Canterbury City Council Military Road Canterbury Kent CT1 1YW. Title: CA/16/01506/FUL. Author: Planning and Regeneration.

Transcription

1 O Crown copyright and database rights 2017 Ordnance Survey Title: CA/16/01506/FUL Author: Planning and Regeneration Scale 1:1,250 Map Dated: 27/01/2017 Canterbury City Council Military Road Canterbury Kent CT1 1YW

2 AGENDA ITEM NO 15 PLANNING COMMITTEE APPLICATION NUMBER: SITE LOCATION: PROPOSAL: APPLICATION TYPE: CA//16/01506/FUL Cathedral House, The Precincts, Canterbury, CT1 2EH Proposed landscape works to Cathedral Precincts; construction of new 2.2m high flint wall; replacement 2.2m high flint wall between the main precinct and the International Study Centre; together with provision of seating and site furniture. FULL APPLICATION DATE REGISTERED: 06 July 2016 TARGET DATE: 31 August 2016 LISTED BUILDING: GRADE 2 CONSERVATION AREA: WARD: APPLICANT: AGENT: CASE OFFICER: WEB LINK: CANTERBURY CITY No.1 - AMENDED Westgate Canterbury Cathedral Hyland Edgar Driver Mr David Campbell &keyval=_cante_dcapr_ RECOMMENDATION: Grant, subject to suitable safeguarding conditions. SITE LOCATION AND DESCRIPTION 1. The site is situated in the heart of Canterbury City within the Canterbury Cathedral, St Augustine s Abbey, and St Martins Church UNESCO World Heritage site. The site is located to the south-east of the cathedral and is formed from a number of structures and spaces which are located behind a line of precinct wall/buildings. 2. The site occupies a plot between the open space of the Cathedral Precincts to the north and the back of properties facing onto Burgate. The site consists of 36 and 37 Burgate (former Sunn Inn) and the extension to the rear, the Former Proctors lodgings, the western range of No.11 the Precincts (Cathedral House), the Welcome Centre and the Cathedral Gate Hotel. 36 and 37 Burgate (the former Sun Inn) were used as a Starbucks

3 Cafe and recently by the Cathedral as a cafe. The buildings have been altered over the centuries to accommodate commercial uses. The shopfront to number 36 Burgate is of a later construction. 3. Adjacent to the site to the west, is the Grade I listed Christ church Gate and the Christ Church Gate Hotel to the west. The site is within the Canterbury City Conservation Area, Area of Archaeological Importance, within a designated Ancient Monument. The site is within the defined city centre and designated retail core. RELEVANT PLANNING HISTORY PROPOSED DEVELOPMENT 4. This application seeks consent for proposed landscape works to Cathedral Precincts, including the construction of a new 2.2m high flint wall and a replacement 2.2m high flint wall between the main precinct and the International Study Centre. The application also proposes the provision of seating and site furniture. CONSULTATIONS 5. Historic England No objection subject to condition. The scheme has been subject to pre-application consultations. Further work needs to be carried out on archaeology and a condition requesting details has been requested. The applicant will need to apply for scheduled monument consent. 6. CCC Archaeology No objection subject to conditions. 7. CCC Conservation No objection subject to conditions.

