Listed Building Consent for Centenary Hall, Penzance - How to Express Support

Introduction 

This post explains how users of Centenary Hall (Chapel St. Penzance) and members of the public can express support for planning permission (technically -  Listed Building Consent) for improvements to Centenary Hall which is a Grade II listed building.  

Chapel St Creative CIO (the CIO) has recently submitted an application (PA24/07663) and it will be decided based upon national planning policy, comments from statutory consultees and comments from members of the public.  

This post explains how to file an online comment on Cornwall Council's planning portal and what comments are ‘material’ (are counted) in the decision making process.   

Centenary Hall.  

Centenary Hall (Chapel St, Penzance) was purchased from the Methodist Church by Chapel St Creative CIO on 29 Feb 2024 with funds raised by the community and grants from the Government’s Community Ownership Fund, Penzance Council and Architectural Heritage Fund.  A total of £375,377 has been raised and spent buying the building and undertaking priority repairs and electrical system upgrades.  

Centenary Hall (Main Hall)

Reason for the Application.  

The CIO intends to seek grant fundings for more extensive improvements to the building but these require 'listed building consent' from Cornwall Council. Potential grant funders need to be reassured that the necessary permissions exist where projects involve work on heritage buildings.

The Application.  

The CIO’s application for Listed Building Consent was accepted by Cornwall Council on 18 Oct and is likely to be decided later in November.  You can view the application and supporting documents by visiting Cornwall Council’s online planning register here  https://www.cornwall.gov.uk/planning-and-building-control/planning-applications/online-planning-register/ .   Search for the application using reference PA24/07663.

How to Comment.  

To file a comment you first have to register with Cornwall Council (see link in planning portal when you try and make a comment).

Having already registered you can file a comment.  Your personal details will automatically fill many of the boxes of the online form.

Click on  ‘Comments’ tab

Click on ‘Make a Comment ‘

Complete authentication (enter code sent to your mobile phone)

Select 'Commentor Type'  (select ‘Member of the Public’)

Stance:  select “Support”

Reason: select ‘Residential Amenity’ (the form requires a box to be ticked)

Add you comments in the text box (best prepared in Word and cut and pasted into box).

 Material Planning Considerations.  

For comments to count they have to relate to ‘material planning concerns .  For this application the following are ‘material’ considerations:

• Creation/improvement of community facilities.
• Provision of accessibility improvements (accessible WCs and wheel chair platform lift).
• Energy efficiency and reducing carbon footprint by installing renewable energy installations.
• Economic sustainability of businesses/community charities etc
• Protection of heritage assets, especially listed buildings (preventing changes or removing later additions).
• Impact on the Penzance Conservation Area.

Decision Making.  

Cornwall Council, as the Planning Authority, has to weigh the benefits of the proposed works against any harm to the heritage building and the Penzance Conservation Area.  Public support for the planned works (the improvements) means they weigh heavier in the scales in the assessment process and reduce the risk of a refusal. 

Changes Proposed in the Application.

 This application seeks approval for changes to achieve the follow:

• Expanded use of the Main Hall on the first floor by making it suitable for performances and events by providing pull-down concertina seating for 100 people. 
• Installation of accessible WCs (1st floor and ground floor) removing a significant limitation on usage.
• Improved 1st floor accessibility by providing a wheel chair platform lift.
• Reduced energy costs and CO2 footprint through a major pv panel and battery installation.  

Example comments: 

I support this application for the following reasons:  (quote your preferred reasons below – the list of reasons below are examples, use your words and experience of the building).   

Centenary Hall would make an excellent venue for community events and there is a  shortage of such locations in Penzance that are affordable and properly equipped.

Our group uses the Hall and would benefit from being able to mount fund raising events in the Hall.

The toilets are rather basic and there is currently no accessible toilet.  This is not acceptable in a community venue.

The lack of accessible toilets and a platform lift to the first floor (Main Hall) prevents my group using the Hall on a regular basis because we have to exclude those who are wheelchair bound.

Centenary Hall can be very chilly in the winter and solar electricity can help reduce the cost of heating while helping the environment by reducing CO2 emissions.

