COMMITTEE EXMOOR NATIONAL PARK … · 2017-10-27 · EXMOOR NATIONAL PARK PLANNING COMMITTEE EXMOOR NATIONAL PARK AUTHORITY MEETING 6/9/17/117LB Mr M

EXMOOR NATIONAL PARK PLANNING COMMITTEE EXMOOR NATIONAL PARK AUTHORITY MEETING

6/9/17/117LB

Mr M Harley, Exmoor National Park Authority, Exmoor HouseKemps Way, Dulverton, Somerset

Proposal: Listed building consent for proposed replacement of existing box

guttering to the front elevation, to allow for the inclusion of T-Pren

joints within the gutter. (Listed Building)

Location: Exmoor House, Kemps Way, Dulverton, Somerset

ApplicationNo:

Grid Ref.

Applicant:

Introduction: Exmoor House is a Grade II listed building and was built as the Dulverton Union Workhouse in 1855. It is now the headquarters of the Exmoor National Park Authority. The property is located next to the River Barle, within a flood risk area, and to the east of Dulverton within the Conservation Area. The building has a formal façade with the front central section jutting forward slightly of the bays at either side. This central bay comprises the main entrance into the building. To the rear (north) is a long two-storey wing with less formal architectural treatment, but using the same stone. The Committee room occupies the first floor of this rear wing.

The T-shaped plan was originally divided down the middle, with men accommodated in the west half and women in the east. At first floor level, the physical division between the east and west halves was largely lost in the 1960s when the building was occupied by Dulverton Rural District Council, but it is still reflected in the current layout of the stairs, which allow ascent on the left or right and two doors giving access to the Committee room.

This listed building application seeks consent to replace the existing box gutting to the front (south) elevation of the building to allow the inclusion of a ‘T-Pren’ joint within the gutter.

The application has been made by Exmoor National Park Authority and therefore comes before the Authority Committee for consideration.

The papers submitted explain that the existing lead lined box gutters either side of the central front facing gable have begun to fail, showing significant signs of both wet and dry rot to the timber structure below, splits to the lead lines and general decay.

The existing box gutter is primarily constructed of decorated softwood, double boarded to both the fascia and the soffit, with a crude lead lining. The papers explain that proposal intends to retain the elevational profile of the box guttering, adjusting neither the height nor width of the timber structure, but that the existing box gutter will be reconstructed using treated softwood, which will be lined with lead, with T-Pren joints. The T-Pren joint is essentially a neoprene ‘joint’ between two sections of lead, which has been designed to solve the problems of laying lead-lined parapet and box gutters with restricted falls. The details submitted explain that the joint will be lead dressed to conceal potential views along the front elevation.

291210 1279626/9/17/117LB

Mr M Harley, Exmoor National Park Authority, Exmoor HouseKemps Way, Dulverton, Somerset

Proposal: Listed building consent for proposed replacement of existing box

guttering to the front elevation, to allow for the inclusion of T-Pren

joints within the gutter. (Listed Building)

Location: Exmoor House, Kemps Way, Dulverton, Somerset

ApplicationNo:

Grid Ref.

Applicant:

Introduction: Exmoor House is a Grade II listed building and was built as the Dulverton Union Workhouse in 1855. It is now the headquarters of the Exmoor National Park Authority. The property is located next to the River Barle, within a flood risk area, and to the east of Dulverton within the Conservation Area. The building has a formal façade with the front central section jutting forward slightly of the bays at either side. This central bay comprises the main entrance into the building. To the rear (north) is a long two-storey wing with less formal architectural treatment, but using the same stone. The Committee room occupies the first floor of this rear wing.

The T-shaped plan was originally divided down the middle, with men accommodated in the west half and women in the east. At first floor level, the physical division between the east and west halves was largely lost in the 1960s when the building was occupied by Dulverton Rural District Council, but it is still reflected in the current layout of the stairs, which allow ascent on the left or right and two doors giving access to the Committee room.

This listed building application seeks consent to replace the existing box gutting to the front (south) elevation of the building to allow the inclusion of a ‘T-Pren’ joint within the gutter.

The application has been made by Exmoor National Park Authority and therefore comes before the Authority Committee for consideration.

The papers submitted explain that the existing lead lined box gutters either side of the central front facing gable have begun to fail, showing significant signs of both wet and dry rot to the timber structure below, splits to the lead lines and general decay.