4 REPRESENTATIONS 8. A site notice was displayed adjacent to the site and 1 representations was received on behalf of the tenants to the Cathedral Gate Hotel objecting to the application raising the following points of concern: 9. Canterbury Heritage Design Forum Object to the application and have made the following comments: We have no comment on the re-arrangement and partial loss of the car parking, nor the materials chosen. There is a section of strengthened paving put down in 1991 for fire engines to get to the Nave. There is a proposal to grass this. The new wall to replace the existing wooden fence in front of the Archbishop s Palace is welcomed. CHDF prefer the removal of the fence and replacement with a wall. However a stone wall at 2.2m in height could be overpowering and CHDF suggest lowering it to 1.9m instead. CHDF cannot see any advantage to the new wall in front of the Study Centre, however, to reinstating the wall in front of the Study Centre to a new alignment, and to a 2.2m height, as it will leave a dark yard area behind, and diminish views of the Study Centre. The wall it is replacing is not ancient as it was built in the 1950s. The wall that was there has been removed completely with no footings left. English Heritage want the wall reinstated. However the Study Centre was designed for this wall not to be reinstated. The buildings are meant to be seen. They are very high class buildings by eminent architects. The proposed new wall does not follow the original line. If built it will affect the foundation stone (laid in 1998). CHDF cannot understand the reasons for this forced reinstatement (but appreciate it was a former planning condition requirement). The relationship with the Cathedral will be spoilt if it is built. The reinstatement is misguided and unnecessary. Marking in the line of the paving and with the odd bench would be a better alternative treatment. CHDF object to this element of the application and would be prepared to send a representative to the development management meeting when it is considered. DEVELOPMENT PLAN POLICIES Canterbury District Local Plan First Review 2006 BE1 - High quality designs, sustainable developments and specific design, amenity and landscape criteria to which the Council will have regard: cross-refers to SPGs. BE3 - Design statements/development briefs to be with applications. BE5 - Preservation of listed & locally listed buildings and their settings. BE7 - Conservation Areas and their settings to be preserved or enhanced: specific criteria for consideration. BE14 Archaeology. BE16 - Archaeological sites. TC1 - Vitality and viability of town centres TC3 - Mixed use developments in and adjacent to town centres. TC7 - New tourism development.

5 Canterbury District Local Plan Publication Draft (June 2014) SP1 - Presumption in favour of sustainable development DBE3 - Development proposals to be of high quality design and layout DBE4 Principles of design. DBE8 Inclusive design. DBE10 Alterations and extensions. HE1 - Proposals which protect, conserve and/or enhance the historic environment will be supported. Heritage Statements to accompany applications affecting heritage assets. HE4 - Alterations and extensions to listed buildings and development affect their setting to preserve and enhance their character and appearance HE5 - Alterations to listed and locally listed buildings to preserve their character; applications to be accompanied be accompanied by full details. HE6 - Conservation areas and their settings to be preserved and enhanced. HE8 - Presumption in favour of conservation of heritage assets. HE11 - Scheduled Ancient Monuments and other important archaeological sites to be protected and archaeological evaluation required where potential for impact to archaeology. HE12 - Archaeological evaluation required for sites within the Canterbury Area of Archaeological Importance and other sites of archaeological potential. TV1 - Cultural and Arts Facilities. TV2 - New Tourism Development. TCL1 - Vitality and viability of town centres. Supplementary Planning Documents/Guidance Supplementary Planning Document: Heritage, Archaeology and Conservation adopted October ASSESSMENT 10. The application is reported to the planning committee due to objection from the Canterbury Heritage Design Forum. The main considerations deemed relevant in the assessment of this application are: Character and appearance Impact on neighbouring living conditions and access Character and Appearance 11. Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on decision makers, when considering whether to grant planning permission for development which affects a listed building or its setting, to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires that in relation to conservation areas, 'special attention shall be paid to the desirability of preserving or enhancing the character or appearance of the area.' 12. The National Planning Policy Framework sets out that consideration needs to be given to the impact that proposed development would have on the significance of any heritage assets affected, pointing out that significance can be harmed or lost through alteration or destruction of the heritage asset, or development within its setting. 13. The site is situated in the heart of Canterbury City within the Canterbury Cathedral, St Augustine s Abbey, and St Martins Church UNESCO World Heritage site. Adjacent to the site to the west, is the Grade I listed Christ church Gate and the

