R/2004/0509/CA

Planning Application Details - Official Consultation has expired.

Location
THE LOOKOUT, SALTBURN BANK, SALTBURN
Proposal
ALTERATIONS AND EXTENSIONS TO FORM A DWELLING
Application Type
Conservation Area
Status
Approved
Parish(es)
Saltburn, Marske and New Marske CP
Applicant
MR H ARMSTRONG
Applicant's Address
THE LOOK-OUT VALLEY GARDENS SALTBURN-BY-THE-SEA
Agent
G R HENDERSON ARCHITECTURAL DESIGN
Agent's Address
' 20 CONWAY ROAD ' REDCAR TS10 2EN
Agent's work phone
01642 276840
Agent's email
grhend@ntlworld.com
Case Officer
Mr A Adams
Case Officer Telephone
-
Case Officer Email
-
Consultation Start
04/06/2004
Weekly List Expiry Date
-
Date Received
04/05/2004
Date Valid
04/05/2004
Expiry
29/06/2004
Consultation Expiry
25/06/2004
associated_bldreg
-
Decision
GRANT PLANNING PERMISSION
Decision Date
31/01/2005
Decision Level
Committee
Committee Date
27/01/2005
Conditions table
# Condition Details
1 (1) The development shall not be begun later than the expiration of FIVE YEARS from the date of this permission. REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.
2 (2) This permission relates only to the drawings received by the local planning authority on 15 November 2004. REASON: For the avoidance of doubt.
3 (3) Before any works commence in pursuance of this permission, details and/or samples of all new and/or salvaged materials including bricks, roof tiles/slates, rainwater gutters and pipes, windows and doors, to be used in the external elevations and for the roof, shall be submitted to and agreed in writing by the local planning authority. REASON: In the interest of the amenities of the occupants of adjacent residential properties and to safeguard the special character of the conservation area and the settings of nearby listed buildings.
4 (4) Details of all materials to be used for all hard surfaces shall be submitted to and agreed in writing by the Local Planning Authority prior to the commencement of the development. REASON: To ensure the use of satisfactory materials to preserve the character of the Saltburn Conservation Area.
5 (5) All existing and new brickwork and stonework, including boundary walls, etc is to be constructed/repaired/repointed in accordance with a detailed method statement to be submitted to and approved in writing by the local planning authority before the commencement of the approved works. REASON: To safeguard and enhance the special character building and its setting and the character of the conservation area.
6 (6) Before any works commence in pursuance of this permission full details of all windows and doors, including method of opening of the windows, shall be submitted to, and agreed in writing by, the local planning authority. Trickle vents shall not be fitted to the windows or doors. REASON: To safeguard and enhance the special character of the conservation area.
7 (7) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order with or without modification) no development within Schedule 2 Part 1,Classes A, B, C, E and H of the Order shall be carried out without express permission on an application made under Part III of the Town and Country Planning Act 1990. REASON: In the interest of the amenities of the occupants of adjoining and adjacent residential properties, the appearance of the development in the locality and to safeguard and enhance the settings adjacent listed buildings / the character of the conservation area.
8 (8) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order with or without modification) no devleopment within Schedule 2, Part 2, Class A of the Order shall be carried out without express permission on an application made under Part III of the Town and Country Planning Act 1990. REASON: In the interest of the amenities of the occupants of adjoining and adjacent residential properties, the appearance of the development in the locality and to safeguard and enhance the settings adjacent listed buildings / the character of the conservation area.
