Planning – Application Comments

Consultation Date: Tue 06 May 2025

Consultation Date: Tue 06 May 2025

Consultation Date: Tue 06 May 2025

Comment Date: Tue 03 Jun 2025

Thank you for consulting Historic Environment about this listed building consent application. The submission very closely matches a listed building consent issued in application 21/01432/LBC. There are some very minor alterations but the application is essentially a reproduction of the 2021 scheme.

23 Lockyer Street is block listed as a terrace along with numbers 22 and 24, the building is grade II listed (NHL - 1113343) and located within the Hoe Conservation Area. The terrace is early to mid 19th century and conforms to the established form of grand residential architecture associated with The Hoe, with stucco facades and detailing below a slate mansard roof with parapets. The terrace and number 22 are an important planned group of terraces and villas designed by Foulston and his pupil Wightwick as part of the Hoe scheme which placed Plymouth in the forefront of town planning in the early/mid C19.

Historic environments position has not changed since the 2021 submission. We welcome the proposal that will return the building to residential use as originally intended. The removal of harmful uPVC windows and the reinstatement of simple timber windows that match the ground floor east elevation windows is a positive enhancement to the building and conservation area. As noted there are some minor changes from the 2021 consented scheme, the most notable in the basement extraction vent that will be fitted to the east elevation. This is a particularly visible position given the topography of the street and will be highly visible from Lockyer Street. Our preference would be for the extraction to be routed to the west elevation which is the proposed design for the ground, 1st, 2nd and 3rd floor extraction design. We would recommend an amendment to a less visible location.
There is currently limited information on the final design detailing the replacement timber windows, fenestration alterations and door replacements. We recommend a condition for additional information that provides clear window details and a full door schedule that identifies where existing historic door are being replaced and why, along with the proposed replaced door (presumably to meet fire regulations).

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 less than substantial harm to the significance of the heritage asset. The proposal will result in minor harm through the creation of new structural openings in original walls and through minor layout alterations to accommodate the formation of flats. The public benefit resulting from the proposal is considered to be low to moderate, reinstating the original intended residential use of the and reinstating more appropriate windows that will replace uPVC windows that appear to have been installed unlawfully.

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 well as the consideration of altering the basement extraction vent to the rear (west) elevation. As such the development is considered compliant with / contrary to guidance within DEV21 of The Plymouth and Southwest Devon Joint Local Plan, NPPF guidance (DEC 2024) and The Planning (Listed Buildings and Conservation Areas) Act 1990.

Recommended Conditions

CONDITION: Windows/doors to be agreed; timber

All external joinery including windows and doors shall be of a timber construction only. Details of their design, specification, method of opening, method of fixing and finish, in the form of drawings and sections of no less than 1:20 scale, shall be submitted to and agreed in writing by the Local Planning Authority before the windows and doors hereby approved are installed. 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 2024 and the Planning (Listed Buildings and Conservation Areas) Act 1990.

CONDITION: Internal Door Schedule

Before any internal doors or joinery (including but not limited too architraves, skirting, picture rails and door lining) are removed or replaced, details of their material, design, and a full specification/replacement door schedule shall be submitted to and agreed in writing by the Local Planning Authority. The information shall include the final finish, fixing and ironmongery details in the form of drawings or pictures of the products proposed. 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 2024 and the Planning (Listed Buildings and Conservation Areas) Act 1990.

Comment Date: Tue 03 Jun 2025

Thank you for consulting Historic Environment about this listed building consent application. The submission very closely matches a listed building consent issued in application 21/01432/LBC. There are some very minor alterations but the application is essentially a reproduction of the 2021 scheme.

23 Lockyer Street is block listed as a terrace along with numbers 22 and 24, the building is grade II listed (NHL - 1113343) and located within the Hoe Conservation Area. The terrace is early to mid 19th century and conforms to the established form of grand residential architecture associated with The Hoe, with stucco facades and detailing below a slate mansard roof with parapets. The terrace and number 22 are an important planned group of terraces and villas designed by Foulston and his pupil Wightwick as part of the Hoe scheme which placed Plymouth in the forefront of town planning in the early/mid C19.

Historic environments position has not changed since the 2021 submission. We welcome the proposal that will return the building to residential use as originally intended. The removal of harmful uPVC windows and the reinstatement of simple timber windows that match the ground floor east elevation windows is a positive enhancement to the building and conservation area. As noted there are some minor changes from the 2021 consented scheme, the most notable in the basement extraction vent that will be fitted to the east elevation. This is a particularly visible position given the topography of the street and will be highly visible from Lockyer Street. Our preference would be for the extraction to be routed to the west elevation which is the proposed design for the ground, 1st, 2nd and 3rd floor extraction design. We would recommend an amendment to a less visible location.
There is currently limited information on the final design detailing the replacement timber windows, fenestration alterations and door replacements. We recommend a condition for additional information that provides clear window details and a full door schedule that identifies where existing historic door are being replaced and why, along with the proposed replaced door (presumably to meet fire regulations).

Recommendation and Assessment of Harm ' delete where appropriate

1. 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.

OR

2. 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.
1. Substantial harm to or loss of grade II listed buildings, or grade II registered parks or gardens, should be exceptional. Assets of the highest significance, notably scheduled monuments, protected wreck sites, registered battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
Where a proposed development will lead to substantial harm to (or total loss of significance of) a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or total loss is necessary to achieve substantial public benefits that outweigh that harm or loss, NPPF 16 Para 214.

OR

2. 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 positive change / negligible to no harm / less than substantial harm / substantial to the significance of the heritage asset.
- The proposal will result in harm to'.(link to assessment of significance)
- The public benefit resulting from the proposal is considered to be'.

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 / acceptable only with recommended conditions / unacceptable without amendment / unacceptable and recommend refusal.
As such the development is considered compliant with / contrary to guidance within DEV21 of The Plymouth and Southwest Devon Joint Local Plan, NPPF guidance (DEC 2024) and The Planning (Listed Buildings and Conservation Areas) Act 1990.






Recommended Conditions

CONDITION: WINDOW AND DOOR DETAILS

PRE-INSTALLATION

No new windows or external doors shall be installed until the details of the proposed windows and doors have been submitted to and approved in writing by the Local Planning Authority. These details shall include design, materials, colour and any alterations to the surrounding walls required. The works shall be carried out strictly in accordance with the approved details.