®Planning appeal decision
12-14 Crib Street, WARE, Hertfordshire, SG12 9EX
change of use from public house to two dwellings, including repair and restoration of existing structure, removal of pitched slate roof over part of modern rear extension. Demolition of modern kitchen chimney, single storey extension to kitchen/lavatory building, redecking of existing flat roof over existing kitchen/lavatory area, new rear door opening, new rear ground floor, first floor and roof window openings, replacement front windows and doors, removal of garden shed and external gates and installation of new fencing and external gates
- Authority
- East Hertfordshire District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Catcheside E
Main issues, as the Inspector framed them
- whether or not the proposed change of use is justified, having regard to development plan policies for community facilities
- whether the proposal would preserve the Grade II listed building known as The Albion Public House, its setting, and any of the features of special architectural or historic interest that it possesses, and the extent to which it would preserve or enhance the character or appearance of the Ware Conservation Area and the setting of nearby listed buildings
What decided it
The lack of sufficient authoritative evidence to demonstrate that the proposed alterations would preserve the Grade II listed building and its features of special architectural and historic interest, combined with the mid-high degree of less-than-substantial heritage harm that could not be justified by the public benefits, brought the proposal into conflict with the development plan and provided a strong reason for refusal under the Framework.
The significant public benefits of bringing the listed building back into viable use, repairing and restoring it, removing unsightly modern additions, and providing additional housing did not outweigh the considerable weight ascribed to the heritage harm to the listed building and its features of special architectural and historic interest.
Framework references: 11, 207
Plan policies cited: Policy CFLR8, Policy HA1, Policy HA7
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.