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15/0704/LBC | Side and rear single storey extensions to include restoration and blocking up of existing windows and re-positioning of internal door. | 2 Riverside Cottages Gittisham Honiton EX14 3AE
  • Total Consulted: 9
  • Consultees Responded: 0
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Conservation

Consultation Date: Thu 16 Apr 2015

Parish/Town Council

Consultation Date: Thu 16 Apr 2015

Clerk To Gittisham Parish Council

Consultation Date: Tue 31 Mar 2015

Parish/Town Council

Consultation Date: Tue 31 Mar 2015

Feniton Cllr S Bond

Consultation Date: Tue 31 Mar 2015

Feniton Cllr S Bond

Consultation Date: Thu 16 Apr 2015

Clerk To Gittisham Parish Council

Comment Date: Wed 13 May 2015

Gittisham parish councillors have no objection to this application.

Conservation

Comment Date: Thu 07 May 2015

CONSULTATION REPLY TO PLANNING CENTRAL
LISTED BUILDING CONSENT/CONSERVATION AREA
PLANNING APPLICATION AFFECTING LISTED BUILDING

ADDRESS: 2 Riverside Cottages, Gittisham

GRADE: II APPLICATION NO: 15/0704/LBC

CONSERVATION AREA: Gittisham

PROPOSAL: Side and rear single storey extensions to include restoration and blocking up of existing windows and re-positioning of internal door.

BRIEF DESCRIPTION OF HISTORIC CHARACTER/ ARCHITECTURAL MERIT:

Riverside Cottage and No. 2 Riverside GV II House divided into 2 cottages. Circa early C17 with circa C18 additions. Rendered, probably cob and stone; thatched roof with a plain ridge, half-hipped at the left of the main range, gabled at right end, half-hipped at right end of right end block, hipped at left end of left hand block; end stack to main range with brick shafts. Picturesquely - sited on the outskirts of Gittisham. Plan: Single depth main range, 2 rooms wide, with a rear outshut and lower-roofed blocks at each end, slightly set back from the main range. The main range is probably early C17 in origin, the rear outshut and end blocks possibly C18. The house has been divided down the centre, leaving the approximately central front door to serve the left hand cottage (No 2); the right hand cottage is entered through a lean-to porch in the angle between the main range and right hand block. Exterior: 2 storeys. Plank front doors to left of centre and to the lean-to porch. C19 or early C20 2-and 3-light casements with glazing bars. On the left return of the main range a blocked 2-light timber mullioned window. Interior: The right-hand room of the main range has a deeply-chamfered step-stopped crossbeam and a partly-blocked fireplace concealing an earlier lintel. The left hand room has a plastered-over chamfered crossbeam. The right end block has a chamfered axial beam and a circa C18 stair rising in the outshut; C18 joinery includes a number of 2-panel doors. Roof: One jointed cruck roof truss survives in No. 2, the foot descending to the ground at the rear and probably removed at the front. The trusses in Riverside Cottage appear to be 'A' frames, apex not inspected. An extremely attractive building, sited above Curlditch and Crabbs Cottage and forming a good group with them.

HOW WILL PROPOSED ALTERATIONS AFFECT HISTORIC CHARACTER OF BUILDING AND ITS SETTING:

The proposed works and development have been discussed on site with the applicant. The property is in a very poor state of repair internally with the clear failure of some of the principal structural timbers. It was advised that structural advice was sought in relation to this in conjunction with the works to extend the cottage. Unfortunately the application is not accompanied with a structural report which should give an account of the structural issues and justify the proposed works. However, it would appear from the structural plan that the existing ceiling beam is to be retained and re-set with a new perpendicular oak beam to support the end opposite the window. One failed beam will be lost, but it would seem unreasonable to insist upon its re-use.

In general the internal works offer a degree of improvement with substantial repairs to help stop the ingress of water and damp. Modern dry-lining is to be removed and the walls re-plastered with lime plaster. I am satisfied that the schedule of works for the internal repairs will have no adverse impact upon the significance of the heritage asset.

