Item No. 4(b)

Site: St Michael-on-the-Mount Church Christ Hospital Terrace Lincoln Lincolnshire LN2 1LY

Application No: 2009/0236/LBC

Target Date: 10/06/2009

Agent: Mr Richard Jones

Applicant: Mr Jeremy Green

Development: Conversion of former church to three residential units by construction of a separate structure within the existing building and associated alterations, removal of existing internal modern alterations, and creation of drive and access to three parking spaces within the grounds of the former church. (LISTED BUILDING CONSENT) (Revised Drawings)

Background St Michael-on-the-Mount is a former church situated on Christ Hospital Terrace in the heart of the historic hillside of the City and the City of Lincoln Cathedral & City Centre Conservation area No. 1. It is a grade II listed building occupying a prominent position when viewed in the context of the Medieval Bishops’ Palace and the Cathedral. It was declared redundant by the Diocese of Lincoln in 1998 and has had a subsequent use as an art workshop for De Montfort University when it occupied the adjacent former Blue Coat School on the north side of Christ Hospital Terrace. The application for Listed Building Consent, which is accompanied by an associated application for planning permission, proposes to subdivide the building into three residential units, each with a dedicated entrance with the grounds being largely retained as a communal garden. . Site visit Undertaken on several occasions, most recently on 14 January 2010. Issues

Planning policy

Effect on the listed building

Effect on the setting of adjacent listed buildings and scheduled monuments.

(Issues of residential amenity are dealt with in the accompanying application for planning permission)

Policies Referred to PPG15 – Planning and the Historic Environment is the principal policy guidance for this application and it states that, “generally the best way to secure the upkeep of historic buildings and areas is to keep them in active use. For the great majority this must mean economically viable uses if they are to survive, and new, and even continuing, uses will necessitate some degree of adaptation.” (para. 3.8) It goes on to say that “judging the best use is one of the most important and sensitive assessments that local planning authorities and other bodies involved in conservation have to make” and that “it requires balancing the economic viability of possible uses against the effect of any changes they entail in the special architectural and historic interest of the building or area in question.” (para. 3.9) PPG15 also states that the optimum viable use may not necessarily be the most profitable use. PPG15 further establishes that “in judging the effect of any alteration or extension it is essential to have assessed the elements that make up the special interest of the building in question. They may comprise not only visual features……but the spaces and layout of the building.” (para. 3.12) Responses Mr Robert Dorrian

St Michaels Lodge Christs Hospital Terrace Lincoln Lincolnshire LN2 1LY

Objection

Mr & Mrs M A Taylor

2 Ventnor Terrace Lincoln Lincolnshire LN2 1LZ

Objection

Gillian Henson Ventnor Lodge Danesgate

Lincoln Lincolnshire LN2 1ND

Objection

Lucinda Williams Ventnor House

4 Ventnor Terrace Lincoln Lincolnshire LN2 1LZ

Objection

Mr & Mrs S.Withoft

3 Ventnor Terrace Lincoln Lincolnshire LN2 1LZ

Objection

Mr Ian Sackree Lincoln College

Monks Road Lincolnshire LN2 5HQ

Objection

Lincoln Civic Trust

St Mary`s Guildhall 385 High Street Lincoln LN5 7RY

Comments

Victorian Society 1 Priory Gardens

Bedford Park London W41 TT

Objection

English Heritage East Midlands Region

44 Derngate Northampton NN1 1HU

Objection

Consultations Consultations were carried out in accordance with the Statement of Community Involvement, adopted June 2006. The application has been the subject of two rounds of consultation as revised details were sought and submitted during the course of the application. Responses have been received from English Heritage and the Victorian Society to both versions of the proposals and also from neighbours to the site in the houses on Ventnor Terrace to the immediate south and also from St Michael’s Lodge to the immediate west of the site. In addition the vice principal at Lincoln College has also made representations – Lincoln College occupying the former Blue Coat School on Christ Hospital Terrace as its College of Art and Design. English Heritage objects to the applications, recommending refusal, because it does not consider that the subdivision of the building into three residential units is acceptable stating that “the impact of these works would be to erode and damage the special interest of the interior and the exterior and it has not been demonstrated that such proposals are essential to secure the long-term preservation of the building.” The Victorian Society also objects to the proposal, appreciating that a new use needs to be found for the building, but advising that it considers that “the

