Planning – Application Comments

Consultation Date: Tue 01 Apr 2025

Consultation Date: Tue 01 Apr 2025

Comment Date: Fri 25 Apr 2025

Thank you for consulting Historic Environment about the above planning permission application for the installation of a rooftop handrail to Citadel Court, 2 Elliot Street. The building is unlisted but located within the Hoe Conservation Area, the adopted Conservation Area Appraisal and Management Plan (CAAMP), identifies the building as 'neutral quality' as such its has no positive or negative impact on the historic streetscape. The proposed handrails would add an additional element to the roof line, and would be a minor negative addition to the mansard roof that was clearly designed to be in keeping with the architecture of Elliot Street which is dominated by four-storey mansard roofed terraces.
The handrail would be an unfortunate visual addition, that being said the height of the building would limit the visual impact from street level, except where the roof is visible from distance. We would urge the applicant to move the handrail as far from the flat roof edge as possible whilst still meeting the access needs, this would further reduce the impact from street level. There is no proposed design, but we assume it is a standard two rail undecorated handrail, this would be appropriate for the 1980's residential block. However is must be finished in marine grade materials given the exposed location.

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, as set out in Section 72 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 negligible to very minor less than substantial harm. The proposal will result in visual harm to the established roof lines of Elliot Street where roof top handrails are not a feature of the streetscape. The clearly modern contrast of the building from the surrounding historic terraces would allow the handrail to be read as a modern installation which mitigates the minor harm. The public benefit resulting from the proposal is considered to be limited, however we accept that safe roof access in necessary for any persons undertaken works on the roof.

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. As such the development is considered compliant withDEV21 of The Plymouth and Southwest Devon Joint Local Plan, NPPF guidance (DEC 2024) and The Planning (Listed Buildings and Conservation Areas) Act 1990.