The existing box gutter is primarily constructed of decorated softwood, double boarded to both the fascia and the soffit, with a crude lead lining. The papers explain that proposal intends to retain the elevational profile of the box guttering, adjusting neither the height nor width of the timber structure, but that the existing box gutter will be reconstructed using treated softwood, which will be lined with lead, with T-Pren joints. The T-Pren joint is essentially a neoprene ‘joint’ between two sections of lead, which has been designed to solve the problems of laying lead-lined parapet and box gutters with restricted falls. The details submitted explain that the joint will be lead dressed to conceal potential views along the front elevation.

291210 127962

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EXMOOR NATIONAL PARK PLANNING COMMITTEE EXMOOR NATIONAL PARK AUTHORITY MEETING

Consultee Response:Consultee Response:

Public Response:

WEST SOMERSET COUNCIL: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

SCC - ENVIRONMENT DIRECTORATE: No observations

ANCIENT MONUMENTS SOCIETY: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

SOCIETY PROTECTION OF ANCIENT BUILDINGS: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

GEORGIAN GROUP: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

VICTORIAN SOCIETY: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

ARCHAEOLOGIST - ENPA: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

HISTORIC ENGLAND: Does not wish to object to these proposals.

HISTORIC BUILDINGS OFFICER - ENPA: I inspected the existing guttering last week. The existing box gutter is lead lined with falls and drips that are in adequate and are causing water to pond. The lead bays are also over long and therefore at risk of splitting. Without major reforming works it is not possible to provide the bay and drip sizes which are recommended in the regulations.

Using T-Pren joints will allow shorter bay sizes to be used and reduce the risk of further leaks with only minimal change to the building appearance.

COUNCIL FOR BRITISH ARCHAEOLOGY: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

TWENTIETH CENTURY SOCIETY: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

DULVERTON TOWN COUNCIL: No objections

RELEVANT HISTORY

WTCA 17/07 Works to Tree in Conservation Area: Removal of branch from birch

tree in the garden of Exmoor House.

Approved 05 May 2017

Same Site

Works to Trees i

6/9/15/118LB Listed Building Consent for Application for the proposed installation

of secondary double glazing units to 16 first floor windows.

Approved 05 February 2016Listed Building

No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

WEST SOMERSET COUNCIL: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

SCC - ENVIRONMENT DIRECTORATE: No observations

ANCIENT MONUMENTS SOCIETY: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

SOCIETY PROTECTION OF ANCIENT BUILDINGS: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

GEORGIAN GROUP: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

VICTORIAN SOCIETY: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

ARCHAEOLOGIST - ENPA: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

HISTORIC ENGLAND: Does not wish to object to these proposals.

HISTORIC BUILDINGS OFFICER - ENPA: I inspected the existing guttering last week. The existing box gutter is lead lined with falls and drips that are in adequate and are causing water to pond. The lead bays are also over long and therefore at risk of splitting. Without major reforming works it is not possible to provide the bay and drip sizes which are recommended in the regulations.

Using T-Pren joints will allow shorter bay sizes to be used and reduce the risk of further leaks with only minimal change to the building appearance.

COUNCIL FOR BRITISH ARCHAEOLOGY: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

TWENTIETH CENTURY SOCIETY: No comments received at the time of drafting this report. Comments that are received will be verbally report at the Authority Committee meeting.

DULVERTON TOWN COUNCIL: No objections

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EXMOOR NATIONAL PARK PLANNING COMMITTEE EXMOOR NATIONAL PARK AUTHORITY MEETING

Most Relevant Development Plan Policies:

This is a listed building application and therefore the proposed works must be considered under the Planning (Listed Buildings and Conservation Areas) Act 1990. In particular regard, under Section 16 the local planning authority has a statutory duty to have special regard to the desirability of preserving the building or its setting or any features of special architectural interest which it possesses.

The National Planning Policy Framework is a material consideration.

The consideration of a listed building application is related to the desirability of preserving the listed building or its setting or any features of special architectural interest which it possesses.

The papers submitted explain that the existing box gutters are no longer fit for purpose and that the building is now suffering from wet and dry rot around the box guttering. It is understood that part of the problem is that the steps and fall within the guttering are inadequate and the Authority is advised by Forde George building surveyors that replacing and reinstating the lead box guttering as currently installed would continue to fail. To address this therefore, and ensure a suitable box guttering, without altering the configuration of the elevational appearance of the gutter, it is proposed that the gutter be lined with lead incorporating a ‘T-Pren’ joint to ensure a suitably sealed and functional gutter.

