Agenda item

Demolition of existing building and erection of Learning Resource Centre.

The Committee considered a report of the Team Leader (Central and East) regarding an application for the demolition of an existing building and erection of a Learning Resource Centre at 17 South Bailey, Durham (for copy see file of Minutes).

The Team Leader in presenting the report advised of proposed amendments to conditions 4, 5, 6 and 8, and to an amendment to paragraph 5 in the report which should read that the proposed development would fall to be considered within Schedule 2 Development of the Environmental Impact Assessment (EIA). The screening assessment concluded that an EIA was not required.

Members had visited the site and were familiar with the location and setting.

D Wilkinson of St John’s College and D Darbyshire, the architect were present to respond to questions.

Councillor Clark noted the comments in the report from the Design and Conservation Team that the proposed development accorded with planning policy with respect to impact on heritage assets. However this was contradicted by the World Heritage Site Co-ordinator who considered that the proposal would fail to preserve the heritage assets.

The Planning Team Leader clarified that the World Heritage Site Co-ordinator was an interested party, external to the Authority and had differing views to the Council’s own Design and Conservation Team.

Councillor Moir agreed with the views of the World Heritage Site Co-ordinator; the current building on the site was not particularly attractive but the proposed development would not be an enhancement and would have a negative impact, destroying the character of the area.

Councillor Tinsley was of the view that new buildings in the City of Durham should be designed to become listed buildings of the future. Other buildings in the peninsula had Georgian windows at regular intervals but this was not planned here. He also considered that the parapet height should be continued along from the adjacent property at no.16 and the building was 10-15% too big for the site, as shown in the slide of the view from the Cathedral. He supported a contemporary approach and the design did achieve this but he considered that the proposed building was slightly overlarge for the site.

Councillor Lethbridge considered that the street scene in this part of the City was valuable to the peninsula. He appreciated that the architect had been able to exercise imagination but the result was a building that was out of character with the rest of the street.   

In sharing the views of Councillors Conway and Tinsley with regard to the contemporary design, Councillor Dearden added that this part of the City Centre was unique but was a historic environment that was used. However the proposals did not accord with paragraphs 7 and 12 of the NPPF.

The applicant was asked to comment on the size of the proposed building. D Wilkinson explained that the centre would serve Church Leaders as well as students so there were particular needs for study rooms, lecture rooms and library facilities. The applicant had consulted with the Planning Authority, the City of Durham Trust and the Cathedral to produce the proposals before Members. The World Heritage Site Co-ordinator was a lone voice in its objections and the roof height had been lowered considerably to what was originally proposed.

D Darbyshire, the architect added that this was a public building and the buildings around the site were 18^th and 19th Century domestic dwellings. The step change in the roof was designed to reflect the considerable change in levels between properties no. 16 and 17. This was to be a modern build using traditional materials and was the minimum size required for the Centre to be viable. He did not consider it to be over-scale with a one storey difference from the front to the rear. One storey was also accommodated in the basement.

Councillor Freeman offered his agreement to the views of other Members of the Committee. He acknowledged that the current building at no.17 was out of place in the locality but the proposed building was not an appropriate replacement, being architecturally different with much greater massing on the site. He also agreed with the views of the World Heritage Site Co-ordinator.

Councillor Bleasdale considered the area to be a picturesque part of the City and the design was not in-keeping, however she felt that the Officer’s recommendation for approval should be supported.

Councillor Moir moved refusal of the application on the grounds that the scale and design of the proposed development would not preserve and enhance the historic environment and would not be in accordance with sections 7 and 12 of the NPPF.

The motion was seconded by Councillor Freeman.

Resolved:

That the application be refused for the following reason:-

By virtue of scale, massing and detailed design, the proposed development would fail to preserve or enhance the character, appearance or setting of the Durham City Conservation Area, the surrounding listed buildings and the World Heritage Site and would not be in accordance with sections 7 and 12 of the NPPF.