Planning – Application Comments

Consultation Date: Tue 18 Mar 2025

Comment Date: Fri 02 May 2025

Thank you for consulting Historic Environment about the above listed building consent application. A historic environment pre-application enquiry and site visit was undertaken on the 18th November 2024 to discuss the works included within this application and inform the response.

12 Wellington Street is a grade II listed early 19th century terraced house and is listed as a complete and rare example of a small terraced house in the Plymouth vernacular tradition. The neighbouring number 13 is a matching grade II listed terraced house but with altered fenestration and a less original facade. The property is characterised by a slate hung elevation to Wellington Street with a dry slate roof. The property retains original 16 pane hornless sash windows and a pilastered doorway with moulded entablature and an original panelled door. The property is located within the Stoke Conservation Area, adopted 1985. During the 2024 site visit it was noted that the windows, door and pilaster door surround were all suffering from substantial timber decay from both wood worm and rot.

Historic Environment have no in-principle objections to the proposed replacement, having viewed the condition of the windows and had this confirmed by a suitably experience joiner. The loss of original windows is harmful and highly regrettable, however the suitability of the proposed development rests on the historic accuracy of the proposed replacement windows, door and surround. The submitted box frame sections appears to show that the only divergence between the existing and the replacement windows is the depth of glazing bar rebate (15mm up to 21mm) and the use of 12mm laminated glass. If this is the only dimension alteration then the visual impact of the replacement windows would be very discreet to the point where the harm would be considered acceptable. There are no drawings of the proposed windows in elevation, however I note from the joiners recommendation that the replacements will be hornless 8 over 8 and 6 over 6 respectively. With this confirmed we find the proposed window replacement acceptable, subject to the replacements being genuine hornless sash windows. The exact replication of the door and surround elements as stated by the joiner is acceptable.

When considering whether to grant Listed Building Consent, the Local Planning Authority shall give special regard to the desirability of preserving the listed building or its setting or any features of special architectural or historic interest which it possesses, as set out in Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990. Any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), requires clear and convincing justification, NPPF16 Para 213.
Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal. Less than substantial harm does not mean that the proposed harm is insignificant including, where appropriate, securing its optimum viable use NPPF 16, Para 215.

The works as proposed within this application are considered to result in a moderate degee of less than substantial harm to the significance of the heritage asset. The proposal will result in harm to the authenticity of the built fabric through the loss of original windows, however it is acknowledged that they are in very poor repair with localised and structural problems to the existing windows and door. The public benefit resulting from the proposal is considered to be moderate, high quality replacement windows to a matching design and dimension and replacement of the warped and rotten door will prevent water ingress into the interior and will only have minor visual impact if replaced like for like as proposed. The glazing will alter the depth of the glazing bar rebate but this will be a minor visual change from the current single glazed windows.
In weighing up the impact of the development on the significance of the designated heritage asset and the public benefit resulting from the proposal, Historic Environment find the proposed development acceptable with no conditions, the facade clearly needs maintenance and investment to address long term timber decay that is now threatening the building envelopes integrity.
As such the development is considered compliant with DEV21 of The Plymouth and Southwest Devon Joint Local Plan, NPPF guidance (DEC 2024) and The Planning (Listed Buildings and Conservation Areas) Act 1990.