Agenda with Maps and Applications (21Mb) - pdf - Selby District ...

The proposed development would involve the demolition and rebuilding of the nursing
home. The new building would be moved west away from the existing church. Although
this would be within the limits of the existing area of hard standing and buildings, it would
involve an increase in the scale and mass, and changes in the distribution of mass across
the site.
The existing building is low rise in character ranging in height from 3 metres through two
storey elements of approximately 5.8 metres to its highest point at approximately 8.6
metres of the chimney. The overall, low-rise character of the existing building is
complemented by the building’s low mansard type roof. As such the buildings are
significantly screened and do not dominate the park.
The proposed building includes substantial three-storey elements with a total height of
12.6 metres, some 4 metres higher than the chimney of the existing nursing home. It
would also be set on the higher ground to the north and west of the existing church,
although ground levels will be altered so that it will be set into the hillside. The footprint of
the building would increase by approximately 15%, however the floor area would increase
by 96% from 2,100 square metres to 4,126 square metres. This increase in floor area is
only incorporated by the significant increase in the size, height and mass of the proposed
building.
The overall spreading of bulk, mass and form of the building across the site would
increase the prominence of the built form and detract from the open character of this
Green Belt location, contrary to Policy GB4 of the Local Plan.
3. Effect on the Setting of the Listed Building
Advice in respect of the impact of proposals on the setting of a listed building is provided
by paragraphs 2.16 and 2.17 of PPG15: Planning and he Historic Environment, which
state ‘the setting of individual listed buildings very often owes its character to the harmony
produced by a particular grouping of buildings (not necessarily all of great individual merit
and to the quality of spaces created between them’ and continues ‘a high or bulky building
might also affect the setting of a listed building some distance away, or alter the views of
an historic skyline’ and concludes ‘In some cases, setting can only be defined by historical
assessment of a building’s surroundings’.
A Conservation Policy Statement has been prepared on behalf of the applicants by a
qualified conservation architect and chartered surveyor.
The document identifies the listed building and describes the history of its association with
the attached Hall and its occupation by the Hawke and Hammond families until the
removal of the Hall in the 1960s. There are brief descriptions of the interior and exterior of
the church and reference to its significance with both the Hall and the Park.
The applicant notes that the existing home is located within 10m of the Church and
suggests that the former has a significant negative impact on the Church and its setting.
The applicant therefore argues that the new building, would be located 35m from the west
gable of the church and that it would no longer ‘wrap around’ the Church. This, it is
concluded, will significantly improve the setting of the Church and allows for increased
views.
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