72-74 LANCASTER GATE LONDON W2 3NJ PLANNING STATEMENT. for FABTAS ONE LIMITED

Transcription

1 72-74 LANCASTER GATE LONDON W2 3NJ for FABTAS ONE LIMITED SEPTEMBER 2012

2 CONTENTS Page 1.0 INTRODUCTION THE SITE AND SURROUNDING AREA THE PROPOSED DEVELOPMENT PLANNING POLICY ANALYSIS CONCLUSIONS 19

3 1.0 INTRODUCTION 1.1 This Planning Statement has been prepared on behalf of Fabtas One Limited ( the Applicant ) in support of applications for full planning permission and listed building consent for the change of use and conversation of Leinster House (72-74 Lancaster Gate), currently in use as a hostel (Use Class Sui Generis), to nine-self contained residential units (Use Class C3) ( the Proposed Development ). The scheme has been developed by architectural practice Paul Davies & Partners. 1.2 The Applicant seeks full planning permission and listed building consent for the following: Change of use of hostel (Use Class Sui Generis) to nine residential dwellings (Use Class C3) and physical alterations including: replacement rear extensions and roof terraces; replacement of mansard roof extension and installation of mechanical plant at roof level to No.73; refurbished and replacement external railings, windows and doors to match original; and other associated internal and external alterations. 1.3 The property is owned by the Applicant but is leased to Westminster City Council (WCC) for hostel purposes. The Applicant purchased the property in WCC s lease expired June 2012 and currently occupy the building on a six monthly rolling contract basis. 1.4 The Proposed Development will result in the creation of nine residential units and the refurbishment of the listed buildings including the removal of unsympathetic modern interventions and the reinstatement of architectural features which have been lost over the years. 1.5 The applications comprise the following documentation which should be read in conjunction with this Planning Statement: Plans and Drawings (prepared by Paul Davis and Partners) Design and Access Statement (prepared by Paul Davis and Partners) Historic Buildings Report (prepared by Donald Insall Associates Ltd) 1

4 Environmental Performance Statement (prepared by Mecserve) Transport Statement (prepared by Motion) Daylight and Sunlight Report (prepared by eb7) Noise Impact and Planning Compliance Report (prepared by Alan Saunders Associates) Structural Engineering Report (prepared by Hurst Peirce and Malcolm LLP) Statement of Community Involvement (prepared by Four Communications) Toolkit Viability Report (prepared by Savills LLP) 1.6 This Planning Statement provides a description of the site and surrounding area and a summary of the planning history at section 2.0, a description of the Proposed Development at section 3.0, an evaluation of the Proposed Development against key planning policy guidance at section 4.0, and conclusions are contained at section

5 2.0 THE SITE AND SURROUNDING AREA The Site 2.1 The site is located in the City of Westminster (WCC). The corner site is bounded by Lancaster Gate to the south, Leinster Terrace to the west and Leinster Mews to the north Lancaster Gate comprises three buildings which form part of a grand terrace of stucco buildings comprising a basement level, four upper storeys and an attic mansard storey. The buildings were listed at Grade II for their group value in February The three buildings were originally built as private houses and were completed in In 1905 the three houses were amalgamated and converted to a hotel. The buildings have been subject to thorough and damaging internal alterations throughout the 20 th and 21 st centuries. 2.3 The buildings are currently being used for hostel purposes and have been substantially altered and subdivided to provide approximately 99 rooms which accommodate in the region of 200 people. The buildings are in a poor state of repair and many of the original features have been lost or degraded through years of neglect. The Surrounding Area 2.4 Lancaster Gate is a wide street running east-west with imposing painted stuccoed buildings on both sides. The recently completed Lancasters development faces Leinster House from the south side of Lancaster Gate. The historic buildings on the north side of Lancaster Gate including Leinster House are smaller in scale. 2.5 Leinster Terrace running north-south is of a more conventional scale and width. Immediately to the west (on the opposite side of Leinster Terrace) there is a large, late 20 th century block of flats. The buildings to the north of this on Leinster Terrace (and opposite Leinster House) are small in scale (one or two storeys over ground floor) with shops/cafes at ground floor with residential use or small offices above. 3