6 Christ Church Gate Hotel to the west. The site is within the Canterbury City Conservation Area, Area of Archaeological Importance, within a designated Ancient Monument. As such the proposed development has the potential to impact on the setting of the World Heritage Site, listed buildings and the character and appearance of conservation areas within close proximity to the site. 14. The importance of preserving the character and appearance of the Conservation Areas and conserving the significance of heritage assets and their settings is set out throughout the National Planning Policy Framework, policy BE4 and BE7 of the adopted local plan and policy HE2, policy HE4, policy HE5 and policy HE6 of the draft Local Plan and the adopted 'Heritage, Archaeology and Conservation SPD. These matters are therefore material to the consideration of this application. 15. Each element of the scheme has been assessed for its acceptability and has been addressed below. 16. In terms of the paving by removing the tired tarmac and mix-matched paving and receiving better treatment with more appropriate materials the setting of the Cathedral precincts will improve. The proposed paving has a more uniform appearance than the existing. The simplicity, subtle colouring and texture of the proposed York stone paving will not detract from the historically and architecturally significant building in the area. The sweeping arrangement of stone delicately leads the visitor to the key entrances to the Cathedral and adds interest to the scheme. The rearrangement of the grass enhances these curves of the paving complementing each other well. In addition, there would be health and safety improvements, as some of the paving is currently in need of repair and improvement. A more even surface will allow for better access to the cathedral for a greater variety of users. 17. The Christ Church Gate is the principal entrance to the Cathedral. There has been several design options proposed for the paving in this space. The concept of defining this space with a change of pattern is recommended. The option preferred by CCC Heritage and Design would be option 1 which takes inspiration from the geometric design of the restored vaults to the gate. Councillors will be updated as to which option is being pursued at the committee. It is hoped that this may encourage visitors to look up and appreciate the detailing of the gate house. Additionally by keeping the design in York stone, the difference will be suitably understated. 18. In terms of drainage, stainless steel would be resisted as is not deemed to be an appropriate material, black iron would be the preference. This has been conditioned. 19. The wall which originally ran east from Cathedral House to the former plumber is Grade II listed. Much of this wall was demolished when the International Study Centre was built. The new wall by International Study Centre will have a slightly different location from the 19 th century wall; it will instead curve around the northern corner of the study centre. By positioning the wall in a slightly differing location it will remain distinguishable from the existing, thus representing an honest alteration. The wall is currently of a mixed appearance with reclaimed stone fragments and knapped flints. Overall is thought that the reinstatement of the wall will help create a more definite zone around the Cathedral, this will produce a more coherent setting around the heritage assets. 20. The proposal also involves the reinstatement and heightening of boundary walls to the Old Palace. This runs west from the southern gates of the Archbishops and finishes at a shed by the western side of the cloister. The wall, the gates, and the pillars are Grade II listed. The proposal is to increase the height by 1.8m in flint and stone. There is no

7 objection to the raising of the wall as it will not negatively affect the areas setting provided attention is given to the materials and workmanship. 21. Materials have broadly been agreed; the proposal aims to reuse original materials which are currently being stored in the works yard. However, detailed drawings of the method of construction of the new walls, together with coursing, mortar, capping, and material details will be required under condition. This will form an important part of the scheme as the quality of the materials together with the workmanship, will result in an addition which will be largely beneficial to the cathedral precincts. 22. Further clarification could be provided regarding the lighting within the scheme, which will be subject to condition. 23. The application is considered to be acceptable by the Council s Heritage Team. As set out above, it is not considered that the proposal would cause any substantial or less than substantial harm to the heritage assets. It is therefore concluded that the proposal complies with legislation, together with national and local policy, in that it preserves and enhances the setting of the Cathedral Precincts, the World Heritage Site, setting of adjacent listed buildings and the character and appearance of the Conservation Area. Archaeology 24. Archaeological investigations have been carried out by Canterbury Archaeologist Trust prior to determination of this application. The results of archaeological evaluation have been summarised in the submission documents. The investigations and reporting undertaken to date have successfully addressed the likely impact to archaeological remains preserved below-ground within the application site. Although the level of impact has been significantly reduced, there remain several areas where impact to buried archaeological remains is unavoidable. These include excavation for new wall foundations outside the International Study Centre, drainage works across the precincts and possible minor impact associated with new paving/landscaping. However, overall the proposals will clearly enhance the application site and impact to archaeological remains can be mitigated through the implementation of a programme of archaeological work secured by condition. 25. Archaeological work will include the archaeological monitoring and excavation associated with drainage proposals, in accordance with the Specification prepared by Canterbury Archaeological Trust dated 13 October In addition, archaeological excavation of the proposed foundation trench outside the International Study Centre will be required, and a programme of monitoring will be required during landscaping and reconstruction of the Archbishop s Palace Wall. All work will require specifications prior to implementation which can be secure by condition. Highways and Transportation 26. The modern inclusion of a parking scheme negatively impacts upon the setting of the precincts, thus work to reduce this issue is welcomed by the Council s Heritage Team. The site is sustainably located in the City Centre and no highway safety or convenience issues will arise from the proposed development Living Conditions 27. The proposal is not considered to give rise to any issues concerning neighbouring amenity and it is considered that the proposal accords with policy BE1 of the adopted Local Plan and policy DBE3 of the draft Local Plan in terms of the impact of the proposals upon neighbouring amenity.