majority of the fittings that Teulon designed for the church have been removed so the character of the building is the space and plan of the interior and its external appearance. The internal subdivision of the nave into three residential units will destroy the quality and appearance of this space.” The Society further states that it has “yet to be convinced that residential conversion is the only viable option and even if this is the case …..the handling of the interior requires far greater consideration in order to preserve the integrity of the nave.” The residents of the four houses at Ventnor Terrace, on the north side of Danesgate, share their northern boundary with the application site. Residents have objected to the proposals due to concerns about overlooking from the proposed conversion and from the garden and also their concerns about the practicalities of the use of the very steeply sloping area of proposed garden between the church and their rear boundary, which is marked by a 5 metre high retaining wall. The resident of St Michaels Lodge to the immediate west of the application site objects on the grounds that the conversion to three dwellings is too intensive a use for the building and the local area and would compromise the fabric and quality of the building. Finally the representation from Lincoln College expresses concern about extra vehicles using Christ’s Hospital Terrace and states that the College considers the proposal would be “extremely detrimental to our significant educational offer in this area.” Consideration The issue of Planning Policy and the issue of the effect of the proposal on the listed building are not issues which can reasonably be separated in the consideration of this application for Listed Building Consent – planning policy is clear that it expects local planning authorities to make this assessment. The building makes a significant contribution to the character and appearance of the area as well as being a very attractive and architecturally important structure in its own right. It is listed in recognition of these factors and in recognition of its architect, S S Teulon. Built as a church, it was sold by the Diocese in 1998 and the pulpit, pews, font, lectern and organ removed, although some internal fittings do remain, notably the organ case and pipes and dogleg staircase to vestry, two carved wooden angels mounted on the wall of the chancel, a carved wooden screen to a side chapel, and several memorials, two in the nave and a marble memorial tablet dedicated to William and Elizabeth Wilkinson, master and matron of the Bluecoat school, located in the vestry. There is also extensive stained glass in the windows which is to remain. All of these items re mentioned in the listing description. When the building was used by De Montfort University a central toilet block was added within the nave. Externally the building remains unaltered save for an incongruous central heating flue mounted externally at the eastern end of the building and various light fittings and an alarm box.

The applicant has submitted a Dilapidation Report which details those areas of the building in need of attention and whilst the list is not extensive and the building is in a reasonable state of repair, elements of the work will need attention in the very near future. The applicant has also provided valuation details from 2007 and also from August 2009 when the economic climate had changed significantly and as part of this assessment addressed the possible alternative uses for the building. The potential impact on the surrounding area of some of these alternative uses (restaurant, office) is assessed in the associated report for the planning application, but it is also apparent from the information provided, that the location of the building and the potential cost of conversion and adaptation to accommodate them, means that these uses are not likely to be viable. The proposal which is before the Local Planning Authority, to convert the building to three dwellings, has been developed by the architects for the scheme and has been undertaken with a full appreciation of the significance of the building. The subdivision is undertaken in such a way that there is minimum contact between the new structure and the existing fabric of the building, the design solution to be applied is effectively one of a free standing structure within the existing building envelope. The vertical subdivision of the nave into three units means that of necessity the party walls will abut the existing structure but no other parts of the conversion are supported by the existing structure. Each of the three residential units incorporates spaces which extend from the existing floor to the existing arch-braced crown post roof thereby allowing a full appreciation to be maintained of the internal height of the buildings and of the stained glass windows. Each residential unit will be provided over three floors and these horizontal subdivisions are designed to minimise the impact on those windows which will be affected. It should also be noted that all new internal partitions and floors terminate short of the external walls with a clear separation gap. Each residential unit will have its own entrance and the only external changes proposed to the building are the installation of conservation type rooflights, nine on the northern roof slope and three on the more prominent southern roof slope. The applicant originally proposed to subdivide the grounds, parts of which are scheduled as ancient monuments, the remained is of archaeological significance as well as important open space in the Conservation area and as a setting to the church itself, into three private gardens but has subsequently revised these proposals to prove a small area of private space for each dwelling immediately to the south of the building and then the remainder of the area around the building will form a communal garden. In this way the impact of the changes on the character and setting of the building and that of the conservation area will be minimised. Conclusion The conversion of a former church to three residential units is not the optimum use for the building in terms of the preservation of its internal space and plan form. The applicant has been required to assess alternative uses and has done so. He has been able to demonstrate that the alternative uses are not