6 2.6 To the rear of Leinster House, Leinster Mews is small in scale with residential properties comprising two storeys plus a mansard storey. 2.7 Whilst the area is predominantly residential in character, Leinster Terrace accommodates an identified Local Shopping Centre which comprises a mix of shops, cafes, estate agents, restaurants, a doctor s surgery and immediately to the north of Leinster House, the Leinster Arms pub. Transport Links 2.8 The site benefits from excellent public transport accessibility, with Bayswater and Lancaster gate underground stations located on Bayswater Road and a number of bus routes serving Bayswater Road. Planning History 2.9 The key planning history can be summarised as follows: Date Reference Proposal Decision 1957 AR/TP21433/NW Planning permission for change of use from hotel to students hostel /05263/FULL Planning permission for change of use from a hostel to a hotel /02101/LBC Listed building consent for internal alterations associated with a fire safety system /11128/LBC Listed building consent for the subdivision of rooms and repainting of external walls /01892/FULL / Applications for planning permission 12/01893/LBC and listed building consent for the change of use of the property to nine residential dwellings and associated physical alterations. Approved Approved Approved Approved Withdrawn 2.10 Planning permission for the current hostel use has therefore never been formally granted The Proposed Development has been developed to address concerns raised by officers, neighbours and Councillor Davis in respect of applications 12/01892/FULL 4

7 and 12/01893/LBC which were withdrawn in August A number of changes have been made to the Proposed Development which can be summarised as: Removal of On-Site Car Parking 2.12 The car stacker has been deleted from the scheme. This results in some other changes to the scheme including the deletion of the basement, alteration to the layout of House A, amendment to Leinster Mews elevation to remove garage door and insert windows, and negates the need to realign the 'tunnel' of the mews. Roof Plant Access 2.13 The access has been revised so it is internal with the consequent loss of the proposed external access ladder. Internal Doors 2.14 The originally proposed sliding pocket doors have been replaced with traditionally hung double doors. Duplex Unit D 2.15 The entrance hallway and the arrangement of the division between the living and dining areas of Duplex unit D (74 ground and basement) has been revised to 'restore' room proportions and retain more existing wall. Rear Extension 2.16 The proposed rear extension to 72 at third floor has been re-aligned so that its rear wall sits back from the rear building line of 73 to provide visual separation between the two buildings. 5

8 3.0 THE PROPOSED DEVELOPMENT 3.1 A full description of the Proposed Development is provided in the accompanying Design and Access Statement prepared by Paul Davies and Partners. Built Form 3.2 The Proposed Development will convert the building from a hostel to nine residential units. The building was originally built for residential purposes and lends itself to the proposed configuration of two houses and a series of lateral apartments (some duplex). The Proposed Development will enhance and restore the building s external appearance and internal form by the removal of unsympathetic alterations and allow repair and restoration works. The main works can be summarised as: External Works Repairs and restoration to the external fabric of the building including the restoration of the historic windows, brickwork and painted stucco. Reinstatement of the entrances to 72 and 73 Lancaster Gate. Creation of a new Lancaster Gate entrance to 74. Removal of extraneous externally mounted services. Removal of the lift tower and access corridors at the rear of 73. Removal of other 20th century extensions at the rear at 1st and 2nd floors. Replacement of the 20th century roof structure over 73 and its replacement with new structure to include a hidden external services area. Removal of the existing roof finishes to 72 and 74 and their replacement with natural Welsh slate and traditional lead flashings. New extensions at the rear of 1st, 2nd and 3rd floors and a new circulation core at the rear of 73. New street level mews elevation with new openings in the mews entrance tunnel. SEPTEMBER

9 Internal Works Recreation of the lost cantilevered stone stair as a common parts stair to the rear of 73. This will extend from basement level to 4th floor. Creation of a new lift shaft at the rear of 73. Removal of modern partitioning, mezzanine levels and small areas of raised floor within rooms. Removal and replacement of all services. Installation of new mezzanine structures within the 1st floor of 72 and 73. Restoration of historic finishes and decorative elements where they exist e.g. substantial cornices, chimneypieces and principal stone staircases. Strengthening and levelling of all floor structures. Installation of a consistent raised floor at 2nd floor to create a service void. Use of remaining sections of historic cornice, skirting and architraves at each level as templates for new architectural detailing. Land Use 3.3 The Proposed Development will result in a gain in residential floorspace and a loss of hostel floorspace: Existing m 2 (GIA) Proposed m 2 (GEA) Hostel (Sui Generis) Residential (C3) TOTAL The residential mix is as follows: Unit Type Number 3 bedroom unit 4 4 bedroom unit 5 TOTAL 9 Transport 3.5 The building currently provides no car or cycle parking. The Proposed Development comprises no car parking. Car parking was proposed as part of the previous SEPTEMBER

