LIsted Building/Conservation Area Constent - Limekiln

[ChrisP]

Hi

We have a Grade ii listed lime kiln and we live in a conservation area, and would like to build a straw bale potting shed on top. This would be in way of two existing breeze block and glass structures - which are pretty hideous in their current form - the new structure would not exceed the dimensions of the current building footprints. We also have some rather dreadful glass house/breeze block structures on the side of the kiln (see photo at http://www.geograph.org.uk/photo/673408 or in the attachment if I can get it to play ). On the far side of the kiln, near the boat - is another entrance to the kiln which has an ugly brick wall blocking it, which can't be seen in the photo.

My question is whether any one has found any mileage with planning in negotiating for what you want (i.e the straw bale structure) in return for improving (enhancing) the structure by removing the hideous appendages, allowing the entire kiln to be seen from the road. With its living roof and ability to blend into the background it is my belief that the new structure would enhance the kiln, particularly with the removal of the 'hideous' additions.

The new structure would not be used for living purposes, but would be treated as a summer house/potting shed - the top of the kiln is deceptively large by the way, with the current foot print of the sheds being approx 10 metres by 4m. They also would not be seen from the road as they are set well back. Or should I just do what every one else does in Cornwall which is build the thing wait for the compaint and then retrospective it - this seems to happen A LOT along this road - but that just makes me uncomfortable - but then so do inflexible planning/conservation officers...

Appreciate any experiences with such things,

Regards

Chris

 

[Nemesis]

We have a Grade ii listed lime kiln and we live in a conservation area, and would like to build a straw bale potting shed on top. This would be in way of two existing breeze block and glass structures - which are pretty hideous in their current form - the new structure would not exceed the dimensions of the current building footprints. We also have some rather dreadful glass house/breeze block structures on the side of the kiln (see photo at http://www.geograph.org.uk/photo/673408 or in the attachment if I can get it to play ). On the far side of the kiln, near the boat - is another entrance to the kiln which has an ugly brick wall blocking it, which can't be seen in the photo.

My question is whether any one has found any mileage with planning in negotiating for what you want (i.e the straw bale structure) in return for improving (enhancing) the structure by removing the hideous appendages, allowing the entire kiln to be seen from the road. With its living roof and ability to blend into the background it is my belief that the new structure would enhance the kiln, particularly with the removal of the 'hideous' additions.

The new structure would not be used for living purposes, but would be treated as a summer house/potting shed - the top of the kiln is deceptively large by the way, with the current foot print of the sheds being approx 10 metres by 4m. They also would not be seen from the road as they are set well back. Or should I just do what every one else does in Cornwall which is build the thing wait for the compaint and then retrospective it - this seems to happen A LOT along this road - but that just makes me uncomfortable - but then so do inflexible planning/conservation officers...

Appreciate any experiences with such things,

Regards

Chris

Well, having posted this here means it's not a secret, and of course retrospective consent may not be given...

As this is a listed structure. I would suggest that the only person who can give you any firm guidance on what may or may not be acceptable will be the Conservation Officer. LBC is on a building by building basis. Clearing away the garbage would certainly enhance the structure, but bear in mind as attached to a listed building you will need listed building consent for demolition (and conservation area consent may also be required) even if nothing replaces what you demolish.

Planning Officers and Conservation Officers are working within the law and national and local planning policies and guidance such as PPG15 and Annexe C and the latest from EH:

http://www.english-heritage.org.uk/server/show/nav.9181

which can be flexible up to a point, but there are limits to the elasticity.

 

[ChrisP]

Yup - I'm aware that posting here is in the 'public domain' and it won't be 'secret'- I'd already come to the conclusion that if we are going to do this we need the appropriate consents in place. Many get away with it around here - I can bet that we would not!

I guess what I am looking for are advice on best tactics from anyone who has successfully applied for work on structures with similar constraints, and how they have convinced the conservation and planning officer that it is about enhancement rather than detriment.

By the way its amazing how difficult it is to find lime to repair a lime kiln!!

C.

 

[Nemesis]

What type of lime are you looking for and what are you going to do with it? Where have you tried?

With regard to the question about convincing the CO - as those CO's who post on here will I am sure tell you, formulate an outline of what you want to achieve and make an honest approach to the CO for an informal discussion is usually the best policy, when you will probably be given some guidance as to what may or may not be acceptable. The CO may have some suggestions to make. No two situations are alike, and although removal of the crud may be an enhancement, putting something in its place may or may not be considered appropriate. If replacement is considered OK, then the nature of that replacement will require careful consideration by both you and the local authority, bearing in mind a number of issues which will include national and local policies.

 

[MdB]

By the way its amazing how difficult it is to find lime to repair a lime kiln!!

Jewsons do lime hydrate. They can also get hold of NHL (once you have explained what it is) but I doubt it would be fresh.
Hydrate and NHL available from here: http://www.cornishlime.co.uk/, http://www.mikewye.co.uk/. There may be others in the SW (would be interested to know if you any).

 

[Ian Bond]

It's a 64 mile or so round trip to Mike Wye, lime and everything connected with it supplier at Buckland Filleigh in Devon.

Or they'll deliver.

I used to do twice that distance to get my lime putty, before I found one nearer who'd deliver for a reasonable price.

Good look with the Lime Kiln project, I agree that doing it above board is the right way to go, and your concerns about this approach are understandable.

 

[Nemesis]

Repair, using lime, is something worth discussing with the CO also. It may not need LBC, but best ensure it's all OK too.

 

[Ian Bond]

Almost halfway between the Cornish lime supplier and Mike Wye!

Mike Wye's just a couple of miles further away - typical.

Get the kiln going again and become a supplier yourself :lol: