Planning – Application Comments

Consultation Date: Mon 12 May 2025

Consultation Date: Tue 24 Jun 2025

Consultation Date: Fri 16 May 2025

Comment Date: Fri 13 Jun 2025

Thank you for consulting Historic Environment about the above Listed Building Consent application for works to alter the existing vehicle openings and replace the garage doors on the northern elevation of number 4 Elliot Terrace.

As stated within the 'Design Access and Heritage Statement' 4 Elliot Terrace is block listed along with numbers 1 to 8 Elliot Terrace and is grade II* (NHL - 1386463). Elliot Terrace is a planned terrace of 9 houses built in the mid 19th century, possibly by George Wightwick. The terrace has been described as one of the most prominent compositions on the Hoe, forming part of an important planned group of terraces and villas by John Foulston and his pupil George Wightwick who are responsible for urban design of the Hoe. Their a scheme placed Plymouth in the forefront of town planning in the early to mid 19th century.

Historic Environment have no in-principle objections to the proposed development. As stated within the submitted information, the rear north facing elevation of Elliot Terrace contains an assortment of structural openings onto Elliot Terrace Lane with only number 2 retaining what is thought to be the original two door two window configuration. As such minor alterations to the existing vehicle openings at number 4 is of low harm, as a reconfiguration of an earlier intervention to create the structural opening. Visually the alteration will result in minimal harm making number four more consistent with the vehicle openings on number 5 and number 6.

Recommendation and Assessment of Harm ' delete where appropriate

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 low level less than substantial harm to the significance of the heritage asset. The proposal will result in harm through the loss of a small amount of historic fabric and as a minor visual alteration to the established façade. The public benefit resulting from the proposal is considered to be low, however it will optimise usage of the existing garage spaces providing more functional parking.

In weighing up the low impact of the development on the significance of the designated heritage asset and the low level of 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 - Garage Door details to be agreed;

Pre-commencement

Full details of proposed garage doors shall submitted in writing to the Local Planning Authority. Details of the garage door design, specification, method of opening and material, 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.

Comment Date: Wed 21 May 2025

The Natural Infrastructure Planning Team are currently not commenting on applications of this type.

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