Your ref: 1608 My ref: PA16/03150/PREAPP Date: 7 December 2016

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1 Redesign Architecture Ltd The Workbox Fourth Floor PZ360 St Marys Terrace Penzance Cornwall TR18 4DZ Your ref: 1608 My ref: PA16/03150/PREAPP Date: Dear Sir/Madam Pre-application enquiry reference Proposal Location Applicant PA16/03150/PREAPP Pre-application advice for demolition and rebuild of existing building to provide better and additional facilities. Fore Street Chapel, Fore Street, Camborne, Cornwall Simon Barton on behalf of The Trustees of Fore Street Chapel I write further to your pre-application submission received by the Council on 26 October 2016 and our site meeting on 10 November The advice contained within this response will be based on the level of information provided within your submission to the Council. I will now set out the relevant material planning considerations to your enquiry under separate headings, starting with the planning history of the site. RELEVANT PLANNING HISTORY No relevant planning history. RELEVANT PLANNING POLICY DOCUMENTS TO CONSIDER National Planning Policy Framework (NPPF) 2012 Planning Practice Guidance (2014) Cornwall Local Plan Strategic Policies (Adopted 22nd November 2016) Cornwall Design Guide 2013 Cornwall and West Devon Mining Landscape World Heritage Site Management Plan RELEVANT SITE CONSTRAINTS Conservation Area: Camborne Critical Drainage Area World Heritage Site: Camborne and Redruth Mining District CLPREZ Planning and Sustainable Development Service Cornwall Council Dolcoath Avenue Camborne Cornwall TR14 8SX planning@cornwall.gov.uk

2 Page 2 APPLICATION SITE AND PROPOSAL The application site is located in Fore Street, Camborne; a short distance to the north of the Town Centre. The subject building is an end of terrace property positioned on the west side of Fore Street. Neighbouring properties adjoin the site to the north and south and the main town centre car park adjoins the land to the rear. The granite fronted building has been adapted over the years and historically looks to have been formed from two properties. The property currently operates as a church and supports other community activities and clubs on a daily basis; including toddler groups, a youth club and coffee shop. I understand the proposal is to provide a re-build solution for the site which retains and expands the first floor worship space together with additional WC provision. The proposal will also enhance the ground floor accommodation by providing a hall/lounge space, reception, food and drinks facilities, meeting rooms with storage and improved disabled access/facilities. A survey has been submitted with the enquiry commenting on the structural condition of the building. PRINCIPLE OF DEVELOPMENT The proposal is to rebuild the chapel and continue the current use so in-principle, there is no objection to the proposed development. The main points of consideration are therefore the following: - The proposal represents demolition of an existing building in the Conservation Area. Adequate justification is therefore required to support the demolition of the building rather that retention, renovation and re-use. - The impact of the proposed development on the occupiers of neighbouring properties. LOSS OF THE BUILDING AND IMPACT ON THE CHARACTER OF THE AREA/HERITAGE ASSETS The Council's Conservation Officer has been consulted on the proposal and has provided the following response: `This building is located in the Camborne Conservation Area and the Cornwall and West Devon Mining World Heritage Site. Given the history of the site and its location, the applicant may wish to consider a consultation with the Cornwall World Heritage Site Office. (This would be a separate application.) I have carried out a map regression as the submitted information lacks evidential information which would be required for a Heritage Impact Assessment as required by paragraph 128 of the NPPF. I would advise the agent to view the Cornwall Industrial Settlements Initiative (Camborne 2002) and the West Devon and Cornwall World Heritage Site Management Plan.

