Planning – Application Comments

Consultation Date: Fri 25 Jul 2025

Comment Date: Fri 04 Jul 2025

Thank you for consulting Historic Environment about the above application for listed building consent at 15 Portland Villas. The development consists of the installation of a single roof light within the pitched slate roof to enable access to the central valley gutter for maintenance purposes. Historic Environment have no in-principle objections to the proposed installation, the existing roof form and central valley gutter makes this particular roof design susceptible to water ingress when the central valley drain becomes blocked. The visual and physical harm resulting from the installation is low and we appreciated the need for roof access and maintenance in this instance. The proposed location is discreet and shielded on three side by the roof structure. No information on the roof light has been submitted except for the proposed grey finish, we would expect a datasheet showing the model, design and dimensions of the rooflight and recommend this is conditioned. Preferably the roof light would be a conservation design with a central glazing bar set flush to the slates.

Recommendation and Assessment of Harm

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 very low level of less than substantial harm to the significance of the heritage asset. The proposal will result in minor harm to roof timbers. The rooflight will likely be shielded from ground level along North Road East, there may be minor harm visually from properties to the north that may have elevated views of the buildings roof. The public benefit resulting from the proposal is considered to be low, however planned maintenance to the roof and valley gutter will reduce the likelihood of water ingress and will secure the integrity of the built envelope thereby conserving the building and the interior which is of public benefit.

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 only with recommended conditions. 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.

Condition - Roof Light

Before the roof light hereby approved is installed, details of the material, design, specification, method of opening, method of fixing and finish, in the form of a product data sheet or drawings and sections of no less than 1:20 scale, 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 window and door details.

Reason: Inadequate details of these matters have been submitted within the application and are required in order to ensure that the works 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: Thu 19 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