9 REASON FOR DECISION:The Lookout lies on the western edge of the Valley Gardens, backing onto Glenside, opposite the former Zetland Hotel. It lies on the axis of The Zetland and appears to be contemporary with it, being constructed as a viewing platform or lookout possibly for guests of the hotel. It is a simple symmetrical building with a central semi-circular fronted room flanked by two staircases, now divorced from the footpaths of the Valley Gardens but apparently originally linking to The Spa. Although The Zetland is listed the Lookout is not, and despite its close relationship it cannot be properly regarded as a curtilage building because of the presence of the highway between it and The Zetland. The site lies within the Saltburn Conservation Area and within the Grade II designated Valley Gardens in English Heritage’s Register of Historic Parks and Gardens. The site of application lies outside the defined limits to development. The structure has been unused for many years and has suffered severely from vandalism. In particular the balustrading to the twin staircases has disappeared, and other parts of the original fabric of the building are being attacked. It is also reported to be a focus for anti-social behaviour, including use by drug takers and drinkers, as evidenced on site by discarded needles and bottles. Access has been gained to the interior of the building despite efforts to secure it. It is desirable that the historic link between the Zetland and The Valley Gardens not be lost as part of the character of the conservation area. Efforts have been made in the past to secure the restoration of the building, notably when the former ‘town scheme’ grants regime could have contributed 40% of the repair costs. This foundered, however, because of the lack of any long term use that would have secured the future of the building and justified the investment by the owner. Grants are no longer available, and the incentives for the owner to carry out significant repairs with no prospect of a viable use have diminished further. It is against this background that the present proposals have been submitted. The proposal is for a modest one-bedroomed dwelling, which may in fact be used for holiday purposes. The applicant’s intention has been to keep as much of the original building as possible and to work within its existing footprint. Regard has been had to the architectural detailing of the Zetland itself in the proposed alterations to the building, and it is intended to reinstate balustrading matching that which has been lost, and which replicates that of the Zetland. The designs have been amended in the light of the Garden History Society’s comments to strengthen them and their historic link with the Zetland even further. The proposals include restoration of a gateway onto Glenside, the original having been lost many years ago, when it was replaced by railings similar to the original ones fronting Glenside. The applicant has submitted a supporting statement in which he acknowledges the difficulties of the site, in particular the absence of any possibility of providing off-street car parking without severe detriment to the character of the area. He has drawn attention to the nearby availability of good public transport services. He has referred to the exceptionality of the building and its circumstances, and raised the question of “what will happen to the structure if this application is not approved?”
10 Taking all the circumstances and comments into consideration: · It is agreed that the ideal solution would be to restore the Lookout to its original form and condition, but the prospects of achieving this are currently non-existent. It is desirable that the historic link between the Zetland and the Valley Gardens be maintained as part of the character of the conservation area. · The proposals have been amended to satisfy the comments made by the Garden History Society, in a way that improves the scheme compared with the original submission. The symmetry of the structure is maintained and detailing correctly applied to maintain its relationship with the Zetland both at close quarters and when viewed across the valley. · The building will be no higher than the original building on the site and will not therefore obstruct views across the valley, and definitely not views from the Zetland itself. A condition could be imposed removing permitted development rights to ensure that the public views across the site were maintained and the character of the building remained unaltered. · The applicant has submitted details of fencing to the site of a simple design that will give security whilst not detracting from the setting of the building nor competing inappropriately with the original bold railings on the Glenside frontage. · Whilst car parking provision cannot successfully be provided within the site there is on-street car parking available in the vicinity, together with opportunities for off-loading on Glenside just a short distance to the south of the site. There are good public transport links available nearby, and in the light of current Government guidance the inability to provide at least two parking spaces within the site does not justify refusal. · No problems with regard to drainage have been raised by Northumbrian Water. The existing structure of the building displays no signs of instability, but it is up to the applicant to satisfy himself on this matter and to demonstrate that in a subsequent application to satisfy the Building Regulations. · There are no comparable situations in the vicinity, and approval would not set an unwelcome precedent that it would be difficult to resist for further residential development in the Valley Gardens. In all the circumstances it is considered that planning permission should be granted. REASONS FOR APPROVAL 1. The proposed development will not adversely affect the special character and appearance of the Conservation Area. The proposal complies with Policy ENV 4 and the supplementary guidance of the Council’s Local Plan. 2. Although outside the limits of development there are over-riding material considerations which will not set a precedent. 3. The layout and design are acceptable and accord with the guidance set out in the Local Plan. The application does not raise any issues in respect of crime prevention or unsurmountable issues of highway safety. The proposal therefore accords with the Council’s Local Plan.
11 NOTE: Redcar and Cleveland Local Plan Policies GEN1, GEN2, LD1, ENV1, ENV4, ENV10 and H7 were relevant to this decision.
Consultee Name Date Letter Sent Consultation Expiry Date
Housing & Health Services Division 17/05/2004 -
Northumbrian Water Ltd 17/05/2004 -
Technical Services (Regulatory) 17/05/2004 -
Site or Press Description Display Date Expiry Date
B AFFECTS SETTING OF LB 04/06/2004 25/06/2004