10 application but has been removed and it is intended that future residents should park on street. Both WCC and the Applicant s transport advisor Motion have confirmed that this is not an area of parking stress and that on street parking is acceptable. The Proposed Development provides nine secure cycle spaces. The Proposed Development has been developed in accordance with WCC parking standards. 3.6 The transport strategy is fully explained in the accompanying Transport Statement which has been prepared by Motion. Servicing 3.7 The Proposed Development includes a secure bin store which has sufficient space for seven wheeled storage bins ( wheelie bins each of 360lt capacity, four for waste and three for re-cycling). These will provide sufficient waste and recycling storage for the nine residential units. 3.8 Residents will access the bin store from inside the building through the rear service corridor. WCC will collect the bins direct from the store utilising the Leinster Mews door. A full explanation of the servicing strategy if provided in the accompanying Design and Access Statement which has been prepared by Paul Davies and Partners. The servicing strategy has been developed and agreed through consultation with Andrew Grimm (Projects Officer, Westminster Highways Planning Team). SEPTEMBER

11 4.0 PLANNING POLICY ANALYSIS 4.1 The planning policy context for the development comprises policy and guidance at the national, regional and local levels. At the national level, planning policy is contained within the National Planning Policy Framework (NPPF). The Development Plan for the site comprises The London Plan (adopted July 2011), the City of Westminster Core Strategy (adopted January 2011) and saved policies from the Unitary Development Plan (UDP) (adopted January 2007). Site Specific Policy Designations 4.2 The Westminster Proposals map identifies the site as falling within the Bayswater Conservation Area. The property is Grade II listed. Land Use Loss of Hostel 4.3 The Proposed Development will result in the loss of a hostel. 4.4 Core Strategy Policy CS15 states that hostels will be protected. The supporting text explains that development needs to address Westminster s housing requirements as set out in regional and sub-regional assessments which recognise the need for hostel accommodation for vulnerable people. It is acknowledged this type of accommodation can become obsolete because of its layout, or changes in the delivery of local services or the client group it was intended to serve and therefore that flexibility is required in order to deliver the published strategies of local service providers. 4.5 Saved UDP Policy H6 is specific to hostels and states that planning permission will only be granted for the change of use of hostels to housing. The existing hostel must be surplus to the requirements of the existing operator and there must be no demand from another organisation for a hostel in that location. 4.6 Supporting text expands upon this stating that since hostels are a form of housing, the only acceptable alternative use of existing hostels is as housing and the City Council will not allow proposals to change them to any use except housing. This includes hostels that were formerly used as hotels. Whilst the City Council is anxious to SEPTEMBER

12 retain hostels it recognises that hostels do become surplus to requirements. The City Council will require the developer to demonstrate that the hostel is not required by the current occupier and that it has been marketed as a hostel in order to prove that it is surplus to requirements. In these cases, the City Council will consult hostel operators to see whether there is demand for the use of the hostel and whether funding would be available to purchase the hostel at a price that reflects the hostel use. If there is clear demand and funding for a hostel to be kept in use as a hostel, then the City Council will refuse proposals for its conversion or redevelopment to housing use. Where there is no demand from the existing operator or another hostel operator, then the City Council will allow it to be converted or redeveloped for housing. 4.7 There are a number of arguments which support the proposed change of use of the hostel to residential purposes. Marketing 4.8 Leinster House was extensively marketed in 2010 and subsequently bought by the Applicant. Hostel operators therefore have recently had the opportunity to purchase Leinster House. It is considered that this demonstrates that there is no demand from hostel operators for its ongoing use for hostel purposes. Hostel Not Fit For Purpose 4.9 There is a very real concern that the building as existing is not fit for purpose. Whilst it is difficult to confirm exact figures, there are approximately 99 active accommodation rooms housing up to 200 people at anyone time. In some cases two families share a single room. The internal configuration of the many subdivided rooms has created a warren like maze of corridors which could result in very difficult escape in an emergency scenario The hostel is in poor condition and would require a large investment to bring it up to a decent standard. It is unlikely that WCC would be able to fund the significant maintenance and re-investment which would be required to make the improvements necessary to ensure the hostel is fit for purpose The Westminster Housing Strategy ( ) and the Westminster Homelessness Strategy Update ( ) both seek to reduce the number of households living in SEPTEMBER