A solar pv installation will help keep running costs down whilst helping the environment by reducing the building's carbon footprint.

Reducing this buildings negative impact on the environment by installing pv panels is commendable.

The solar installation will help support this important community venue and be good for the environment.  The rooftop solar panels will be largely screened from view by surrounding buildings.

It is good to see listed buildings being provided with solar panels.  We need to avoid placing panels on agricultural land. 

This application removes some poorly constructed and unsightly 20th century stud walls which detract from this heritage building. 

Pension Credit - Is it worth claiming/How to claim

   Approximately 800,000 people over pension age who are eligible to claim Pension Credit don’t claim.  The restriction on payment of Winter Fuel Allowance to Pension Credit claimants only has drawn attention to the under-claiming of Pension Credit. Claiming Pension credit is much simpler  than most DWP benefits and the DWP allow other family members to make the claims on the claimant's behalf.  There is a presumption that the claimant is likely to be eligible for some help - very different for the experience of claiming other DWP benefits.

Example 1.  Single older pensioner.  Retired pre Apr 2016.  Receiving lower state retirement pension of £169.50/week.  In good health (no disablement benefits),  Rent £127/week.  Council tax £38/week (Band C). Capital/savings £15,000

Income threshold for payment of Pension Credit (single person) £218.15 (after housing costs and Council Tax)

Entitlement calculation:  £218.15 less income £169.50 =   £48.65 /week Pension  Credit

Adjustment for savings above £10,000    =  minus £20 /week

Entitlement:   Pension Credit £28.65/week  + 100% Housing Benefit + 100% Council Tax relief + Winter Fuel Payment + Cold Weather Payments.

The level of income is equivalent to a working age person earning £24,300 a year (assuming standard tax code and 5% pension contribution). Assumptions - standard tax code, 5% pension contribution, no student loan repayments

Example 2. Older pensioner couple.  Retired pre Apr 2016.  Income £271.05/week comprising one lower state retirement pension of £169.50/week and one pension. of £101.55 based upon spouses contribution (married women's NIC opt out). Both in good health (no disablement benefits),  Rent £127/week.  Council tax £38/week (Band C). Capital/savings £9,000.

Entitlement calculation:  £333.95 less income £271.05 =   £62.90week Pension Credit

Adjustment for savings above £10,000  =  nil  (below limit)

Entitlement:   Pension Credit £62.90/week  + 100% Housing Benefit + 100% Council Tax relief + Winter Fuel Payment + Cold Weather Payments.

The level of income is equivalent to a working age couple earning a total of £35,500 (50%  each) or £39,200 if the couple has just one person in paid employment. Assumptions - standard tax code, 5% pension contribution, no student loan repayments

General Points 

.There is no upper limit on savings for Pension Credit, more saving/investments  just reduces the benefit award.  Payment of maximum Housing Benefit is automatic once entitled to Pension Credit (£1 awartd is sufficient).  Pensioners on Pension Credit are entitled to 100% relief on Council Tax.

Disability payments (PIP, DLA and Attendance Allowance) do not count as income and may entitle the claimant to the severe disability increment of £81/week.

Claims can be made by telephone - see link below.  Be sure to have the listed information available 

The above examples are simple and for demonstration purposes.  Every applicants situation will be differant.  

See link for call centre numbers and information required to complete a claim.

https://www.gov.uk/pension-credit/how-to-claim

Coinagehall Development - How to Support this Important Development

 

Above - how the revised proposal will appear (CGI image)

Introduction 

The Coinagehall site is currently one of Penzance’s premier eyesores. It has been an eyesore for 20+ years and has defied private sector development attempts (at least 3 times) due to the complexity of the site and marginal economics

Cornwall Council is now trying to develop the site using its in-house developer Treveth.  The project is supported by £3.6 million of Govt. funding from the Penzance Future High Street Fund so that its  scope embraces improvements to the surrounding public spaces including St Antony Gardens and the area outside the Dolphin and Dock Inns.

The planning application was withdrawn initially because of objections to the proposed café in the Gardens and the loss of too many of the man-made features (walls and arches). There were also concerns about the height of the building and its impact of the setting of St Mary’s Church.

The plans were revised following public consultation, especially the changes to the Gardens,  The café was removed and certain features of the Gardens retained.  Some changes were also made to the top floor of Block D (the main block) to reduce its impact when viewed from the Church. 

At the Planning Meeting on the 29 Apr there was a split whether to approve it (5 votes for and 5 against).  The Chair cast his vote against the development causing refusal of the application but then the Committee decided to defer a decision until after they had completed a site visit.  The application will now be decided at the 28th May meeting of the Committee. .

Planning decisions for large projects are compromises and public opinion weighs in the scales.  Currently there are 15 comments supporting the application, 244 against and 8 neutral.

As with all planning application those against are more highly motivated to record objections whereas those in favour just hope it will happen.  Hoping for the right outcome is not a strategy for achieving the right out come .

Reasons for supporting this project:

Below are reasons for supporting this project::

-  The site is in desperate need of regeneration.  It is blot on the townscape and has been for at least two decades.

-  This proposal delivers much needed homes for rent by local people and there is an acute shortage of rented homes in Penzance  - both affordable rent and market rent homes.

-  Allocation of rental properties to local people has been guaranteed by the applicant (unusual)..  .

-  The homes are built to high standard.  They meet national recommended standards for floor space and the construction is highly energy efficient meaning low running costs..

-  There are 11 affordable homes (30% of the 36 homes).  The developer is not using national 'Vacant Building Credit' to limit the affordable obligation as a private developer would. .

-  Nobody else is going spend money improving the public realm around the site.  Public realm improvements are much needed (it is not very pedestrian friendly of a place to linger and enjoy the view out over Mounts Bay. .

-  The improvements to the Gardens help tie together the new development, Jubilee Pool and the end of Penzance Promenade into one enjoyable pedestrian friendly area.

-  The site deserves a large iconic building.  A large building also hides the unattractive rear of Quay St and the  Coinagehall Vean block of flats in the centre of the site..

-  This proposal increases the ecology of the site because St Antony Gdns currently has a lot of tarmac and gravel surfaces (over 50%).

- The Gardens in their current form do not work well and are not used much.  Being surrounded by walls it is not easy to include the Gardens in any route through the area.

-  No alternative private developer would want to avoid creating luxury homes on this site.  No private sector developer would want to prioritize permanent rental homes or avoid the opportunity to minimise the affordable homes obligation by using Vacant Building Credit..

-  The demolition of the Pz Gallery (ex car showrooms) has caused a lot of resentment and negativity towards redevelopment because it was a popular site for public events but the 90 year old building has no economic future and is a blight on the landscape for many.

How to Record Support.

Login in to Cornwall Council’s Planning Website  -  you have to register first to file a comment

https://www.cornwall.gov.uk/planning-and-building-control/planning-applications/online-planning-register/

Login to planning application PA23/08659 (enter reference in search box)

Click  on ‘comments’

Click on ‘public comments’

Follow the guidance and enter your comment (can draft in Word and cut and paste if writing a lot) Be sure to select the ‘Support Box’.. You are commenting as 'Member of the public'.  As a supporter you do not need to check any of the 3 reasons for objecting.

Start text with:

 I support this revised planning application.

Follow this with your preferred reasons using your own words  - the words below care just suggestions but they are “material planning considerations”).  Add anything else you wabnt to say.

 I support this development because.....

-          -  The development provides much needed rental homes of local people.  Penzance has a rental housing crisis.

-        -    The development improves the public spaces in this area which are grim and neglected at present

-          -  The site has long been an eyesore and needs redevelopment.

-          -  I support removal of the café and / I regret the loss of the café but .......support this application

-         -   I do not consider that this development has a significant impact on the Conservation Area.  Every generation is entitled to add quality buildings to the built environment as past generation have.. 

-       -      The proposals make gardens more accessible and inviting.

-        -    This development provides a lot of social benefits are well as space for businesses.

View from the Promenade (CGI)

Further Information. 

Open the ‘Design & Access Statement Part 1’  and also Part 2 (see ‘documents’ section in the online application for additional drawings and documents..

If you don't support this application you will find guidance online for material planning reasons to object.