Agenda item
26/01277/LBC, The Coach House, Asthall
Minutes:
The applications for 26/01276/HHD The Coach House, Asthall and 26/01277/LBC, The Coach House, Asthall were heard together but voted on separately.
The Principal Planner presented the applications 26/01276/HHD (household) and 26/01277/LBC (listed building consent), The Coach House for alterations and extensions to the Grade II listed Coach House and Stables, including internal and external alterations, a modest extension to the former stables and a lightweight open sided link structure.
- The property was in the CNL and Asthall Conservation area, was surrounded by listed buildings. The applications were before the sub-committee due to objections from the Parish Council.
- The proposals included internal and external alterations to the coach house and stables. A small single-storey extension to the rear of the stables. A lightweight covered link structure between the two buildings. Minor alterations to the former kennels building, including a slight roof increase, a new chimney, and a flue.
- A key element of the scheme concerned the original loose-box stable partitions within the stables building. These historic features would be retained and reused but relocated to the opposite side of the building to allow bedrooms to benefit from existing natural light, avoiding the need to create new openings in the listed structure. Glazing would be added behind the original bars to improve sound insulation while preserving their appearance. A more extensive scheme was approved in 2018. The earlier proposal included a larger extension and would have concealed the historic stable partitions behind new stud walls.
- It was acknowledged that relocating the stable partitions and making minor alterations to the kennels roof would cause a low level of less than substantial harm to the significance of the listed buildings. The harm was outweighed by the public benefits which included long term use by the residents, improving the building’s functionality, supported the ongoing conservation and maintenance, retaining the historic features.
- Officers also conclude that the development would not harm the character or appearance of the conservation area, would preserve the scenic beauty of the National Landscape, and would not create unacceptable impacts on neighbours.
The officer’s recommendation was to approve the applications.
There were no speakers. The Chair invited the members to debate the applications, and the following points were raised.
- Members asked for clarification on the differences between the 2 applications. The Principal Planner explained that the householder planning application related to the external works, including the proposed extensions, link structure, and any changes to the exterior appearance of the buildings.The listed building consent application related to all works including also the internal works affecting the Grade II listed buildings, such as alterations to historic features within the coach house and stables.
- Together, the two applications covered all aspects of the proposed development. Both were required because the site involved listed buildings and works affecting a listed building's character required separate listed building consent in addition to any planning permission that may be needed. The officer further explained that planning applications and listed building consent applications were considered under different legislation and policy tests, meaning the sub-committee must determine each application separately, even though they related to the same overall project.
- Members asked for clarification regarding comments from the Parish Council and the proposed link between the Coach House and Stables, did this provide access between the two buildings. The Principal Planner explained that the proposed link was a covered external walkway and decking area. There was no doorway connecting the former kennels to the main coach house. The link was to give the impression of a cohesive family home whilst preserving the buildings history and features.
- Members asked if the change from an open see-through gate to a closed gate was part of the application as it affected the appearance of the property from the road. The Principal Planner advised that the gate was not part of the application.
26/01276/HHD The Coach House, Asthall
The Chair, Councillor Mark Walker proposed that the application be approved in line with the officer recommendations. This was seconded by Councillor Liam Walker and put to the vote.
Voting Record – For Unanimous.
26/01277/LBC, The Coach House, Asthall
The Chair, Councillor Mark Walker proposed that the application be approved in line with the officer recommendations. This was seconded by Councillor Liam Walker and put to the vote.
Voting Record – For Unanimous.