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16/2255/FUL | Change of use of chapel to dwelling house; erection of bin store and fence | St Anthony's Chapel Cowley
  • Total Consulted: 8
  • Consultees Responded: 0
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Devon County Archaeologist

Consultation Date: Tue 06 Dec 2016

Clerk To Upton Pyne

Consultation Date: Tue 27 Sep 2016

Devon County Highway Authority

Comment Date: Thu 23 Feb 2017

Observations:

The proposed change of use is likely to attract far fewer vehicles than its existing use as a place of worship even though there may still be visitors to the attached church yard.

Therefore the CHA does not have any objection to the proposed development.

Officer authorised to
sign on behalf of the County Council 22 February 2017

Comment Date: Mon 03 Oct 2016

Highways Standing Advice

Exe Valley - Cllr S Grundy

Comment Date: Fri 21 Oct 2016

Chapel of St Antony, Cowley.

Site visited 19/10/2016.

The Chapel of St Antony, Cowley ("Cowley Church") was until 2 or 3 years ago a place of worship used by a congregation largely resident in Cowley village. It was and still is in the church parish (PCC) of Newton St Cyres. Cowley village is however in the civil parish of Upton Pyne, which is in Exe Valley ward, and so East Devon District Council is the local planning authority.

The Church of England decided to deconsecrate Cowley Church and put it up for sale. Various uses of the building were explored, then a buyer was found who proposed to obtain planning permission for conversion to a residential dwelling. The Church of England has made the sale dependent upon this planning permission being given. It is also dependent upon the applicant agreeing with the Church of England a detailed plan for the conversion to a dwelling and design of the interior of the building. This plan is attached to the planning application.

I shall not dwell upon the design for the building itself. It is well documented in the supporting papers. In outline it is to construct a mezzanine floor in wood, to leave the internal design alone as far as possible and to leave the exterior alone completely. The architect assures me that this approach has been used successfully to convert several churches around the country.

So, this is a well-conceived design for re-use of a redundant building. It is a genuine exception site. Conversions of redundant churches are not covered by the Local Plan. (The words "church" or "chapel" are not mentioned). Cowley, as part of Upton Pyne, like all settlements in Exe Valley ward does not have a Neighbourhood Plan.

Cowley Village (as opposed to the Three Horseshoes end) is regarded as unsustainable, because the facilities available at the Three Horseshoes end (nurseries & convenience store, pub) are only available on foot by crossing the A377, like the bus service in one direction.

The Upton Pyne parish council have carried out a site inspection and support the application. A number of residents of Cowley attended and were also in support.

In my opinion, the benefits of preserving the existing structure of Cowley Church, by maintaining it as a dwelling, easily outweigh the disadvantages of the location for a new build. It will provide the equivalent of a 150 sq.m. studio apartment suitable for a single person or couple.

As the ward member, I have no hesitation in recommending approval.

Simon Grundy 20/10/2016
East Devon District Councillor for Exe Valley

Parish/Town Council

Comment Date: Tue 11 Oct 2016

Upton Pyne and Cowley Parish Council held a site meeting today at the above.

Many members of the public were present including the Church Warden. These close neighbours are very strong supporters of the Church and, when asked by the Parish Council, said they have no objections to the planning application. The main concern was the lack of parking in the area. The Parish Council pointed out that there was no solution to this problem.

The Parish Council held a meeting away from the site and unanimously support this application and the application ref:16/2256/LBC.

Many thanks.

Devon County Archaeologist

Comment Date: Fri 07 Oct 2016

St Anthony's Chapel Cowley - Internal alterations to include the installation of mezzanine platform and staircase, conversion of vestry to form bathroom and installation of kitchen facilities. Erection of bin store: Archaeology

My ref: Arch/DM/ED/30071a

I refer to the above application. The proposed development involves the conversion of St Anthony's Chapel, a designated heritage asset protected as a listed building (ref: 1097594) dating to the late 19th century and designed by Rhode Hawkins. The listing description states "Of the small number of churches by Rhode Hawkins - some in London - only this and St Michael's, Exeter, survive." The proposed development will have an impact upon the appearance, and the fabric and fixtures of this protected historic building.

For the above reason and in accordance with Policies EN6 - Nationally and Locally Important Archaeological Sites and EN9 - Development Affecting a Designated Heritage Asset of the East Devon Local Plan 2013 - 2031 and paragraph 141 of the National Planning Policy Framework (2012) I would advise that any consent your Authority may be minded to issue should carry the condition as worded below, based on model Condition 55 as set out in Appendix A of Circular 11/95 and English Heritage guidance as set out in 'Understanding Historic Buildings: Policy and Guidance for Local Planning Authorities - 2008', whereby:

"No works to which this consent relates shall commence until an appropriate programme of historic building recording and analysis has been secured and implemented in accordance with a written scheme of investigation which has been submitted to and approved in writing by the local planning authority."

The development shall be carried out at all times in strict accordance with the approved scheme, or such other details as may be subsequently agreed in writing by the District Planning Authority.

Reason: 'To ensure, in accordance with Policies EN6 - Nationally and Locally Important Archaeological Sites and EN9 - Development Affecting a Designated Heritage Asset of the East Devon Local Plan 2013 - 2031 and paragraph 141 of the National Planning Policy Framework (2012) that an appropriate record is made of the historic building fabric that may be affected by the development'

I would envisage a suitable programme of work as taking the form of an appropriately detailed record of the building to be undertaken in advance of and, if required, during construction works. This record would include drawn, written and photographic elements.

The results of the fieldwork and any post-excavation analysis undertaken would need to be presented in an appropriately detailed and illustrated report.

I will be happy to discuss this further with you, the applicant or their agent. We can provide the applicant with a Brief setting out the scope of the works required, as well as contact details for historic building specialists who would be able to undertake this work.

Yours faithfully,

Stephen Reed
Senior Historic Environment Officer

Environmental Health

Comment Date: Wed 05 Oct 2016

I have considered the application and note that this site is close to nearby residents who may be impacted during the construction process. We would request the applicant to consult and follow the council's Construction Sites Code of Practice prepared by Environmental Health and adopted by the council in order to ensure that any impacts are kept to a minimum. This is available on the council's website: http://eastdevon.gov.uk/noise/noise-guidance-and-advice/guidance-and-advice-for-developers-builders-and-contractors/

Natural England

Comment Date: Thu 29 Sep 2016

No comments

The lack of comment from Natural England does not imply that there are no impacts on the natural environment, but only that the application is not likely to result in significant impacts on statutory designated nature conservation sites or landscapes. It is for the local planning authority to determine whether or not this application is consistent with national and local policies on the natural environment. Other bodies and individuals may be able to provide information and advice on the environmental value of this site and the impacts of the proposal to assist the decision making process. We advise LPAs to obtain specialist ecological or other environmental advice when determining the environmental impacts of development.

We recommend referring to our SSSI Impact Risk Zones (available on Magic and as a downloadable dataset) prior to consultation with Natural England.

Protected Species
If the proposed works could, at any stage, have an impact on protected species, then you should refer to our Standing Advice which contains details of survey and mitigation requirements.

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