Agenda item

Restoration of Committee Room and associated works following the removal of a number of partition walls and the removal of false ceilings and associated works under previous approved application number 18/01498/LBC.

 

This Listed Building Consent application is referred to the Planning Committee as the applicant is Tendring District Council.

Members recalled that this Listed Building Consent application had been previously considered by the Planning Committee at its meeting held on 10 March 2020.

 

The application had been put before the Committee as Tendring District Council was the applicant. The application sought permission for internal changes to Clacton Town Hall Committee Room including:

 

-     Refurbishment and restoration of the plasterwork to both the walls and the ceilings and coving;

-     Restoration of the windows to insert new mullions;

-     Covering of the original glazing panels to the rooflight in Black Perspex;

-     Forming a new entrance into the committee room within the existing larger opening incorporating new entrance doors from the corridor;

-     Restoration of wall panelling around the new door opening;

-     Restoration of the timber parquet flooring;

-     Installation of speakers to the walls and ceiling suspended lighting scheme;

-     New service installations and fire protection; and

-     Existing original features including moulded architraves, cornices, skirting and picture rails to be repaired and where required replicated.

 

Officers had felt that, having regard to the supporting documents and the submitted heritage statement it was evident that the works did not harm the special character, fabric and appearance of the listed building and in several cases represented an enhancement as original features were to be restored. 

 

The proposed alterations were therefore considered to meet the requirements of the Council’s saved and draft planning policies relating to the protection of listed buildings and the relevant paragraphs of the National Planning Policy Framework (2019).

 

After discussion at its meeting held on 10 March 2020 the Committee had decided to defer its decision for the following reasons:

 

-     Scheme refinement and better drawings to be provided.

-     Further thought to be given to the form and detailing of the roof light as the Committee do not consider the black perspex panels proposed within the roof light to be sensitive to the heritage asset; and

-     Further consideration to be given to lighting and ability to introduce natural light.

 

Further matters discussed by the Committee at that meeting had included the need to maintain a very traditional feel to the room and its size and capability to host large meetings.

 

It was reported that, following the March 2020 meeting, further information had now been provided in the form of updated drawings and a statement addressing each of the above issues raised by Members. A summary of the additional information submitted was as follows:-

 

Scheme refinement and more detailed drawings

 

All internal elevations and cross sections including matters such as the colour scheme and heater boxing that were previously to be secured via condition were now provided. The proposed work was to remove late twentieth century internal partitioning and to repair and restore the built form as it was constructed.

                       

Form and detailing of the roof light

 

It was proposed that the form of the roof light will remain as it was in the 1930s. Further modification of the structure would not be optimal. The roof light could not be returned to lighting/ventilation use because office accommodation had been built above it.

 

The advice of the historic building specialist at Essex County Council Heritage had been sought and the consensus of officers was that it would not be proportionate to remove the office accommodation above and that the re-glazing of the roof light with opaque material (Perspex – Light Grey) was the most appropriate compromise in the circumstances.

 

Room colour scheme

 

Officers had researched past paint colours in the room. It appeared that those colours had been:

                       

·      White (original)

·      Pine effect wood graining

·      Cream

·      Mixed by later subdivisions: magnolia, blue and white

 

Officers had agreed with the historic building advisor that the most sympathetic colour scheme would be a white palette referencing the original scheme. Building Regulations required a tonal contrast between walls and doors to make the building accessible for users with impaired vision. Therefore the proposed colour scheme was as follows:-

 

 

Further consideration to be given to lighting and ability to introduce natural light

 

As indicated in the submitted cross-sections and elevations drawings all of the former high level windows and the bulk of the roof light were now covered by later first floor additions. The roof light was covered by the floor of an office and the side windows adjoined voids between levels of the building. The result was that none of those could be used to introduce natural light.

 

Accordingly it was not feasible to introduce natural light. Officers had considered the potential to add artificial lighting to the roof light but had found that this would be out of keeping with the likely use of the room at night and produce an uneven distribution of light in the room.

 

It was unlikely that pendant fittings as seen in historical photographs would provide adequate intensity and distribution of illumination for modern use. The proposed lighting design by manufacturers, Ansell, was intended to compliment the rectilinear form of the ceiling beams and distribute light appropriately over the working areas. Modern materials provided clear legibility to distinguish historical and modern references.

 

Restoration of traditional feel to the room

 

The proposal was to return the room essentially to its 1930s original form and colour scheme. The room had a clear architectural form with strong articulation of the panelling and ceilings.

 

The proposed colour scheme respected the original vision for the room while meeting modern requirements.

 

Size of room for meeting requirements

 

Whilst not relevant to the determination of this Listed Building Consent application, for some years the Full Council and larger Planning Committees had been held in the Princes Theatre. It was proposed that this was continued in the future. The proposed Committee Room was around 20m2 smaller than the Council Chamber at Weeley. However, it was more conveniently shaped for a range of uses and would accommodate the furniture required for such meetings/committees.

 

Additionally, the Town Hall had a number of rooms for overspill if required. Officers were in the process of procuring new audio and visual systems that would be able to broadcast proceedings to other rooms and to the web as desired.

 

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and a recommendation of approval.

 

At the meeting, an oral presentation was made by the Council’s Planning Managerin respect of the application.

 

The Assistant Director (Building & Public Realm) (Andy White), actingon behalf of the Council as the applicant, spoke in support of the application.

 

During the Committee’s debate on this application, Members discussed and asked questions on the following matters:-

 

Matters raised by a Committee Member:-	Officer’s response thereto:-
Will Councillors enter/leave the committee room by the same entrance/exit as the public?	Separate entrance/exit will be available.
Will wall panelling be as provided in the illustration?	No – the wall panelling will be as near the original features as possible.
When will the committee room be available?	It was hoped that all building work at the Town Hall will be completed by the Summer of 2021.

 

Following discussion by the Committee, it was moved by Councillor Bray, seconded by Councillor Casey and unanimously:-

 

RESOLVED that the Assistant Director (Planning) (or equivalent authorised officer) be authorised to grant planning permission for the development, subject to the following conditions (and reasons):-

 

1.    The works hereby permitted shall begin before the expiration of three years from the date of this consent.

 

Reason - To comply with the requirements of Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.

 

2.    The development hereby permitted shall be carried out in accordance with the following approved plans and documents:

 

       -    52310/B/TDCrev – 1 Revision B

       -    52310/B/TDCrev – 3 Revision B

       -    52310/B/TDCrev – 2

       -    52310/B/TDCrev – 4

       -    52310/B/TDCrev – 5

       -    52310/B/TDCrev – 6

       -    52310/B/TDCrev – 7              

-    Schedule of Works Document (as prepared by Richard Jackson Building Consultants)

-    Document Titled – ‘The design & installation of a Sound and Video system’

-    Document Titled – ‘Proposed New Lighting’ (as prepared by Ansell Lighting – dated 17.07.19)

-    Audio Specification Details (as prepared by EVID)

-    Daikin Concealed Floor Standing Unit Specification

-    Daikin Ventilation Technical Data Sheet

 

Reason - For the avoidance of doubt and in the interests of proper planning.