Contact: Martin Leeds, ext 6733 email: [email protected]

1. Summary

1.1 Planning and Listed Building Consent is sought to provide major extensions and carry out alterations to the existing Public Library, (a Grade II* building) in Jewry Street, Winchester. Six letters have been received, not objecting to the development but expressing some concern at loss of car parking and internal matters within the Library. Winchester City Council has no objection to the proposal and English Heritage fully supports the proposed development. The two recommendations are:

(i) That planning permission be granted subject to conditions; and

(ii) That the Secretary of State be recommended to grant Listed Building Consent (with recommended conditions).

2. Site and Site Investigations

2.1 The existing Library is a listed building within a conservation area at the northern end of Jewry Street (see attached location plan). There has been a library building on this site since 1936. The Library is within an area of mixed use: commercial, retail, residential and a theatre. To the south and east is a public car park with residential properties facing onto it; to the north is the Theatre Royal and residential buildings and on the eastern side of Jewry Street and partly facing the Library are commercial/retail properties.

2.2 Since the site is within an area of Winchester where archaeology is routine for new development a site investigation, including an archaeological watching brief, was undertaken in August 2004, although few finds were recovered. Further archaeological appraisals are programmed to take place before any construction works for the extensions/alterations to the Library are commenced. There are known World War II air raid shelters beneath the existing car park area. The majority of these lie in the southern half of the site, although there are some in the northern half. English Heritage has been involved in a preliminary structural review of these tunnels through discussion and examination.

3. Proposal

3.1 There are several elements to the applications for planning and Listed Building Consent. There would be internal alterations to the Library building to provide enhanced facilities for library users; construction of a major extension to the northern and western facades of the building; and demolition of a redundant wooden kiosk (south of the existing Library) to allow for a modified access to serve the car park. In addition, the existing public toilets on the corner of Jewry Street and Tower Street would be demolished and replaced with modern toilets further along Tower Street, opposite the back stage area to the Theatre Royal.

3.2 The extensions to the Library have been designed in a contemporary and open architectural style using materials similar to those on the existing Library to respect the scale and setting of the existing building. The new buildings would be of a well-proportioned simple form with clean lines built on light coloured hand-made bricks; stone is also to be used. The roofs will be of pre-patinated metal in standing seam construction which has a matt finish that weathers.

3.3 In order to construct the extensions, it will be necessary to have piled foundations, some of which may have to go through the underground air raid shelters on the northern part of the site. Where possible, efforts will be made to avoid the shelters.

3.4 The overall development, once built, will reduce the existing pay-and-display public car park spaces from 91 to 40. A pedestrian link is to be constructed into the site from Staple Gardens to the west and new landscaping is also proposed. There is a bus stop outside the Library building.

4. Development Plan

4.1 Winchester District Local Plan, adopted April 1998, shows the site as an existing Public Library within the defined Policy Boundary for Winchester, within a Commercial Core and conservation area. The proposed development accords with the relevant Proposals HG.2 (archaeology), HG.7 (development in conservation areas), HG.20 (alterations to historic buildings), W.1 (General Policy for Winchester).

5. Consultations

5.1 The local Member, Councillor Peskett, has been informed of the proposal.

5.2 Winchester City Council has no objection, subject to the imposition of conditions covering archaeological matters, including materials for infilling of part of the air raid shelters, details of external materials to be used, and hard and soft landscaping.

5.3 English Heritage supports the proposal in principle, subject to the provision of an archaeological condition to ensure that any part of the air raid shelter network which would be affected is adequately protected or recorded (eg the contemporary graffiti which has been identified in some areas).

5.4 The Victorian Society has no objection in principle but recommends the re-use of certain original features, such as the Carter's iron columns, as their "re-use would be a positive contribution to the new scheme."

5.5 The Georgian Group has been consulted.

5.6 The Highway Adviser has no objection in principle, subject to conditions, and considers that the drop in number of car parking spaces from 91 to 40, with an allowance of 4 disabled parking spaces, is acceptable and therefore there is spare capacity in the city centre car parks.