3 Page 3 As part of my analysis of the site, I carried out a map regression. This area was known as part of Church Town, the historic core of Camborne first mentioned in The site appears on the Camborne Tithe Map to be housing and number 17 could be a remnant of that. Number 19 appears on the Town plan of the 1880's to be a Masonic Lodge. The building may have been adapted between circa 1840 and Therefore, this is a non-designated heritage asset. Between 1750 and 1840 there was major expansion to Camborne due to the copper mines (Cornwall Industrial Settlements Initiative, Camborne 2002) and the cottages were probably built in the 1830's along Fore Street by the Bassett family. The development of the church and its social care as stated in the planning statement coincides with the decline in the copper industry s fortunes. The building is constructed of local stone, a Killas stone and granite which is locally distinctive to this area and positively contributes to the Camborne Conservation Area. This site is located in Camborne Town Centre Conservation Area and we draw your attention to part 1 s.72 (2) of the Planning (Listed Buildings and Conservation Areas) Act This sets out our duty in the exercise of planning functions within conservation areas and states 'special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area'. Whilst I appreciate the aspirations of the church and its community commitment and contribution, I would suggest the agents consider the possibility of looking into the option of adapting the building and new build, retaining the front façade as a minimum and preferably more of the building as well as providing the accommodation needed. On the basis on the information submitted and in my opinion, the proposal for the demolition of this vernacular building would be contrary to paragraphs 133, 134 and 138 of the NPPF and policy 24 of the Cornwall Local Plan. Notwithstanding the Conservation Officer s comments, I have read the building survey undertaken by Scott & Co. I note the conclusions of the survey in that the building is in generally poor condition and in particular, the roof structure requires substantial strengthening work. The building is also showing signs of stress and damp ingress due to poor ventilation and the electrical cabling is poor. This survey would appear to provide some justification for rebuilding, but please note that the survey in only a preliminary inspection and a more detailed survey would be required to fully assess the structural integrity of the building. I would suggest undertaking further survey work to confirm that the cost of repairing and refurbishing the existing building is prohibitive. I note that a feasibility study and cost plan has been undertaken to show how the building could be repaired adapted. This should be submitted with any future planning application along with further structural survey work to justify the demolition of a non-designated heritage asset in the Conservation Area. If this can be justified, I would have no objection to the design, form and use of natural materials proposed in the rebuild. In particular, I would emphasise the reuse of the existing Killas and granite stone in the Fore Street elevation. I note the new hip roof which would reduce the bulk of the existing structure and be more inkeeping with the form of neighbouring buildings. I am also fully aware of the

4 Page 4 community benefit that the development would bring in providing enhanced community facilities and this will weigh considerably into the planning balance. RESIDENTIAL AMENITY The proposed rebuilding works are likely to impact on the rear of the adjoining property to the north and its garden. I note the increase in bulk and extension of the rear of the building when viewed from the north. Although no openings are proposed in the south elevation that would generate any loss of privacy from overlooking, I do have concerns regarding the overbearing impact the two storey addition (over the original building) will have on the neighbour to the north. This is particularly important as the neighbouring garden is to the north and the rear two storey additions could result in loss of natural light in this area. I would therefore suggest that this issue is fully addressed prior to submitting any application and the bulk of the rear of the building may need to be reduced accordingly. PROPOSED ACCESS, PARKING AND SERVICING ARRANGEMENTS With regards to user and visitor car parking, it is not anticipated that provision can be accommodated on the site but given its highly sustainable location within the town, on-site parking would not be a requirement. The site is easily accessible to pedestrians and by public transport and moreover, town centre car parks are within close walking distance. OTHER MATTERS If you do intend to proceed with a planning application for the rebuilding of the existing building, other reports that are likely to be required are: - Planning, Design and Access Statement, including a feasibility study and cost plan to justify demolition and rebuild. - Structural Survey of the existing building. - Heritage Impact Assessment (HIA) - Relevant application forms and plans to support a full application. - Sensitive Development Questionnaire. - Site specific Flood Risk Assessment (FRA) as the site is located within a Critical Drainage Area. Further advice and guidance about what is required for a valid application can be found on the Council's website. You may wish to consider using the Council's validation service, details of which are also on the website. If you decide to take the proposal forward then you should contact the Town Council and Divisional Member. You should also consider engaging with the local community prior to making an application and producing a Statement of Local Community Involvement.

5 Page 5 CLOSING COMMENTS Please note that officer support for the development would be forthcoming subject to addressing the following points: - Justification for demolition and rebuilding of the chapel informed by a more detailed structural survey and feasibility/costs study. - Addressing the elements of the design that have the potential to impact on the amenities currently enjoyed by the neighbour to the north. You should note that this letter does not constitute a formal decision by the Council (as local planning authority). It is only an officer's opinion given in good faith, and without prejudice to the formal consideration of any planning application you may wish to submit. However, the advice note issues will be considered by the Council as a material consideration in the determination of future planning related applications, subject to the proviso that circumstances and information may change or come to light that could alter the position. It should be noted that the weight given to preapplication advice notes will decline over time. Yours faithfully Peter Gregory Senior Development Officer Planning and Sustainable Development Service Tel: planning@cornwall.gov.uk