13 temporary bed and breakfast accommodation and increase those placed in self contained accommodation. This acknowledges that WCC do not consider this type of accommodation to be the most suitable. It is understood that WCC are considering options for relocating current residents to other accommodation in the borough and elsewhere in London. Creation of Housing 4.12 Housing is WCC s priority land use and there is a particular need for family accommodation. This building was originally built as housing and the reversion to its original use should be welcomed. This is further considered at paragraph 4.18 below The area is almost exclusively residential and as such a residential use is considered to be more compatible. The existing use of the building as temporary hostel accommodation is not sustainable and is also at odds with the social and economic character of the immediate neighbourhood particularly following the completion of the Lancasters development on Lancaster Gate. Heritage Benefits 4.14 The current use has had a significant effect on the character of these Grade II listed buildings including: The loss of intelligible historic plan form at all levels with the alteration of existing partitions and the installation of partitions to sub-divide rooms and to define modern circulation routes. The loss of architectural detail and decorative features. The loss of the relationship with the public realm with redundant and blocked up entrance doors to Lancaster Gate The proposed change of use will allow these Grade II listed buildings to be restored which will allow original features, such as the central stair and railings, to be reinstated as well as removing the numerous partitions to allow principle rooms to be opened up. The significant upgrade and refurbishment to this heritage asset is a fundamental benefit associated with the change of use. This is further considered at paragraph 4.28 below. SEPTEMBER

14 Public Support 4.16 During the consultation process which has been undertaken by the Applicant some immediate neighbours have expressed their anxiety about the current use. There is concern about the transient population and a perception of crime and antisocial behaviour. The views of neighbours, amenity groups and ward councillors who have been consulted by the Applicant are further detailed in the accompanying Statement of Community Involvement which has been prepared by Four Communications. Summary 4.17 Whilst it is acknowledged that WCC seek to protect hostel uses it is considered that the change of use of Leinster House to nine residential units is acceptable on the basis that the building was not purchased by a hostel operator when on the market in 2010; the building is not considered to be fit for purpose and WCC are unlikely to be able to fund the significant maintenance which is required; a residential use will be more compatible with the residential character of the area; and, the change of use will also result in inherent heritage benefits. Creation of Residential Units 4.18 The NPPF seeks to significantly boost the supply of housing. London Plan Policy 3.3 seeks to increasing housing supply Core Strategy Policy CS14 states that residential use is the priority land use across Westminster and seeks to optimise housing delivery. Core Strategy Policy CS15 requires residential developments to provide an appropriate mix of units in terms of size and type. UDP Policy Policy H5 states that the City Council will ensure that an appropriate mix of unit sizes is achieved in all housing developments and will normally require 33% of housing units in housing developments to be family sized (3+ bedrooms) and will require 5% of this family housing to have five or more habitable rooms The Proposed Development results in the creation of nine residential units. Given the constraints of the Grade II listed building it is considered that the number of units has been maximised whilst working with the building fabric and proportions of principle rooms and spaces. All of the nine units are family sized. SEPTEMBER

15 Affordable Housing 4.21 Core Strategy Policy CS16 seeks to optimise the delivery of new affordable homes. Proposals for housing developments of over 1,000 sqm additional residential floorspace will be expected to provide a proportion of the floorspace as affordable housing. In exceptional circumstances when the Council consideres that the provision of onsite affordable housing and off site affordable housing are impractical or unfeasible, the council will accept a financial contributions in lieu of affordable housing The Proposed Development has been assessed by Savills who have prepared a toolkit which assesses: a policy compliant scheme which includes affordable housing; and the Proposed Development of nine market units It has been concluded that neither scheme is viable. This is further detailed in the Savills Toolkit Viability Assessment which accompanies this application However, despite the Proposed Development not being able to sustain any financial contributions towards affordable housing the Applicant is willing to enter into negotiations with WCC in regard to a payment being made on an ex gratia basis. Design 4.25 The NPPF sets out the importance which the Government attaches to the design of the built environment. It considers good design to be a key aspect of sustainable development and contribute positively to making places better for people Core Strategy Policy CS27 requires development to incorporate exemplary standards of sustainable and inclusive urban design and architecture. The UDP carries through these aims by encouraging the highest standards of sustainable urban design and architecture in all development (Policy STRA 25) The Proposed Development provides the opportunity to remove unsightly modern piecemeal extensions and extend the building in a more rational and cohesive manner sympathetic to the Grade II listed buildings. The design is fully described in the SEPTEMBER

