Planning – Application Comments

Comment Date: Thu 06 Mar 2025

Thank you for consulting Historic Environment about the above planning application for a proposed front porch extension to 3 Western College Road.

The building is unlisted but located within the Mannamead Conservation Area (Adopted 1977). 3 Western College Road appears to have been constructed between 1880-1904, with the building shown on the 1904 Ordnance Survey 2nd Edition (Devon), with a Plymouth limestone faced ground floor and rendered 1st and 2nd floors. Architecturally the building is not without merit, with a complex built form, multiple roof pitches and features typical of late 19th century Gothic Revival design, including 1st floor oriel widows, a corner balcony and decorative corbel and cornice detailing. Number 3 is constructed adjacent to the 1861 Grade II Western College (former congregational theological college) and built within its former grounds. It is clearly designed to mimic and sit comfortably alongside the Gothic Revival style theological college, it is unclear whether the relationship was more formal or if the house was designed as part of the college.

Historic Environment have a number of concerns with the proposed. Firstly no justification for the development has been submitted. NPPF Chapter 16 para 207 states "In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets' importance and no more than is sufficient to understand the potential impact of the proposal on their significance. " As a development affecting a clearly historic building within a conservation area we would expect a proportionate heritage statement that establishes the significance of the building, its contribution to the historic streetscape and any impacts on neighbouring listed buildings before establishing why the development is justified. We would highlight Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 which states that when considering developments that affect a designated conservation area, the Local Planning Authority shall give special attention to the desirability of preserving or enhancing the character or appearance of that area. It is for the applicant to demonstrate and justify how this porch preserves or enhances the character or appearance of that area
As well as a lack of justification we have concerns about the design as shown in the submitted plans, which appears very awkward. The drawings are poor which does not help in assessing the proposal, but it appears that a pitched slate roof will be constructed below the existing ground floor canopy roof. If this is correct it would be a poor addition to the building façade, we question why the existing canopy roof is not in part extended to provide a catslide roof style projection that could contains the porch below. It is not clear why hung slate is being proposed on the east and west elevations.
The submission contains limited details for the the proposed wall finish (presumably rendered around the window), the proposed window materials, has no details about the proposed door and does not specify type of slate proposed for the roof and hung slates elements.

In its present form whilst we do not in-principle object to the creation of a porch, the proposed design is questionable, there is a lack of detail provided around materials and no justification for an extension that will alter the primary façade of this rather fine Gothic Revival style villa. As such, we do not consider this application meets DEV21 of The Plymouth and Southwest Devon Joint Local Plan, NPPF guidance (DEC 2024) and The Planning (Listed Buildings and Conservation Areas) Act 1990. Further information is required around the design, materials and we would specifically request a Heritage Statement that provides clear and convincing public justification for the development that outweigh the harm of resulting from the development.