6. Representations

6.1 Six letters have been received, not objecting to the principle of the extensions, but concerned at what appears to be the deletion of a Local Studies Centre within the Library. In addition, the loss of short-term parking on the site has caused concern, particularly for those businesses facing the Library which have advised their respective customers to use this particular car park.

7. Chief Planning Adviser's Comments

7.1 The Library building is an established facility within the defined commercial core of Winchester. Therefore, in principle, there should be no objection to the development.

7.2 The comments of the letters received are noted. The Local Studies Centre is an internal facility which the Library Service can provide. It does not affect the exterior design of the proposed extensions and therefore is not a material consideration for determining these applications. The Head of Library and Information Service has been sent copies of the letters so that he is aware of the concerns.

7.3 Regarding the comments about loss of car parking, it is inevitable with a development as large as this that car spaces would be lost. Winchester City Council, which currently owns the pay-and-display public car park, has advised that it supports the proposed development. Furthermore, the County Council's Highway Adviser considers, even with the loss of 51 car spaces, there is capacity within the city centre car parks. The site is served by regular bus services and is within 200 yards of the park and ride service.

7.4 The proposed development for the extensions is considered to be acceptable and would not detract from the overall character of the conservation area or the listed Library building. The archaeological sensitivity of the site is noted and appropriate conditions are proposed. The proposal is in accordance with the adopted Local Plan. Planning permission and Listed Building Consent are recommended.

Application A

Recommendation

That planning permission in respect of alterations and extensions to the existing library and replacement of public toilets at the Library, Jewry Street, Winchester (Winchester Cultural Centre)(Application No. 05/00199/HCS W01662/10) be granted for the following reason and subject to the following conditions.

Reason for Approval

It is considered that the proposal would be in accordance with the Development Plan and would not materially harm the character of the area, or the integrity and historical importance of the existing listed building (Library building), or the amenity of local residents, and would be acceptable in terms of highway safety.

Conditions

(1) The development hereby permitted shall be begun before the expiration of five years from the date on which this planning permission was granted.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

(2) Samples and details of the materials and finishes to be used for the external walls (including the colour of the proposed mortar between brick courses) and roofs of the proposed buildings shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

(3) Measures shall be taken to prevent mud and spoil from vehicles leaving the site during the demolition and construction works being deposited on the public highway. These measures shall be implemented before the development commences and thereafter maintained. No vehicle shall leave the site unless its wheels have been cleaned sufficiently to prevent mud being carried onto the public highway. In the event that any mud or spoil is deposited on the highway, it shall be cleaned off on each day of working.

Reason: In the interests of highway safety.

(4) No work relating to the construction or demolition of the development approved, including works of preparation prior to operations, the delivery of construction materials, skips or machinery, nor the removal of waste materials, shall take place before 0800 hours or after 1800 hours Monday to Friday inclusive, before 0800 hours or after 1600 hours on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

Reason: To protect the amenities of occupiers of nearby properties.

(5) Notwithstanding the operating times in Condition (4), any operation that requires piling to be done, whether it is by hammer action or auger method, shall only be carried out between the hours of 0900 and 1700 Monday to Friday, between the hours of 0900 and 1400 on Saturday, and not at all on Sunday or recognised public holidays, unless otherwise agreed in writing beforehand with the Local Planning Authority.

Reason: To protect the amenities of occupiers of nearby properties.

(6) No development shall take place until the applicant has secured the implementation of a full programme of archaeological work and building recording in accordance with a written scheme of investigation which has been submitted to and approved by the Local Planning Authority. The investigation shall also include a building survey of the air raid shelters currently under the Library's adjoining public car park and details of the backfilling of parts of these shelters.

Reason: In the interests of archaeology of this important site.

(7) The modified vehicular access into the site to allow two-way traffic flow and that is to be formed to the south of the existing Library building, shall have been properly constructed before the new extensions to the Library are brought into use.