16 accompanying Design and Access Statement which has been prepared by Paul Davies and Partners. Conservation and Heritage 4.28 The NPPF sets out the Governments positive strategy for the conservation and enjoyment of the historic environment recognising that heritage assets are an irreplaceable resource and should be conserved in a manner appropriate to their significance. In particular there is a desire to sustain and enhance the significance of heritage assets by putting them to viable uses consistent with their conservation Core Strategy Policy CS24 recognises Westminster s historic environment and seeks to conserve heritage assets including listed buildings and conservation areas The property is Grade II listed and located within the Bayswater Conservation Area. It is considered that the Proposed Development is positive in heritage terms as will secure a long term sustainable use of the property. The current use has resulted in decay and degradation through long term neglect and also as a function of the use with principle rooms being divided and false ceilings added in order to create smaller rooms The Proposed Development will fund vital maintenance; reinstate key features such as the missing central stair and the missing Lancaster Gate entrance; allow removal of partitions resulting in the return of principle rooms to their former glory; and, repair external features such as the railings, stucco and windows The heritage issues are further considered in the accompanying Historic Buildings Report which has been prepared by Donald Insall Associates Ltd. Transport 4.33 The NPPF encourages developments to be located and designed where practical to accommodate the efficient delivery of goods and supplies, give priority to pedestrian and cycle movements, have access to high quality public transport facilities, and create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians. SEPTEMBER

17 4.34 The London Plan also supports this approach with Policy 6.1 encouraging development in areas of high public transport accessibility Core Strategy Policy CS40 promotes the provision of cycling facilities as part of all new development, the reduction in reliance on private motor vehicles and single person motor vehicle trips; prioritisation of parking provision for disabled and alternative fuel vehicles The site is located within an area of excellent public transport accessibility with a PTAL (Public Transport Accessibility Level) of 6b. The site is located within easy walking distance of Lancaster Gate and Bayswater underground stations with numerous bus routes serving Bayswater Road The building currently provides no car or cycle parking. The Proposed Development comprises no car parking. Car parking was proposed as part of the previous application but has been removed and it is intended that future residents should park on street. Both WCC and the Applicants transport advisor Motion have confirmed that this is not an area of parking stress and that on street parking is acceptable. The Proposed Development provides nine secure cycle spaces. The Proposed Development has been developed in accordance with WCC parking standards Transport matters are further described in the accompanying Transport Statement which has been prepared by Motion. Sustainability 4.39 The NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. One of the core planning principles is the encouragement of the reuse of existing resources, including conversion of existing buildings London Plan Policy 5.3 deals with sustainable design and construction and seeks to minimise the generation of waste and maximising reuse or recycling. It is considered that the conversion and reuse of the building for an alternative use meets this aspiration. SEPTEMBER

18 4.41 UDP Policy ENV2 requires all Applicants to complete an Environmental Performance Statement (EPS) to ensure that the environmental effects of developments are systematically assessed and considered An EPS has been prepared by Mecserve and accompanies this planning application. The EPS concludes that keeping the existing structure and façade and reusing the site has a huge impact on environmental footprint of the building and reduces the carbon footprint of the Proposed Development dramatically Key features and strategies adopted within the Proposed Development that contributes toward delivering an environmentally can be summarised as: Reuse of existing structure and facades; All new building fabric elements will meet or better the requirements of Part L 2010; Improvements will be made to the existing building fabric where it does not compromise the historic nature of the building; Community Heating Scheme that utilises gas fired boilers (min. 90% efficiency) to provide space heating and domestic hot water (DHW) to the whole building; Provision of CHP integrated into the centralised hot water system; Extensive provision of metering and controls; and Energy efficient lighting with sophisticated controls used The Standard Assessment Procedure (SAP 2009) has been used to demonstrate that significant energy savings are made in comparison to the energy performance of the existing building. The Proposed Development achieves a 57% improvement on the current carbon emissions. This is due to the upgrade of the building fabric and services and the incorporation of CHP. Amenity 4.45 As is required by UDP Policy ENV13, residential amenity, including daylight and sunlight, should be protected. SEPTEMBER

