Land to the Rear of 95 and 97 High Road Bushey Heath WD23 1EL 16/1481/FUL
Application site
Application site
Application site mmm
Surrounding area
Existing street scene Hartsbourne Road frontage Rear of 95-97 High Road
Views from inside site 1. Towards Hartsbourne Road 2. Onto rear of 95-97 High Road 3 2 1 Key 3. To side of 2 Hartsbourne Road
Proposed street scene 2 Hartsbourne Road Application site Consented scheme at 99 High Road Existing electricity sub-station CGI image
Proposed block plan 23.4m 21.2m
Proposed plans Roof plan First floor plan Private amenity space 165sqm Ground floor plan
Proposed elevations 6.8m Front elevation Rear elevation 9.8m East side elevation 7.7m West side elevation
Tree Protection Plan Key Category B: moderate quality trees Category C: unremarkable trees S1: low grade shrub to be removed CEZ: construction exclusion zone to protect retained trees No TPOs on site
Conservation area and listed buildings Location of site on 1881 map Four cottages built mid C19th
Conservation area and listed buildings Location of site on 1914 map – part of 99 High Rd garden
Conservation area and listed buildings Location of site in relation to conservation area and its key features
Significant views in conservation area Views north along Bushey High Road
Existing setting of listed buildings
Conservation Officer comments 1. Assets affected 2. Contribution to significance 3. Effect on significance 4. Minimising harm 5. Make decision
Historic England Good Practice Advice 3 Setting is not a heritage asset … Its importance lies in what it contributes to the significance of the heritage asset. (para 9)
National Planning Policy Framework Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset , this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use. (para 134)
Legislation, policy and guidance Planning (Conservation Areas and Listed Buildings) Act 1990 S66(1): In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. S72(1): In the exercise, with respect to any buildings or other land in a conservation area, of any functions under or by virtue of any of the provisions mentioned in subsection (2), special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area. National Planning Policy Framework 2012 When considering the impact of a proposed development on the significance of a designated heritage asset , great weight should be given to the asset’s conservation. … Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting . …(para 132) Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset , this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use. (para 134) Planning Practice Guidance: Setting of a heritage asset (definition) The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.
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