Regarding the proposed extension I have offered informal support for the principle of this following pre-application a submission. The scale, design and massing is subordinate to the cottage and on this basis I have no overriding concerns. The size of the proposed opening between the existing end ground floor room (kitchen) and the new extension has been reduced from that indicated on the preliminary submission. The loss of historic fabric is therefore minimised and offset by the overall improvements to be made to the property. The propose rooflights will need to be authentic metal-framed units or the parallel arrangement above the kitchen will appear cluttered and clumsy. This will need to be conditioned.

To the rear of the cottage is an existing modern lean-to which has a shallow corrugated roof. The application includes the replacement of the roof with a dual-pitched arrangement clad in slate with a lead valley against the rear wall of the property. This is an unconventional solution but on balance would be seen more appropriate than using artificial materials on the shallow existing roof profile.

Other external alterations include the restoration of an original window in the end gable of the principal range and a replacement porch on the front aspect of the cottage. These are considered appropriate subject to full details to be submitted before works commence.

PROVISIONAL RECOMMENDATION - PROPOSAL
ACCEPTABLE


SUGGESTED CONDITIONS

1. The works to which this consent relates must be begun not later than the expiration of three years beginning with the date on which this consent is granted. (Reason - To comply with Sections 18 and 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)
2. All external works of alterations in the existing fabric of the building shall be carried out in matching render the specification of which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the rendering works. A trial area or a sample panel of a minimum 1 sq.m. shall be constructed on site for inspection and approval by the Local Planning Authority prior to commencement of the works. The works as may be agreed shall be carried out and completed in full in line with any specification or other written instructions from the Local Planning Authority. (Reason - To safeguard the architectural and historic character of the building in accordance with EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
3. There shall be no bell end render stops or metal beading to the proposed rendered areas. (Reason - To safeguard the architectural and historic character of the building in accordance with Policy EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
4. All internal plastering shall be carried out using a lime based mix, the specification of which shall be approved in writing by the Local Planning Authority. A small trial area shall be prepared in a non-prominent location for inspection and approval by the Local Planning Authority prior to commencement of the plastering works. (Reason - To safeguard the architectural and historic character of the building in accordance with EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
5. Samples of the proposed roofing materials including slates, tiles or ridge tiles shall be submitted to and approved in writing by the Local Planning Authority, and no other material shall be used without consent. The method of fixing of slates/tiles shall be agreed and approved in writing by the Local Planning Authority prior to commencement of works. (Reason - To safeguard the architectural and historic character of the building in accordance with Policy EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
6. All new barge boards, soffit boards, fascia boards and external cladding shall be in timber only and no other materials and shall be painted in a colour to be agreed with the Local Planning Authority. (Reason - To safeguard the architectural and historic character of the building in accordance with Policy EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
7. The rooflights indicated on the approved plans shall be of a conservation design flush with the roof, the model specification of which shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works. (Reason - To safeguard the architectural and historic character of the building in accordance with Policy EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
8. Details of new rainwater goods including profiles, materials and finishes shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works. The works shall be carried out in accordance with the approved details. (Reason - To safeguard the architectural and historic character of the building in accordance with Policy EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
9. Details of all new vents, flues and meter boxes including locations, profiles, materials and finishes shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works. The works shall be carried out in accordance with the approved details. (Reason - To safeguard the architectural and historic character of the building in accordance with Policy EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
10. All new windows and doors shall be timber only. Sections through doors, casements, frames and glazing bars at 1:2/1:5 scale shall be submitted and approved in writing by the Local Planning Authority prior to commencement of works, and details of finishes (including colour) shall be submitted to and agreed in writing with the Local Planning Authority. The works as agreed shall be implemented in full. (Reason - To safeguard the architectural and historic character of the building in accordance with Policy EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)
11. Details of the restoration works to window W105 including method statement for repair works and cross sections at 1:2 scale showing glazing, method of fixing and finishes shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works. The works shall be carried out in accordance with the approved details. (Reason - To safeguard the architectural and historic character of the building in accordance with Policy EN9 (Extension, Alteration or Change of use of Buildings of Special Architectural and Historic Interest) of the East Devon Local Plan.)



DATE: Thursday, 07 May 2015
INITIALS: SMG

Devon County Highway Authority

Comment Date: Thu 09 Apr 2015

Does not wish to comment

an Idox solution