8 Conclusion 28. The proposed development will preserve the setting of the heritage assets within the precincts, the Conservation Area and World Heritage Site. It is therefore recommended that permission be granted subject to safeguarding conditions.

9 DRAFT CONDITIONS/REASONS FOR DECISION NOTICE Application No: CA/16/01506/FUL Proposal: Proposed landscape works to Cathedral Precincts; construction of new 2.2m high flint wall; replacement 2.2m high flint wall between the main precinct and the International Study Centre; together with provision of seating and site furniture. Location: Cathedral House, The Precincts, Canterbury, CT1 2EH CONDITIONS/REASONS: 1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: In pursuance of Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act The development hereby approved shall be carried out in accordance with the submitted drawings: drawings submitted as part of the application REASON: To secure the proper development of the area. 3 Prior to commencement of any external lighting, full details including fittings, illumination levels and spread of light shall be submitted to, and approved in writing by, the Local Planning Authority. The lighting installation shall then be carried out in accordance with the approved details. REASON: To ensure that light pollution is minimised in the interest of the visual amenities of the area, in accordance with policy BE1 of the Canterbury District Local Plan 2006 and policy DBE3 of the Canterbury District Local Plan Publication Draft A programme of archaeological mitigation to include the following: Archaeological excavation in advance of drainage works in accordance with the Written Scheme of Investigation prepared by Canterbury Archaeological Trust and dated October 2016: Canterbury Cathedral Drainage Works: Specification for a Programme of Archaeological Excavation. Archaeological excavation of the foundation trench associated with the new International Study Centre wall. Archaeological monitoring of works associated with the raising of the wall at the Archbishop s Palace. Archaeological monitoring of resurfacing, paving and landscaping works. All archaeological work shall be undertaken in accordance with written specifications that have been submitted to and approved by the Local Planning Authority, which will include provision for any safeguarding measures to ensure preservation in situ of important archaeological remains and/or further archaeological investigation, post-excavation assessment, analysis, publication and

10 archiving. REASON: To ensure that features of archaeological interest are properly examined and recorded in accordance with policy BE16 of the Canterbury District Local Plan 2006, policy HE11 of the Canterbury District Local Plan Publication Draft 2014 and the National Planning Policy Framework. 5 Prior to the use of the following items in the development hereby permitted, details shall be submitted to and approved in writing by the Local Planning Authority: Sample panels of sett and flagstone paving demonstrating proposed materials and jointing. A sample panel of the walling materials for the Old Palace and International Study Centre walls, showing mortar mix, profile and finish. Details of the gates at the north eastern corner of the community room Detailed drawings showing the removable posts under Christchurch gate. The works shall be carried out in full accordance with the approved details unless otherwise subsequently approved in writing by the Local Planning Authority and retained as such thereafter. REASON (LBC): To safeguard the historic fabric and character of the listed building in accordance with Policies BE5 and BE6 of the Canterbury District Local Plan 2006 and Policies HE4 and HE5 of the Canterbury District Local Plan Publication Draft All rainwater goods installed shall be constructed of cast iron. REASON: To safeguard the special character and appearance of the area as a Conservation Area in accordance with Policies BE5 and BE6 of the Canterbury District Local Plan 2006, Policies HE4 and HE5 of the Canterbury District Local Plan Publication Draft 2014 and the National Planning Policy Framework