Planning – Application Comments

Consultation Date: Mon 16 Jun 2025

Comment Date: Wed 09 Jul 2025

Thank you for consulting Historic Environment about the above application for planning permission to replace the fire damaged roof to number 77 Union Street. The building is unlisted, but located within the Union Street Conservation Area, it is not identified as making a positive contribution to the CA within the adopted Conservation Area Appraisal and Management Plan.

Historic Environment have assessed the submitted information and have no in-principle objections. The works are considered to be a like for like replacement of the existing damaged roof, to the point that historic plans have been submitted from an earlier re-roofing scheme. The works will likely result in negligible harm to the Conservation Area, subject to the roof form being built to match the existing, and the roof covering being in natural slate to match the original slate roof finish identified within the Heritage Statement,.

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. 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 no harm to the significance of the conservation area as a designated heritage asset subject to the roof repair being a like for like match. It may be prudent to add a condition that requests a sample or data sheet confirming the proposed slate to used in the development.

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 recommended conditions. As such the development is considered compliant DEV21 of The Plymouth and Southwest Devon Joint Local Plan, NPPF guidance (DEC 2024) and The Planning (Listed Buildings and Conservation Areas) Act 1990.

Condition - External materials to be agreed - roofs

Before the new roof(s) hereby approved is/are installed, samples or detailed specifications of the new roof slates, which shall be a natural slate. Shall be submitted to and agreed in writing by the Local Planning Authority. The works shall be carried out only in accordance with the agreed materials.

Reason: To preserve the special architectural and historic interest of the listed building in accordance with Policy DEV21 of the Plymouth & South West Devon Joint Local Plan 2014-2034, Chapter 16 of the National Planning Policy Framework and the Planning (Listed Buildings and Conservation Areas) Act 1990.

Comment Date: Fri 04 Jul 2025

LLFA Consultation Response 25.00586.FUL.pdf

Comment Date: Mon 23 Jun 2025

The Natural Infrastructure Planning Team hold no objections to this development. However, we recommend that the following informative is applied:

Informative: Bats and Breeding Birds (Buildings)
The proposed works may take place in a building with suitability for bats or breeding birds. Under the Wildlife and Countryside Act (1981), bats and breeding birds are legally protected against disturbance, injury or killing and bat roosts are protected against obstruction, damage or destruction. If bats or a bat roost is present in the building, a licence to carry out the works from Natural England may be required. Please note bats are incredibly sensitive, so any alterations to buildings including roof lining, timber treatment may impact significantly upon them or their roosts. For further information please contact a suitably qualified ecologist. In practice, if any protected species are found on site (such as nesting birds, bats or reptiles) works must cease immediately, and a suitably qualified Ecologist consulted.

Please use the new Plymouth and South West Devon Joint Local Plan Supplementary Planning Document, Adopted July 2020 or if you require further guidance please contact niplanning@plymouth.gov.uk to arrange an NI planning surgery slot.

If this application involves additional bedrooms, please complete a HRA02 Assessment. If the application may have a direct impact to the European Marine Site (a full assessment HRA01), please consult the team through an HRA consultation.

Kind regards

Natural Infrastructure Planning Team

Comment Date: Thu 19 Jun 2025

956940 Consultation Response 2.pdf

Comment Date: Mon 16 Jun 2025

Although there are no objections to this application from a LHA viewpoint, it is not clear whether or not there will be a need for footpath closures etc in order to carry out these works. Therefore I would highlight that there may be the need for a condition relating to a Construction Traffic Management Plan (CTMP).