Agenda item

The Committee considered a report (Agenda Item 4(3)) concerning Planning Application 18/02628/LBC2 in respect of an application to facilitate the safe and permanent removal of the extensive asbestos that exists in the ground and first floors and to enable access to the 15th/16th century vaults below the ground floor. It was proposed to replace the existing wood veneer floor in the drawing room with new oak floorboards and to improve the appearance of the interiors of the dining room and study, the relatively new existing pine floorboards would be replaced with new solid oak boards. The address of the application was  at Bere Court, Pangbourne.

David Pearson introduced the report to Members, which took account of all the relevant policy considerations and other material considerations. In conclusion the report detailed that the proposal was acceptable and a conditional approval was justified. Officers recommended the Committee grant conditional planning permission.

In accordance with the Council’s Constitution, Mr Peter McHugh de Clare and Mr James Mackintosh, applicant/ agent, addressed the Committee on this application.

Applicant/ agent Representation

Mr McHugh de Clare and Mr Mackintosh in addressing the Committee raised the following points:

·                     The house had a tremendous history and it was intended to restore and repair, not remodel or extend.

·                     There was asbestos in the basement and specialist firms had advised that it was not possible to remove it without removing the floor.

·                     The house would not be suitable for occupation without the removal of the asbestos.

·                     Studies had confirmed that the floor was late 19^th Century and of poor veneer which had been damaged by sanding and water in the past.

Questions from Members

Councillor Graham Bridgman noted a request in a letter of objection to replace the floor with a similar material, whilst the case officer’s report recommended that the floor be replaced with oak floorboards to resemble the original floor. He asked what flooring would have been in the house originally. Mr Mackintosh advised that a wider oak plank floor would have been the original flooring and it was proposed to use a straight grained oak through several floors. This material was consistent with materials used in houses of similar age and status.

Councillor Bridgman enquired upon the width of the proposed floorboards. Mr Mackintosh advised that he had spent a year contacting  timber suppliers and it was difficult to find a product that was of an appropriate quality. Around 80% of the oak would be rift cut with 20% quartersawn. The maximum width that could be achieved was 230mm wide, this would be used in the 18^th Century parts of the house. Narrower boards at between 120mm and 130mm would be used in more modern parts of the house.

Ward Member representation

Councillor Pamela Bale in addressing the Committee raised the following points:

·                     Bere Court was the only Grade 1 listed building in Pangbourne and local residents had been concerned that there might be an impact on its listed status.

·                     There had been queries regarding the age of the floor and more information was now available.

·                     Priority must be given to removing the asbestos rather than retaining the floor.

·                     The floor was not included in the listing and there was no evidence that the floors should be protected.

·                     Reassurance had now been offered regarding the building’s listed status and she had no objections.

Councillor Tim Metcalfe praised the applicant for his commitment to preserve the house. While the floor was attractive it was not part of the original house. He proposed the Committee accept the officers’ recommendation. The proposal was seconded by Councillor Crumly. At the vote the motion was passed unanimously.

RESOLVED that the Head of Development and Planning be authorised to grant planning permission subject to the following conditions:

Conditions

1)    Commencement of works

The development hereby permitted shall be begun before the expiration of three years from the date of this consent.

Reason: To comply with the requirements of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2)    Approved Plans/Documents

This listed building consent relates only to work described on the drawings/and/or/in the documents identified below:

Drawing number 00101/201 received on 9^th October 2018

The works shall be carried out in strict conformity with the approved plans and associated approved submitted professional reports, subject to any necessary minor variations which fall within the scope of this consent arising from specialist input during the course of works, following subsequent discussions with, and the written agreement of, the Local Planning Authority.

Reason: To clarify what has been approved under this consent in order to protect the special architectural or historic interest of the building.

3)    Schedule of Works

            No development (including preparatory or demolition work), shall take place until a detailed schedule of works has been submitted to and approved in writing by the Local Planning Authority. This shall include all work required to meet Building Regulations. Thereafter the development shall incorporate and be undertaken in accordance with the approved details.

Reason: To protect the special architectural or historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).

           4)  Details of floorboards

No flooring shall be laid until details of the floorboards, including grade of oak, dimensions, and finish, have been submitted to and approved in writing by the Local Planning Authority.  All materials incorporated in the work shall match the approved samples.

Reason: To ensure that the materials are appropriate to the special architectural or historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).

5) Building recording

No development shall take place within the application site until the applicant has secured the implementation of a programme of building recording, in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority.  Thereafter the development shall incorporate and be undertaken in accordance with the approved statement. This work will provide a record of the building fabric that is to be removed as part of this application. A copy of the results of the building recording shall be submitted to the Local Planning Authority within three months of the completion of the works. 

Reason: To ensure that an adequate record is made of the building.  This condition is imposed in accordance with National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).