Agenda item

Report of Corporate Director (Business) (enclosed)

Grant Listed Building Consent subject to conditions.

Application no:                   07/01385/LBC

Proposal:                               Listed Building Consent for the conversion of former Methodist Chapel building to residential property

Location:                                Hoghton Methodist Chapel, Chapel Lane, Hoghton, Preston

Decision:

It was proposed by Councillor Ralph Snape, seconded by Councillor Mike Devaney, and subsequently RESOLVED (15:0) to grant the Listed Building Consent subject to the following conditions:

1. The proposed development must be begun not later than three years from the date of this permission.

Reason: Required to be imposed by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. Notwithstanding the details already submitted, this consent relates to the use of 'flush' fitting roof lights, only in accordance with details to be first submitted to and approved in writing by the Local Planning Authority.  The details shall include the model/make, exact dimensions and the fixing detail (including a cross section) of the roof light(s) to be used.

Reason : To protect the character and appearance of the buildingand in accordance with Policy No. HT2 of the Adopted Chorley Borough Local Plan Review.

3. Before occupation of the dwelling hereby permitted, the amenity area as shown on the approved plan stamp dated 28^th January 2008 shall have been created and delineated from the rest of the graveyard and thereafter remain freely available for use by the occupants of the Chapel as converted.

Reason: To provide the occupiers with reasonable amenity space for the storage of bins.

4. Before occupation of the dwelling hereby permitted, the bin store, as detailed on the approved plans (plans and elevations stamp dated 28^th January 2008), shall have been constructed and thereafter remain freely available for bin storage.

Reason: To protect the setting of the listed building and in accordance with policy HT3 of the adopted Chorley Borough Local Plan.

5. The window in the first floor of the building's west elevation serving the en-suite bathroom to bedroom 2, as shown on drawing no. P.458.A/02, shall be fitted with obscure glass and obscure glazing shall be retained at all times thereafter.

Reason:  In the interests of the privacy of occupiers of neighbouring property and in accordance with Policy No. GN5 of the Adopted Chorley Borough Local Plan Review.

6. Before the development commences, full details of the treatment of all the proposed windows and doors shall have been submitted to and been approved in writing by the Local Planning Authority.  The submitted details shall include the proposed method of construction, the materials to be used, fixing details (including cross sections) and their external finish including any surrounds, cills or lintels.

Reason : In the interests of the character and appearance of the building and in accordance with Policy No. HT2 of the Adopted Chorley Borough Local Plan Review.

7. Unless otherwise agree in writing, no works shall take place until the applicant, or their agent or successors in title, have secured the implementation of a programme of building recording and analysis, which should a photographic record of any internal features that are to be removed in the course of the conversion. The building recording should be completed to the standard as defined by the Royal Commission on the Historical Monuments of England (RCHME) at level 4. This must be carried out by a professionally qualified archaeological/building recording consultant or organisation in accordance with a written scheme of investigation, which shall first have been submitted to and agreed in writing by the Local Planning Authority.  Upon completion of the programme of building recording and analysis it shall be submitted to the Local Planning Authority.

Reason : To ensure and safeguard the recording and inspection of matters of archaeological/historic importance associated with the building and in accordance with Policy No. HT6 of the Adopted Chorley Borough Local Plan Review.

8. This consent relates to the following plans:

Title:                                          Received:

Site Plan                               Received 11^th January 2008

Plan Showing Amenity Area               Stamp dated 28^th January 2008

Proposed Plans and Elevations         Stamp dated 28^th January 2008

Reason:  To define the consent and to ensure all works are carried out in a satisfactory manner.

9. Before the development hereby permitted is first commenced, full details of the height and appearance of the railings to be erected (notwithstanding any such detail shown on previously submitted plan(s)) around the amenity area shall have been submitted to and approved in writing by the Local Planning Authority.  The dwelling hereby permitted shall not be occupied until the railings have been erected in conformity with the approved details. 

Reason:  To ensure a visually satisfactory form of developmentand in accordance with Policy No. HT3 of the Adopted Chorley Borough Local Plan Review.

10. Before development commences, and notwithstanding the details already submitted, a scheme for the retention of at least two pews to be retained in the building shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include which pews are to be retained and their position within the building. The pews shall thereafter be retained in the position agreed unless otherwise agreed in writing by the Local Planning Authority.

Reason: To safeguard examples of the history of the building and in accordance with policy HT2 of the Adopted Chorley Borough Local Plan Review.

11. The development hereby permitted shall not commence until full details of the colour, form and texture of all hard ground- surfacing materials to the proposed amenity area (notwithstanding any such detail shown on previously submitted plans and specification) have been submitted to and approved in writing by the Local Planning Authority.  The development shall only be carried out in conformity with the approved details.

Reason:  To ensure a satisfactory form of development in the interest of the visual amenity of the area and in accordance with Policy Nos. GN5 and HT2 of the Adopted Chorley Borough Local Plan Review.

12. Before development commences, the recommendations in the Bat Survey Report undertaken by Ecology Services UK Ltd dated 24^th January 2008 (detailed at paragraphs 8.2.1 and 8.2.2 of the report) should be carried out and then submitted to and agreed to in writing by the Local PlanningAuthority. Following this, a Method Statement for detailing how any detrimental impacts on the conservation status of the bat population will be avoided during and after the development (including a programme of monitoring) shall be submitted to and approved in writing by the Local Planning Authority. The approved Method Statement shall be then implemented in full as laid out in the document, unless otherwise agreed in writing with the Local Planning Authority.

Reason: To protect the conservation status of the bat population and in accordance with policy EP4 of the adopted Chorley Borough Local PlanReview.