#30 Pump House Close: Consultation stage

The objection to the original scheme can be broadly grouped into two main categories: (1) legal and procedural issues, and (2) the impact on neighbouring properties.

A recurring criticism was the lack of consultation with neighbours prior to the submission of the original application. This revised approach addresses that issue directly: this page outlines the updated proposal and includes a comment form at the bottom of the page, allowing neighbours to provide feedback ahead of the formal submission.

Listed Building Consent

It has been suggested that Listed Building Consent (LBC) should be required, given the proximity of the Listed Building and to ensure that the proposed development is subject to the same level of scrutiny as the original. This is a valid and considered observation. However, the Council, in its Planning Officer’s Report, has clearly stated that “No. 30 is not a Listed Building,” and that the application “does not require Listed Building Consent or consultation with Historic England.” 

This does not imply that the Grade II Listed Building and its setting are being overlooked. On the contrary, previous applications have been refused specifically on the grounds of non-compliance with policies designed to protect heritage assets.

Historic England clarifies that “The law provides that buildings and other structures that pre-date July 1948 and are within the curtilage of a listed building are to be treated as part of the listed building.” (1) In this case, although No. 30 lies within the curtilage of the Grade II Listed Building, it was constructed post-1948 and therefore does not meet both criteria necessary to be considered part of the listed building. Consequently, Listed Building Consent is not required.

However, Historic England also states that “Planning permission for works to a building within the setting of a listed building will need to take account of the contribution that building makes to the heritage significance of the listed building.” This is further outlined in their guidance on managing the setting of heritage assets (2).

In conclusion, where non-listed buildings fall within the curtilage of a listed building, their impact is considered through consultation with the Conservation Team as part of the standard planning process. This ensures appropriate protection of heritage assets without necessitating Listed Building Consent.

To support this process, a Heritage Statement will be submitted alongside the proposal to provide a detailed assessment of the potential impact on the significance and setting of the listed building.

(1) See Historic England Advise Note 10

(2) See Historic Environment Good Practice Advice in Planning Note 3 

Covenant in Title Deed

Some concerns referenced the clause in the title deed (First Schedule, Clause 1.1.4.4), which states that the parking space must be used only for one private motor vehicle, not for commercial use. This is correct—and indeed reflects the current status of the garage as non-habitable space. This is precisely why a Change of Use is being sought as part of this application.

Precedents (Change of use)

It’s worth noting that similar changes of use have already been approved within the same estate, including at No. 21 (ref. 18/AP/1821) and No. 16 (ref. 13/AP/0236), setting a clear precedent for this type of proposal.

 Height, Bulk, and Impact over neighbours

The most frequently raised objection concerned the excessive height and bulk of the original proposal—not only in relation to the setting of the Listed Building, but also in terms of its broader impact on neighbouring properties and the overall quality of life for local residents.

Key concerns included loss of privacy, overlooking, reduced light and outlook, and a general sense of overbearing or encroachment. These are all entirely valid and sensitive matters.

The revised scheme has addressed these issues by maintaining the existing height of the building, while reshaping the roof to optimise internal space without increasing visual mass. Additionally, the internal layout has been redesigned to better meet the needs of the family—without compromising the amenity of neighbouring homes.