The Historic Buildings Officer has assessed the proposals and is satisfied that the introduction of the T-Pren joint is acceptable. The Historic Buildings Officer considers that the introduction of the T-Pren joint, while a modern intervention, reduces the risk of further leaks and, therefore potential harm to the historic fabric of the building, with only minimal change to the buildings appearance.

Subject to no comments being received to the contrary from the ‘other’ heritage bodies consulted on the application, the change is considered negligible in terms of the buildings historic character and architectural interest. The works would improve functionality of the box gutter in a manner that is considered to be sympathetic to the historic character and fabric of the listed building. Historic England does not raise concern with the proposal, which is judged to preserve the historic significance of the listed building and considered not to cause detriment to its setting or features of special architectural interest. On this basis, Officers would be minded to recommend that consent be granted, subject to the consideration of further comments that may be received through the consultation exercise, which is live at the time of drafting this report, but expires before the Authority Committee meeting.

Observations:

Recommendation:

Approve subject to the following conditions

Most Relevant Development Plan Policies:

This is a listed building application and therefore the proposed works must be considered under the Planning (Listed Buildings and Conservation Areas) Act 1990. In particular regard, under Section 16 the local planning authority has a statutory duty to have special regard to the desirability of preserving the building or its setting or any features of special architectural interest which it possesses.

The National Planning Policy Framework is a material consideration.

The consideration of a listed building application is related to the desirability of preserving the listed building or its setting or any features of special architectural interest which it possesses.

The papers submitted explain that the existing box gutters are no longer fit for purpose and that the building is now suffering from wet and dry rot around the box guttering. It is understood that part of the problem is that the steps and fall within the guttering are inadequate and the Authority is advised by Forde George building surveyors that replacing and reinstating the lead box guttering as currently installed would continue to fail. To address this therefore, and ensure a suitable box guttering, without altering the configuration of the elevational appearance of the gutter, it is proposed that the gutter be lined with lead incorporating a ‘T-Pren’ joint to ensure a suitably sealed and functional gutter.

The Historic Buildings Officer has assessed the proposals and is satisfied that the introduction of the T-Pren joint is acceptable. The Historic Buildings Officer considers that the introduction of the T-Pren joint, while a modern intervention, reduces the risk of further leaks and, therefore potential harm to the historic fabric of the building, with only minimal change to the buildings appearance.

Subject to no comments being received to the contrary from the ‘other’ heritage bodies consulted on the application, the change is considered negligible in terms of the buildings historic character and architectural interest. The works would improve functionality of the box gutter in a manner that is considered to be sympathetic to the historic character and fabric of the listed building. Historic England does not raise concern with the proposal, which is judged to preserve the historic significance of the listed building and considered not to cause detriment to its setting or features of special architectural interest. On this basis, Officers would be minded to recommend that consent be granted, subject to the consideration of further comments that may be received through the consultation exercise, which is live at the time of drafting this report, but expires before the Authority Committee meeting.

Observations:

Recommendation:

Approve subject to the following conditions

Time Limit for Listed Building and Conservation Area Consent 1.

Same Site

Time Limit for Listed Building and Conservation Area Consent 1.

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EXMOOR NATIONAL PARK PLANNING COMMITTEE EXMOOR NATIONAL PARK AUTHORITY MEETING

2.The works hereby permitted shall not be carried out except in complete accordance with the location and site plans and the details shown on the submitted plans, drawing numbers P17031/001, P17031/002, P17031/003, P17031/004, P17031/005 and P17031/006 and date stamped 3 October 2017.

2.

To comply with Section 18 (1) of the Planning ( Listed Buildings and Conservation Areas) Act 1990.

1.

For the avoidance of doubt and to ensure the works accord with the approved plans.

2.

2.The works hereby permitted shall not be carried out except in complete accordance with the location and site plans and the details shown on the submitted plans, drawing numbers P17031/001, P17031/002, P17031/003, P17031/004, P17031/005 and P17031/006 and date stamped 3 October 2017.

2.

To comply with Section 18 (1) of the Planning ( Listed Buildings and Conservation Areas) Act 1990.

1.

For the avoidance of doubt and to ensure the works accord with the approved plans.

2.

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Reproduced from an Ordnance Survey map with the permission of the Controller of HMSO © CrownCopyright reserved. Licence No 100024878

Digital Mapping Solutions (OS Explorer Map) provided by Dotted Eyes. © Crown Copyright 2006. All rights reserved. Licence number 100019918

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1:20000

Site Map

Overview Map

Planning Application Site

Planning Application Site

Planning Application No6/9/17/117LB

Planning Application No6/9/17/117LB


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