27 Canon Street is a detached Victorian property within the Cherry Orchard Special
Character Area of the Shrewsbury Conservation Area. The property is of red brick
and slate construction and is covered by an Article 4(2) Direction along with the
rest of Canon Street and the majority of Cherry Orchard. This removes permitted
development rights for various forms of development including alterations to
windows on elevations fronting a highway.
Cherry Orchard is a notable conservation area situated in Shrewsbury, Shropshire, England. Renowned for its striking Victorian architecture and quintessential character, the area has been designated for its special architectural and historic interest, with efforts focused on preserving and enhancing its unique charm.
The conservation area encompasses a variety of historic buildings, including mid-19th-century red brick terraces like those found on New Street. These structures have largely retained their original features, contributing significantly to the area's historic ambiance.
In addition to its architectural heritage, Cherry Orchard offers access to natural spaces such as the Castle Walk Countryside Site. This area provides scenic paths along the River Severn, connecting Cherry Orchard to neighboring districts like Castlefields via the Castle Walk footbridge.
To maintain the area's historic integrity, certain properties within Cherry Orchard are subject to Article 4 directions. These regulations restrict specific developments and alterations, ensuring that changes align with the conservation objectives and preserve the area's distinctive character.
Overall, Cherry Orchard stands as a testament to Shrewsbury's rich architectural and cultural heritage, offering both residents and visitors a glimpse into the town's historic past.
Alterations to residential properties in the Conservatioj Area are acceptable in principle providing they meet the relevant criteria of Shropshire Core Strategy Policy CS6: Sustainable Design and Development Principles. This policy states that development should be of high quality, appropriate in pattern and design taking account of local context and
character, and should also safeguard residential and local amenity.
As the application site is within a designated Conservation Area, and covered by
an Article 4(2) Direction, proposals also need to meet core strategy policy CS17
and SAMDev policies MD2 and MD13 in order to protect, enhance or restore
Shropshire’s heritage assets and avoid harm to their significance and setting.
In legislative terms, under Section 72 of the Planning (Listed Buildings and
Conservation Areas) Act 1990 the local authority has a general duty with regard to
Conservation Areas in the exercise of planning functions where ‘special’ attention
shall be paid to the desirability of preserving or enhancing the character and
appearance of the Conservation Area.
The National Planning Policy Framework requires proposals affecting heritage
assets to have regard to any harm caused to their significance. Where a proposal
would lead to less than substantial harm to the asset, this harm should be weighed
against the public benefits of it, including securing its optimum viable use. The
NPPF also sets out that great weight should be given to the conservation of
heritage assets including conservation areas.
The extensions would be sited at the rear of the dwelling, having no impact on the character and appearance of the street scene. SC Conservation raise no objection to the proposal. On the basis of the above, the proposal is not considered to adversely impact visual amenities of the locality and would not result in harm to the character and appearance of the
Conservation Area.
Loft conversion with dormer - Amendments are noted to reduce the size of the
previously L-shaped dormer and only include the box dormer on the rear roof
slope, as recommended on the previous application. Although this feature is quite
large it is located to the rear roof slope and matching materials are proposed,
therefore there is no concern with the rear dormer window in terms of its impact on
the character and appearance on the area as it would not be highly visible from the
street. On this basis, the application would comply with Core Strategy Policies CS6
and CS17, as well as SAMDev Policies MD2 and MD13.
Single storey side and rear extensions - There are no habitable windows in the side
elevations of No 27 Canon Street. The extensions are single storey in nature and
positioned to the rear of the dwelling. It is therefore considered that no harm will be
caused to the neighbouring amenity and there will be no loss of light, privacy nor
will they create an overbearing impact to the surrounding amenity.
Loft conversion with dormer – The proposed dormer to the rear elevation has been
reduced and is now one projecting box dormer, rather than the previously L-shaped
dormer as originally proposed. It is considered to be more sympathetic and has
addressed the previous imbalance where the original proposal was far more
impactful. The materials are hanging slate that will match the existing roof tiles.
The works were judged to be in scale and character with the original building and of
no demonstrable harm in terms of visual impact. No significant harm is considered
to arise to the neighbouring resident’s amenity and the application therefore
accords with the principal determining criteria of the relevant development plan
policies including CS6 and MD2 and approval was recommended subject to
conditios.
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