Friends of Christ Church Longcross commissioned a detailed review by a senior architect with over 25 years working on complex heritage projects (Dip Arch MA DiplCons (AA) RIBA).
In summary, the review found:
1. The work that has been undertaken has resulted in the complete loss of the historic interior detailing and substantial harm to the heritage asset*.
2. With regards to the windows, the materials listed in the planning application for the original permission are “timber and metal”. As the existing frames have been replaced with plastic uPVC this is not in accordance with the consented plans and thus is unauthorised work.
3. The introduction of the floor plates which have separated the lancet windows into two parts with a significant blank rendered section is not in accordance with the consented plans and thus is unauthorised work.
4. The loss of significant parts of the stained-glass windows across the building, and the encapsulation of windows within secondary glazing, are not included in the original listed building consent and thus is unauthorised work.
It is also noted that the stone hood mouldings to the windows have not been repaired but been painted. It is not known if the paint is suitable to let the stone breath as no details have been provided.
Retrospective Planning Application RU.23/1639
The retrospective planning application seeks consent for the unauthorised works regarding item 3 – the introduction of the floor plates and significant separation of the windows.
The review comments:
“The retrospective application is vaguely worded but does include revised elevations showing this change. However, the application is not accompanied with a suitable heritage assessment and does not provide Runnymede officers with sufficient information to consider the impact of the development on the designated heritage asset as per clause 205 of the NPPF. Our assessment is that the changes to the windows have led to a high level of less than substantial harm as described in clause 208 of the NPPF and that this retrospective application should be refused.”
Call for Enforcement Action
RU.23/1639 does not include retrospective consent for the use of plastic uPVC, loss of stained glass or new glass with planted on glazing bars.
The review comments that:
“The unauthorised works should be subject to enforcement action under section 38 of the Listed Building Act where works to a listed building in England have been carried out without listed building consent.”
Call for Statutory Consultation with Historic England and The Victorian Society
The review comments that:
“It is therefore apparent that notice should have been given to Historic England as ‘relevant works’ are noted within Direction 21 as comprising works for the alteration of any principal building which comprise or include the demolition of a principal external wall of the principal building and commemorative object works. Here it should be noted that commemorative objects are described as ‘a statue, monument, memorial or plaque that are, or are part of, a listed building’. As well as the stained glass windows which should be considered a commemorative object there were also numerous memorial plaques within the Church which have been removed as part of the works. It is not known where these plaques are now as there is no detail on this in the original application.
We strongly request that relevant bodies, namely Historic England and The Victorian Society are consulted in accordance with Direction 2021.”
The full detailed review and heritage objection to RU.23/1639 has been submitted to the Runnymede Borough Council planning department.
Friends of Christ Church Longcross will continue to keep you updated.
fochristchurchlongcross@gmail.com
*as can be seen in the marketing photographs listed on estate agent’s website