19 4.46 As set out the Sunlight and Daylight Assessment which has been prepared by eb7 and accompanies this application, the Proposed Development has no bearing on neighbouring properties and all those tested retain good levels of daylight and sunlight, in excess of the BRE criteria The residential accommodation within the Proposed Development has been designed with daylight and sunlight amenity to residents in mind. This property is constrained to a certain extent due to the retained existing facades. Overall the retained daylight and sunlight levels are considered very good within a historic building in an urban environment such as this Potential overlooking from the new terraces will be limited by the inclusion of planting zones which mean that residents are not able to access the edge of terraces closest to existing dwellings. Servicing and Waste 4.49 Core Strategy Policy CS41 seeks to minimise the impact of servicing and deliveries through effective management regimes. Core Strategy Policy CS43 seeks to minimise waste and increase recycling The Proposed Development includes a secure bin store which has sufficient space for seven wheeled storage bins ( wheelie bins each of 360lt capacity, four for waste and three for re-cycling). These will provide sufficient waste and recycling storage for the nine residential units Residents will access the bin store from inside the building through the rear service corridor. WCC will collect the bins direct from the store utilising the Leinster Mews door. A keypad access device and electric lock will ensure maximum security. WCC cleansing staff will open the doors, remove and empty the bins and replace the bins back in the store before closing and securing the door All other servicing (post, removals, shopping etc.) will be undertaken though the entrances on Lancaster Gate and Leinster Terrace This strategy has been discussed at length with Andrew Grimm of WCC s Environmental Services Group. SEPTEMBER

20 Summary 4.54 All tiers of planning policy have influenced the evolution of the Proposed Development and the proposal is therefore considered to be appropriate in policy terms. SEPTEMBER

21 5.0 CONCLUSIONS 5.1 Whilst it is acknowledged that WCC seek to protect hostel uses it is considered that the change of use of Leinster House to nine residential units is acceptable on the basis that the building was not purchased by a hostel operator when on the market in 2010; the building is not considered to be fit for purpose and WCC are unlikely to be able to fund the significant maintenance which is required; a residential use will be more compatible with the residential character of the area; and, the change of use will result in inherent heritage benefits. 5.2 The Proposed Development results in the creation of nine family sized residential units which is in line with WCC s land use priorities. 5.3 A toolkit assessment has been undertaken and it has been concluded that the Proposed Development is not able to sustain any financial contributions towards affordable housing. However, the Applicant is willing to enter into negotiations with WCC in regard to a payment being made on an ex gratia basis. 5.4 The Proposed Development provides the opportunity to remove unsightly modern piecemeal extensions and extend the building in a more rational and cohesive manner sympathetic to the Grade II listed buildings. The Proposed Development will fund vital maintenance; reinstate key features such as the missing central stair and the missing Lancaster Gate entrance; allow removal of partitions resulting in the return of principle rooms to their former glory; and, repair and restore external features such as the railings, stucco and windows. 5.5 The Proposed Development has been developed in accordance with WCC parking standards and provides nine secure cycle spaces. Leinster House is not in an area of parking stress and as such future residents will park on street. 5.6 The retention of the building as opposed to a new build is inherently sustainable. The Proposed development makes significant energy savings in comparison to the energy performance of the existing building achieving a 57% improvement on the current carbon emissions. This is due to the upgrade of the building fabric and services and the incorporation of CHP. SEPTEMBER

22 5.7 The impact of the Proposed Development on neighbouring amenity has been fully considered and has no bearing in terms of daylight and sunlight with all neighbouring properties retaining good levels of daylight and sunlight, in excess of the BRE criteria. Similarly potential overlooking from the new terraces will be limited by the inclusion of planting zones. 5.8 The Proposed Development has been amended to address concerns previously raised by officers, neighbours and Councillor Davis in respect of applications 12/01892/FULL and 12/01893/LBC and it is considered that the Proposed Development is acceptable in planning terms and that applications for planning permission and listed building consent should be approved accordingly. SEPTEMBER