Local residents have been invited to attend an appeal hearing this week regarding the demolition of a Victorian villa located within 'The Edge' conservation area.
A planning inspector has been appointed to hear the appeal against Cheshire East Council's refusal to grant consent for the demolition of Brampton House and full planning permission for the erection of a detached house.
The replacement dwelling, at 54 Trafford Road, would incorporate the existing façade.
Brampton House is a large detached Victorian villa, constructed prior to 1910, and set more than 40 metres from the road. It is located within a large plot on the eastern side of Trafford Road.
Permission was granted, subject to conditions, in February 2009 for alterations and extensions to Brampton House, this was later replaced with an amended design which was approved with conditions in November 2009.
The latest application, which sought Conservation Area Consent for the demolition of the existing house (reference 10/1768M), was registered by the Council in July 2010 and refused by members of the Northern Planning Committee on 29th September 2010. They refused the application on the grounds that the development fails to preserve the character of the Conservation Area.
Brampton House is not listed and does not appear on the Cheshire East List of Locally Important Buildings. The Conservation Officer noted that the property has a strong period character but that it becomes diluted towards the rear of the property. Whilst the Conservation Officer conceded that the finished visual appearance of the property from within the Conservation Area would not be significantly different due to the retention of the existing façade, he raised concerns that, if approved, this application could set a precedent for the demolition of other non-listed properties on the 'The Edge' that make a positive contribution to the Conservation Area.
Alderley Edge Parish Council objected to the application, stating "The loss of this fine Victorian mansion, which is recorded in the publication "The Villa's of Alderley Edge" would be regrettable.
"The proposal to retain the front façade is no more than a fig-leaf to demolition and replacement. The relocation of the chimneys and the filling in of the roof will completely alter the aspect negating any suggested benefits from retaining the façade. The alterations to the rear and the demolition of the old stable block add to the argument that this proposal will neither enhance nor improve the Conservation Area."
The Edge Association also recommended refusal because "the application site comprises one of the remaining Victorian Villas within the Conservation Area; the incorporation of the front façade, even if achieved successfully, offers no real compensation for the loss of the Villa; and to get permission for extensions and then decide it is easier to demolish and re-build the property is unacceptable."
However, the appellant states that the proposed development would not result in the loss of a significant feature within the conservation area and that its overall character and appearance would be preserved. They point out that a Heritage Statement was submitted in support of the proposals which concluded that whilst the facade of the existing dwelling is of architectural and historic merit, the rear of the building does not reflect the same quality.
The appellant's grounds for appeal also state that the additional accommodation proposed would be very similar in its scale, form and design to the extensions included within the earlier scheme, which has been permitted. Therefore they claim the Council has clearly conceded that the overall design and scale of the proposed replacement dwelling, which retains the existing façade, is acceptable.
The appellant feels "that the withholding of planning permission and Conservation Area consent has been driven purely by a fear that a precedent would be set." They argue this is not a reasonable ground for withholding planning permission because one of the fundamental planning principles is that each and every application for planning permission and conservation area consent must be dealt with on its individual merits.
They argue "It does not automatically follow that the grant of planning permission and conservation area consent for what is a sensitive and well devised scheme would weaken the Council's position when faced with proposals for demolishing other buildings of architectural and historic merit within the Borough's Conservation Areas."
The Planning Appeal Meeting is being held on Tuesday, 8th February, at 11am at Wilmslow Leisure Centre. Local residents have been invited to attend and can make comments if they wish.
The documents relating to planning application 10/1768M can be viewed on the Cheshire East Planning Portal.
