The Assistant Director Transportation, Design and Planning will submit a report (Document “Z”) which asks Members to consider a Listed Building Consent application (20/01665/LBC) relating to minor internal and external amendments to existing listed building including: demolish, remove and replace internal stair, demolish and remove section of chimney at first floor only - ground floor and roof level chimney breast to remain. Alterations to external frontage with new external doors and windows throughout at 193 High Street, Wibsey, Bradford.
That listed building Consent be refused for the reasons set out in Appendix 1 to Document “Z”.
(Amin Ibrar - 01274 434698)
The Assistant Director Transportation, Design and Planning submitted a report (Document “Z”) which asked Members to consider a Listed Building Consent application (20/01665/LBC) relating to minor internal and external amendments to an existing listed building including: demolish, remove and replace internal stair, demolish and remove section of chimney at first floor only - ground floor and roof level chimney breast to remain. Alterations to external frontage with new external doors and windows throughout at 193 High Street, Wibsey, Bradford.
A detailed presentation of the application was given, including plans and photographs of the building concerned and the locality. Members were advised that the application was considered to mean the loss of the historic fabric of the building and that the proposed use of UPVC windows were not in keeping with its listed building status.
The Chair asked whether the existing staircase complied with building regulations; whether the upper floor of the building comprised an overcroft and whether the removal of the chimney would adversely affect the downstairs of the property. In response, he was advised that the staircase would be exempt from building regulations as the building was listed; that the property did include an overcroft and that the effect on the downstairs of the property would be a building regulations matter.
A ward councillor joined the meeting and spoke in support of the application, stating that it was important to ensure such properties were capable of being used and that, with the chimney in place, this building could not be fully utilised. He also considered that the objections to the proposed letterbox and railings were not relevant and that the proposal to simply cover the existing staircase was not practical. He was concerned that the house would not be habitable without some flexibility in respect of this application.
The Assistant Director responded by stating that the advice from the conservation officer had been to retain the chimney breast; that he had no objection to the letterbox and that the issue with the railings was a design problem. He reminded members that the application stated that UPVC windows would be used. If this were changed to wooden double glazed units of an appropriate design, that issue would be resolved.
The applicant also joined the meeting and explained that he could not understand why his application had been refused as other properties in the same row had been modified. He advised that the removal of the chimney breast would allow for the inclusion of an upstairs bathroom and that he would like to install railings to the front of the property as there was a significant littering problem
Members considered that the internal alterations to the property would be in keeping with modern standards and would enable an unused property to come back into use. They had concerns however about the proposed use of UPVC windows in a listed building and considered this to be inappropriate. If the applicant could consider amending the application to include the use of wooden windows of an appropriate style they would be minded to accept the application.
The applicant indicated that he would be ale to do so.
That the application for listed building consent be deferred and delegated to the Assistant Director, Transportation, Design & Planning to approve, subject to the applicant submitting details within 3 months for the retention of the wooden windows and door or suitable replacement.
ACTION: Assistant Director Transportation Design and Planning