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for renovation, extension and change of use of the Market House, a protected structure (Ref Ref. NS19-127) from a residential house to 8 No. Age Friendly apartments (2 No. Two bedroom units, 5 No. One Bedroom units and 1 no. Studio Unit) and to provide a community garden in front garden of development the works will include: removal and demolition of all derelict structures to rear of main building which includes protected structure RPS Ref NS19-132 and rear boundary walls, removal of non-original internal partitions, stair and chimneys from main building, construction of new two storey extension to rear, no works to part basement, ancillary works to include paving, soft landscaping and railings to the front of site
Core Refusal Reason
The proposal was refused due to the negative impact on the character and setting of a protected structure, substandard residential amenity for future occupants, and the failure to provide active ground-floor uses in a town centre location.
Decision Maker's Conclusion
- The demolition of original outbuildings and the scale of the proposed extension would irrevocably damage the architectural character, fabric, and setting of the Market House, which is a protected structure.
- The development provides a substandard level of residential amenity due to inadequate private open space, insufficient storage provision, and mutual invasion of privacy between units.
- The exclusively residential nature of the proposal fails to provide active ground-floor uses, such as commercial or community functions, which is contrary to the 'Town Centre' zoning and strategic objectives for the Canal Quarter.