Reason: In the interests of highway safety.

(8) Before the new extensions to the existing Library building are brought into use, the replacement Public Toilets to be formed on the Tower Street frontage shall have been fully constructed and made available for public use.

Reason: To secure a satisfactory development.

(9) No later than two months from the start of construction works for the Library building extensions, details of all the hard and soft landscaped areas, including the car park, shall be submitted in writing to, and approved by, the Local Planning Authority. The agreed details shall be implemented before the new extensions are brought into use. The exception to this will be where it is not possible to carry out planting until the first available planting season.

Reason: In the interest of visual amenity and to secure a satisfactory development.

(10) Before the extensions are brought into use, the pedestrian access to be formed through the boundary wall on Staple Gardens into the site shall have been fully provided and made available for use.

Reason: In the interest of public accessibility to the development.

(11) In the event the existing Library building and car park need to be closed to allow for the conversion and construction works to be carried out, the revised car park area shall be reinstated before the new works are brought into use.

Reason: To secure a suitable parking facility.

(Note to Applicant: No works on site associated with this planning permission should be commenced until the Listed Building Consent has been granted.)

Application B

Recommendation

That the Secretary of State be recommended to grant Listed Building Consent in respect of alterations and extensions to the existing library, replacement of public toilets and demolition of the disused flower shop kiosk at Library, Jewry Street, Winchester (Winchester Cultural Centre) (Application No. 05/00198/LIS W01662/09LB) for the following reason and with the recommended following conditions.

Reason for Approval

It is considered that the proposal would be in accordance with the development plan and would not materially harm the character of the area, or the integrity and historical importance of the existing listed building (Library building), or the amenity of local residents and would be acceptable in terms of highway safety.

Conditions

(1) The development hereby permitted shall be begun before the expiration of five years from the date on which this Listed Building Consent was granted.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

(2) Samples and details of the materials and finishes to be used for the external walls (including the colour of the proposed mortar between brick courses), and roofs of the proposed buildings shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

(3) No development shall take place until the applicant has secured the implementation of a full programme of archaeological work and building recording in accordance with a written scheme of investigation which has been submitted to and approved by the Local Planning Authority. The investigation shall also include a building survey of the air raid shelters currently under the Library's adjoining public car park and details of the back filling of parts of these shelters.

Reason: In the interests of archaeology of this important site.

9262/ML

APPENDIX

Annexe to Reasons for Conditions

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

__________________________________________________________________

Winchester District Local Plan (adopted 1998)

Proposal W.1:

In order to protect and enhance the special character of Winchester and its landscape setting, development (including redevelopment, extensions, alterations and changes of use) which accords with other relevant proposals of this Plan will normally be permitted, provided it respects the particular architectural, aesthetic and historic qualities of the town as a whole and its landscape setting.

Proposal HG.2:

Where there is evidence that archaeological remains may be present on a site (whether above or below ground) but their extent and importance are unknown, the Local Planning Authority will normally only permit development where it is satisfied that an adequate archaeological field evaluation has been undertaken and the results of that indicate that development could be satisfactorily accommodated.

Proposal HG.7:

Within Conservation Areas, proposals for changes of use, new buildings, alterations, or extensions which accord with other relevant proposals of this Plan will normally be permitted, provided they:

(i) preserve or enhance the character of the area. In particular, the massing, materials, plan form, and grouping of buildings, and associated landscape features, should be in scale and harmony with adjoining buildings and the area as a whole. The proportions of features should relate well to each other and to adjoining buildings;

(ii) use facing and roofing materials appropriate to the locality and sympathetic in colour, profile and texture. Walls, gates and fences should, as far as possible, be of a kind traditionally used in the locality.

Proposal HG.20:

The Local Planning Authority will not grant planning permission (where required) or listed building consent for any external or internal alteration, addition to, or change of use of, a listed building, which would adversely affect its architectural or historic. Where alterations are permitted, access may be required for recording affected parts of the structure.