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| 1. | Paragraph 66(1) of the Town & Country Planning (Listed Building and Conservation Areas) Act requires Local Planning Authorities, when considering listed building consent, to have special regard to the desirability of preserving the building. Furthermore paragraph 72(1) requires special attention shall be paid to the desirability of preserving or enhancing the character or appearance of a conservation area.
The proposal seeks the substantial demolition of an early 17th century house which is of special architectural or historic interest and is listed as grade two. It is located within a Conservation area and in close proximity to several adjacent listed buildings, including a grade 1 listed parish church and tower. The building provides an important contribution to this group, the street scene and the wider Conservation Area.
In the opinion of the Local Planning Authority the proposal would result in the demolition of most of the buildings historic fabric and cause substantial harm to its significance. Furthermore its loss would degrade the setting of adjacent grade two listed buildings and the wider setting of the grade one listed parish church and its bell tower and therefore the proposal would fail to preserve or enhance the character and appearance of the Conservation Area.
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| 2. | Paragraph 132 of the NPPF states that substantial harm to or loss of a grade two listed building should be exceptional and paragraph 133 indicates that such applications should be refused unless the substantial harm or loss is necessary to achieve substantial public benefits that outweigh the harm or loss.
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| 3. | Paragraph 130 of the NPPF indicates that where there is evidence of deliberate neglect of or damage to a heritage asset the deteriorated state of the heritage asset should not be taken into account in any decision. In the opinion of the Local Planning Authority the applicant has failed to adequately maintain or safeguard a heritage asset. The building was, in 2006, noted as being well maintained, in good condition and a good state of repair. The unsubstantiated poor condition of the building is, in the opinion of the Local Planning Authority insufficient to justify the proposal.
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| 4. | Paragraph 128 of the National Planning Policy Framework (NPPF) requires applicants to describe the significance of heritage assets affected by proposed development and the contribution their setting. Whilst in the opinion of the Local Planning Authority the applicant has provided insufficient information to address the requirements of paragraph 128, the nature of the proposal is such that the impact is clear. The proposal would result in the destruction of a large part of a designated heritage asset without any overriding substantial public benefit.
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