viable for this building given its location and the fact that they would be likely to have a significantly greater impact on the surrounding residential property and the occupants of both the education facility. The detailed proposals which make up this application for Listed Building Consent have been carefully and sensitively developed and represent a viable future for the building and do so in a manner which will not significantly affect the existing fabric of the building or its significance in the area. The proposals therefore have addressed the requirements of national policy and are considered to be an appropriate response. Application negotiated either at pre-application or during process of application Negotiations at pre-application stage and also during the course of the application. Application Determined within Target Date No. Complex application requiring detailed discussion and negotiation to balance the needs of the building, the aspirations of the applicant, the concerns of the neighbors and the need to take account of all representations. Recommendation That Listed Building Consent is GRANTED conditionally. Conditions

detailed drawings of internal subdivision, floor and partitions abutting existing structure, conservation rooflights [need to look at amalgamating these] and flues

detailed schedule of works of repair to existing building

details of landscaping, particularly adjacent to the southern boundary of the site

details of maintenance proposals for communal garden areas

Archaeology.

Agreement for retention of internal artefacts – viz. memorials, carvings, screen, organ case, chapel screen, etc.

Report by: Head of Planning Services

Building Name:

Church Of St Michael On The Mount

Parish: Lincoln

District: Lincoln

County: Lincolnshire

Postcode:

LBS Number: 485942

Grade: II

Date Listed: 02 October 1969

Date Delisted:

National Grid Reference:

SK9769571685

Listing Text: LINCOLN SK9771NE CHRIST HOSPITAL TERRACE 1941-1/9/76 (South side) 02/10/69 Church of St Michael on the Mount GV II Church. 1855-56. By SS Teulon. Dressed stone and ashlar, with slate roofs. Geometrical style. PLAN: nave with north aisle, vestry, chancel with bell turret, south transept, south porch. EXTERIOR: chamfered plinth and eaves, coped gables, buttresses except on north side. Pointed arched windows. Nave, 4 bays, has four 2-light windows to south. West end has a traceried 5-light window with hoodmould. North aisle has three 2-light windows. Vestry has to north 3 round windows flanked by segmental pointed doorways. At each end, a 2-light window, that to east with an ogee head. Gabled stack at the corner. Chancel has a triple gabled polygonal apse with beast stops and spouts, and three 2-light windows. Above, a buttressed octagonal bell turret with spire and finial. Transept has to south a traceried 4-light window with roll moulded reveal and hoodmould. In each side, a single lancet. To east, a segmental pointed door and a side wall stack. South porch has a double filleted roll moulded doorway with double shafts and hoodmould. Above, an unglazed trefoil. In each side, a double lancet. Inside, stone seats and an arch braced common rafter roof, filleted roll moulded doorway with single shafts and hoodmould. INTERIOR: nave, rendered, has an arch braced crown post roof. North side has a 6 bay arcade to the raised north aisle, with small lancets in the 2 eastern arches. To east, a stairwell containing an elaborate organ case and a dogleg stair to the vestry. West window has stained glass, 1928. Chancel has filleted roll moulded arch with imposts, panelled

dado and reredos, sill band, and complex multi-gabled roof with arched principal rafters. Three C19 stained glass windows. South transept has a 2-bay arcade with quatrefoil central pier and double chamfered arches and C20 Perpendicular style screen. Roof similar to nave. C19 stained glass east window and Perpendicular style reredos, 1909, removed from St Paul in the Bail. FITTINGS include octagonal oak pulpit, octagonal panelled font and panelled benches, all C19. MEMORIALS include a marble and ashlar inscribed tablet with cornice, 1837-38, by Durance, to William and Elizabeth Wilkinson, master and matron of the Bluecoat school. Kneeling and standing supporters in Bluecoat School uniform. Medieval style brass in frame, with figure, 1856. Round headed brass war memorial, 1919. (Buildings of England : Lincolnshire: Pevsner N: Lincolnshire: London: 1989-: 499).

Existing Site Plan

Proposed Site Plan

Proposed Lower Ground Floor

Proposed Upper Ground Floor

Proposed First Floor

Proposed Roof Plan

Proposed South Elevation

Proposed West Elevation

Proposed North Elevation

Proposed East Elevation

Proposed and Existing Sections