Application Number: 2016/0874/RG3

Site Address: City Hall, Beaumont Fee, Lincoln

Target Date: 6th October 2016

Agent Name: Mr Mark Wheater

Applicant Name: Mr Robert Ledger

Proposal: Installation of new entrance incorporating ramped and stepped access into City Hall.

Background - Site Location and Description The application site is City Hall and relates to the ground floor of the building which is currently being converted for use by the Department of Work and Pensions for medical examination purposes. The application is for an external access ramp and steps to allow for a separate secure access point for the use that does not require internal access from within City Hall. The ramp is situated on the eastern side of the building opposite the ramp that leads down from the elevated footpath that links Newland to the main entrance to City Hall; and parallel with the building along the lower route that leads from the two car parks situated to the north and south of City Hall and accessed from Orchard Street. This leads to the staff entrance to the building. The proposals have been brought before the Planning Committee as soon as practicably possible in order for Members to consider the application as the access is an important component of the aforementioned works. Site History No Relevant Site History Site Visit Undertaken on 30th August 2016 Policies Referred to Policy 34 of the Local Plan; and the National Planning Policy Framework.

Issues To assess the proposal with regard to:

1) Impact on Visual Amenity and the Character of the Area; 2) Impact on General Amenities; and 3) Implications of the Proposals upon Archaeology.

Consultations Consultations were carried out in accordance with the Statement of Community Involvement, adopted May 2014.

Statutory Consultation Responses

Consultee Comment

Highways & Planning

Comments Received

Public Consultation Responses No Responses Received Consideration 1) Impact on Visual Amenity and the Character of the Area a) Relevant Planning Policy So far as this issue is concerned, the Council, in partnership with English Heritage, have undertaken the Lincoln Townscape Appraisal (the LTA), which has resulted in the systematic identification of 105 separate "character areas" within the City. The application site lies within the Orchard Street character area. While the associated LTA for this area does not have the status of a formally-adopted development plan policy, the Planning Inspector for the appeal in December 2012 found that it "represents a valuable tool to enable appropriate decisions on individual planning applications to be made, in support of "saved" Local Plan policies 34 and 64". Policy 34 of the Local Plan refers to design standards and expects new buildings to meet a number of criterion in relation to buildings themselves, the overall layout and relationship with neighbouring properties. The policy is considered to be in line with the policy principles outlined in Paragraphs 17, 58, 60, 61 and 64 of the Framework, as well as the policy principles in Section 12 which deal with heritage assets as the site is located within the Cathedral and City Centre Conservation Area. b) The Matters to be Considered The proposals are within a public area and would be highly visible within the Conservation Area. However, the proposals would be of a minor nature being similar to the access ramp further to the north outside the staff entrance to City Hall, albeit elevated someone higher due to the slope from the north to the south. The proposals would be functional but not visually harmful to the character and appearance of the Conservation Area. 2) Impact upon General Amenities a) Relevant Planning Policy Policy 34 of the Local Plan refers to the amenities which occupiers of neighbouring properties may reasonably expect to enjoy and suggests that these must not be harmed by, or as a result of, the development. These policy considerations would generally be in line with the principles outlined in Paragraph 17 and the policy making principles of Paragraph 59 of the Framework.

b) The Matters to be Considered Turning to this second main issue, the principle impact of the proposals would be upon the continued free movement of people beyond the proposed access ramp/steps. The proposals are to widen the footpath to the side of the ramp to maintain this access, as such it is considered that the proposals would not unacceptably harm the amenities of the users of the route north/south along the eastern side of the western wing of City Hall. Officers therefore consider that the proposals would be in accordance with the aforementioned policies. It is also important to note that the Highway Authority does not object. 3) Implications of the Proposals upon Archaeology a) Relevant Planning Policy Section 12 of the Framework deals with designated and non-designated heritage assets and sets out the approach that LPAs should use in assessing the impact upon assets. b) Assessment of the Implications of the Proposals The application site is located within the known location of the Scheduled Ancient Monument known as Lindum Colonia. As such, there is a high potential for archaeology and the applicants are currently in negotiation with Historic England, as all works below ground require Scheduled Monument Consent. Given that the works to the building to provide a ramped access are crucial to the circulation of users of the facility, it is paramount that this is delivered as soon as possible. Scheduled Monument Consent has been granted for the proposed development subject to a number of conditions, including a method statement governing construction and an appropriate programme of archaeological work, including an approved Written Scheme of Investigation (WSI). Following discussion between the applicant, the City Archaeologist and Historic England (HE), it seems likely that a scheme of works for Monitoring and Recording during groundworks is likely to suffice to mitigate impacts to a depth of 400mm, as specified in the design for the new ramp. Notwithstanding this, Members need to be aware that should any structural or human remains be uncovered during development then works will need to cease, pending inspection by HE. At this point a decision will be taken by HE about whether further work can proceed. Conclusion The presumption in favour of sustainable development required by the National Planning Policy Framework need not necessarily apply to the proposals as they relate to a heritage asset. However, it is considered that there would not be conflict with the other relevant policies in respect of the implications upon amenity and character associated with the proposals. Financial Implications None.

Legal Implications None. Application Negotiated Either at Pre-Application or During Process of Application No. Equality Implications None. Application Determined Within Target Date Yes – subject to the implications of archaeology being addressed. Recommendation That the application is approved subject to the following conditions: Standard Conditions 01) The development must be begun not later than the expiration of three years

beginning with the date of this permission. Reason: As required by Section 91 of the Town and Country Planning Act 1990. 02) With the exception of the detailed matters referred to by the conditions of this

consent, the development hereby approved shall be carried out in accordance with the drawings listed within Table A below.

The works shall be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application, unless otherwise agreed in writing by the City of Lincoln Council as Local Planning Authority.

Reason: To ensure the development proceeds in accordance with the approved

plans. Conditions to be discharged before commencement of works Standard Archaeological Conditions Table A The above recommendation has been made in accordance with the submitted drawings identified below:

Drawing No. Version Drawing Type Date Received

2400/02/25S Floor Plans - Proposed 10th August 2016

547-3C-050 D Elevations - Proposed 10th August 2016

LL317494 Location Plan 10th August 2016

Response Received from Historic England (Dr. Helen Woodhouse – Inspector of Ancient Monuments)

Plans Site Location Plan

Overall Floor Plan

Enlarged Floor Plan of Ramp

Part East Façade Elevation

South facing Elevation/Cross Section of Ramp

Elevation of Ramp (facing west)

Site Photographs

Footpath to eastern side of City Hall (looking north)

Location of Ramp (doorway to window opposite lamp post)

Footpath to eastern side of City Hall (looking south)